South Hillsboro and Bethany New Construction Loans: Builder Buydowns, HOA Dues and Taxes — Basalt & Byline
Updated October 2026
A builder incentive in Reed's Crossing, South Hillsboro, Bethany or Beaverton can reduce early payments without lowering the home's long-term carrying cost. Compare the purchase price, permanent note rate, temporary subsidy, HOA obligations and completed-home taxes as one package before deciding which promotion is strongest.
Separate temporary buydowns from permanent pricing
A temporary buydown subsidizes payments for a defined period; it does not permanently change the note rate. Qualification generally uses the full note-rate payment, not the introductory payment. Ask the lender to show each payment stage and explain what happens to unused subsidy funds if the loan ends early.
Permanent discount points work differently: they purchase a lower rate for the loan's remaining term. Compare the upfront cost with monthly savings and your likely ownership period. Request equivalent Loan Estimates with and without the builder's preferred-lender incentive, using guidance from the Consumer Financial Protection Bureau.
Use today's rates as a comparison starting point, then obtain pricing for the same loan type, lock period and points. A promotional headline without those details is not a complete comparison.
Build a Washington County closing and escrow budget
Washington County has Oregon's only state-grandfathered county real estate transfer tax: $1 per $1,000 of taxable consideration. On a taxable $700,000 transfer, that is $700 before allocating responsibility under the contract. Confirm exemptions and allocation with escrow.
New construction can also add exception value under Measure 50. The usual 3% annual MAV growth limitation does not prevent an increase for a newly completed house. Review the principles through the Oregon Department of Revenue and avoid budgeting from a land-only tax bill.
Include master-association and neighborhood HOA dues, transfer charges and any disclosed assessments in the closing cost estimator. Ask which charges recur and which are collected only at closing.
Check jurisdiction and financing ceilings
The 2026 one-unit conforming limit is $832,750 across Oregon. Washington County's FHA ceiling is higher than the $541,287 floor because it is within the Portland-Vancouver-Hillsboro metro.
High earners should also distinguish Metro Supportive Housing Services taxes from Multnomah County Preschool for All taxes. A Washington County address is not automatically subject to Multnomah's resident tax, but work location and income sourcing can matter. Metro boundaries are a separate question.
Basalt & Byline can compare offers using the permanent mortgage payment, realistic taxes and recurring association costs rather than the first-year promotional payment alone.
Compare Current Mortgage Rates
Compare current APRs, points, fees, and estimated monthly payments from participating lenders below.
Loan Program Comparison: 2026 Benchmarks
South Hillsboro and Bethany New Construction Loans: Builder Buydowns, HOA Dues and Taxes — Choose a mortgage by comparing eligibility, upfront cash and total monthly costs, not the advertised rate alone. Conventional, FHA, VA and USDA serve different borrowers. Confirm county limits, taxes, insurance and lender requirements before comparing personalized Loan Estimates for your household.
Historical 2025 one-unit comparison: conforming $832,750; FHA floor $541,287. County and unit-count limits can differ.
| Loan program | Down payment / equity | 2026 one-unit baseline | Costs and page-specific comparison |
|---|---|---|---|
| Conventional | 3%–5% subject to eligibility | $832,750 | PMI generally below 20% down |
| FHA | 3.5% at 580+; 10% at 500–579 | $541,287 floor | 1.75% upfront MIP; 0.55% annual for >95% LTV, base loan ≤$726,200, term >15 years |
| VA | 0% for eligible borrowers | No VA limit with full entitlement | No monthly PMI; funding fee unless exempt |
| USDA | 0% for eligible borrowers | Income, address and repayment eligibility | Guarantee and annual fees; confirm current schedule |
| Jumbo | Lender-specific cash and reserves | Above applicable conforming limit | Lender-specific pricing and insurance |
| Home Equity / Refinance | Equity and underwriting dependent | Property and lender dependent | Compare closing costs, term and break-even |
Sources: FHFA limits; HUD FHA limits.
Editorial Methodology & Primary Sources
Verification date: Not recorded; check the primary source and lender timestamp before relying on an estimate.
Rate comparisons use participating lender feeds, not a whole-market survey or guaranteed offers. Freddie Mac PMMS is a market benchmark, not a personalized quote. Calculator models rely on published regulatory formulas and disclosed assumptions rather than fabricated first-person loan testing.
Monthly principal and interest use the amortization formula P × r / (1 − (1 + r)−n), where r is the monthly note rate and n is the number of payments; at zero interest use P / n. PITI adds monthly property taxes and homeowners insurance; PMI is separate. APR includes applicable finance charges under Regulation Z and is not the note rate used for payments. Compare lender Loan Estimates for actual APR and fees.
- Consumer Financial Protection Bureau (CFPB) — Loan Estimates, APR and borrower disclosures; Regulation Z.
- U.S. Department of Housing and Urban Development (HUD / FHA) — FHA program guidance.
- U.S. Department of Veterans Affairs (VA) — VA loan eligibility and benefits.
- Freddie Mac Primary Mortgage Market Survey (PMMS) — published rate benchmarks.
- U.S. Census state tax collections — state property tax benchmarks; confirm parcel-specific assessments and exemptions with the state revenue department and local assessor.
- Oregon Housing and Community Services — state housing finance and property tax authority.
- Oregon Department of Revenue — state housing finance and property tax authority.
The payment snapshot uses illustrative annual taxes of 1% of home price, $1,200 insurance and 0.5% PMI below 20% down, not verified local quotes. Other calculators disclose their inputs and assumptions. Published guidance and lender feeds may change independently; confirm current program rules, taxes and offers before a decision.