Home Affordability in Mason County, WA
A typical home in Mason County is worth $458,604, up 0.1% year over year. The effective property tax rate is 0.75% of value, and the 2026 conforming loan limit here is $832,750 — borrow more than that and you need a jumbo loan.
Open the calculator for Mason County Free, instant, no signup
Assumes housing costs stay at 33% of gross income — the sustainable middle, not the maximum a lender would approve. A typical home in Mason County costs $458,604. Rates as of 5 September 2026; they move weekly and your quote will differ.
What each income buys here
| Household income | Conventional | VA | Zero-down CU | FHA |
|---|---|---|---|---|
| $75,000 | $322,000 | $266,000 | $243,000 | $260,000 |
| $100,000 | $441,000 | $364,000 | $333,000 | $355,000 |
| $125,000 | $559,000 | $462,000 | $423,000 | $451,000 |
| $150,000 | $678,000 | $560,000 | $513,000 | $547,000 |
| $200,000 | $916,000 | $756,000 | $693,000 | $738,000 |
Conventional assumes 20% down. VA and credit-union 100% financing assume zero down with the funding fee financed into the loan; FHA assumes 3.5% down with mortgage insurance for the life of the loan. All hold housing at 33% of gross income and cap total debt at the program’s underwriting limit.
Towns in Mason County
| Town | Typical home | Year over year | Income needed | |
|---|---|---|---|---|
| Shelton | $430,027 | -0.1% | $98,000 | Details |
| Belfair | $488,770 | -0.2% | $110,000 | Details |
| Grapeview | $634,351 | +1.9% | $141,000 | Details |
| Allyn | $543,982 | -0.4% | $122,000 | Details |
| Tahuya | $444,032 | +1% | $101,000 | Details |
| Union | $523,111 | +0.2% | $117,000 | Details |
| Hoodsport | $352,795 | -1.1% | $82,000 | Details |
| Lilliwaup | $367,599 | +0.1% | $85,000 | Details |
The cheapest places in the county are Hoodsport ($353K), Lilliwaup ($368K), Shelton ($430K).
How the zero-down math actually works
Putting nothing down does not simply move the down payment to zero — it costs you twice. Zero-down programs price above conventional, and they finance a funding fee into the balance, so you start out owing more than the house cost. In Mason County that difference is worth roughly $165K of purchasing power at a $150,000 income.
The exception is the VA loan. If anyone on the loan is Active Duty, Reserve, or a Veteran, it prices below conventional and charges no mortgage insurance — and the funding fee is waived entirely with any VA disability rating. It is almost always the cheapest zero-down option, and it is worth about $47K more house than a credit-union 100% loan here.