Thinking about hopping across the Columbia for more home and neighborhood options, but unsure how financing changes once you cross into Washington? You are not alone. Portland buyers often hit new rules, taxes, and closing steps when shopping in Vancouver. In this guide, you will learn the key differences, how to line up the right lender and agent, what to expect at closing, and where to find down payment help. Let’s dive in.
Taxes and one-time costs
Transfer tax at closing
- Washington charges a Real Estate Excise Tax on sales that is paid at closing and must be satisfied before recording. State rates are graduated by price bracket, and local add-ons may apply. Review the current structure on the Washington Department of Revenue’s page for real estate excise tax. See Washington’s REET overview.
- Oregon does not have a statewide real estate transfer tax. Most Portland transactions do not include a state transfer tax. A historic local exception exists in Washington County.
Property taxes
- Oregon uses a capped assessed value system (Measure 50) that can make year-over-year growth more predictable for long-time owners. Newer purchases are often assessed closer to market.
- Washington, including Clark County, assesses near market value, then applies state and local levy limits and voted levies. Rates differ by levy code and district. You can review how Clark County calculates and applies levies on the assessor’s site. Check Clark County property tax guidance.
Income tax and residency
- Oregon taxes personal income if you remain an Oregon resident, even if you buy in Vancouver and commute. Moving your primary residence to Washington changes your state income tax picture, but you should consider the full financial impact before switching residency.
- Washington does not have a personal income tax. The state does apply a capital-gains excise tax to certain long-term capital gains, though most real estate sales are generally exempt under current rules. Review the latest details on the state site. Read about Washington’s capital-gains tax.
Financing across state lines
Choose a Washington-licensed lender
You can get a mortgage for a Vancouver home even if you live in Oregon. Your lender and the loan originator must be licensed to originate loans on Washington property. Many banks and mortgage brokers operate in both states, but confirm Washington authorization early. Verify lender and originator licensing requirements.
Work with a Washington-licensed buyer’s agent
To be represented on a purchase in Vancouver, your agent must hold a Washington license. Many local pros are dual-licensed, which simplifies showings, offers, and closing. You can learn how out-of-state agents obtain WA credentials on the Department of Licensing site. See WA broker licensing by reciprocity.
Appraisal, underwriting, and local comps
Expect your lender to order a new appraisal using Vancouver and Clark County comparables. Underwriting still follows federal and lender rules for income and debt, but property eligibility and local requirements follow Washington standards. Plan for normal lender fees, title and escrow charges, and prepaid items at closing.
Closing in Washington: what to expect
Seller disclosures and your rescission window
Washington requires a statutory seller disclosure for most residential sales. Buyers receive the completed disclosure and, in certain cases, have a short window to rescind after receipt. Review the statute for the framework and timelines. Explore RCW 64.06 seller disclosures.
REET must be paid before recording
Real Estate Excise Tax is generally a seller obligation in Washington, but if it is not paid the buyer can become liable. Recording will not occur until REET is satisfied, and Clark County processes both state and local portions. You can see local processing guidance here. Review Clark County REET processing.
Title, escrow, and who does what
Both states use title insurance and escrow. For a Vancouver purchase, a Clark County title and escrow team will typically coordinate the REET affidavit, prorations, and recording. Customs may differ from Multnomah County, so confirm who selects the closer, how fees are split, and expected timelines up front.
Down payment help and affordability tools
Clark County down payment assistance
Clark County relaunched a first-time buyer program that can pair with Washington State Housing Finance Commission first mortgages. Eligible buyers who meet income and purchase limits may access meaningful assistance. Funding is limited and program requirements apply. See the Clark County DPA announcement.
Pairing with state programs
Many Washington down payment assistance options pair with specific first mortgages and require buyer education and approved lenders. Ask participating lenders which products fit your budget and timeline.
Compare to Portland programs
If you are eligible for Portland or Multnomah programs, compare total out-of-pocket costs and timelines to Vancouver offerings. The Portland Housing Bureau publishes current programs, education resources, and guidelines. Explore Portland Housing Bureau programs.
Step-by-step checklist
- Get pre-approved with a Washington-licensed lender. Ask for written estimates that reflect Washington fees and a Clark County appraisal. Confirm licensing requirements.
- Hire a Washington-licensed buyer’s agent who knows Clark County contracts and closings. Understand WA licensing basics.
- Model taxes by address. Review Clark County property tax details and any voted levies affecting the area. Use Clark County’s property tax resources.
- Plan for Washington’s REET at closing. Clarify in your offer who pays what and how it impacts net proceeds and credits. Review Washington’s REET rules and local processing. See Clark County REET guidance.
- Check eligibility for down payment assistance. Compare Clark County and Washington options to Portland programs. Clark County DPA details and Portland Housing Bureau programs.
Ready to compare neighborhoods, run numbers, and build a winning plan for your move from Portland to Vancouver? Reach out to Peter Cutile for clear guidance, lender introductions, and smooth coordination across both sides of the river.
FAQs
Can I use my Portland lender for a Vancouver purchase?
- Yes, if the company and your loan originator are licensed to originate loans on Washington property. Always verify Washington licensing before you commit.
Who pays Washington’s Real Estate Excise Tax at closing?
- It is generally a seller obligation, but if it is not paid the buyer can become liable. REET must be paid before recording, so confirm responsibilities in your contract and closing statement.
Do I avoid Oregon income tax if I buy in Vancouver?
- Not if you remain an Oregon resident. Oregon taxes residents on their income. Changing residency to Washington alters your state income tax picture, so evaluate the full impact before you move.
Do I need a Washington-licensed agent to buy in Vancouver?
- Yes. Representation on a Washington purchase requires a Washington license. Many local agents hold dual licenses to simplify cross-border transactions.
Can Portland residents qualify for Washington down payment assistance?
- Often yes, if you will occupy the Vancouver home as your primary residence and meet program income and purchase limits. Check each program’s rules and funding availability.
