Spokane Valley, WA Mortgage Lender — Brad Patshkowski, HHL Group.

I'm Brad Patshkowski, a mortgage lender in Spokane Valley, WA with HHL Group, a Division of Canopy Mortgage, LLC. My office is at 1227 N Argonne Rd, Suite B, just north of I-90 at the Argonne exit. Twenty years of Spokane County loans, licensed in Washington and Idaho, priced direct — real numbers usually the same day.

Conventional, FHA, VA, jumbo, DSCR, and refinance, all underwritten in-house. That's the short version. The rest of this page is what I'd tell a friend who just moved to the Valley and asked "who should I use, and how do I know?"

Your lender options in Spokane Valley, compared honestly

Spokane Valley has just over 100,000 residents and more mortgage storefronts per mile than most cities its size — credit union branches on Sullivan and Mission, bank branches along Sprague, broker offices up and down Argonne, Pines, and Mullan. They are not interchangeable, and the difference isn't the sign on the door. It's who makes the credit decision, what they're allowed to sell you, and where your file physically goes after you apply.

Two honest notes on that table. First, credit unions are a real option here, not a straw man; if you have a long deposit relationship at STCU or Numerica, ask them for a Loan Estimate and put it next to mine — I'll tell you if theirs wins. Second, "in-house underwriting" matters more than people expect. When an underwriter has a question about a well on an Otis Orchards parcel or a two-year job history at one of the Valley's manufacturers, an in-house underwriter asks me and I answer that afternoon. A corporate center in another time zone turns that into a three-day round trip.

How to compare lenders — five questions, in writing

Whichever type you lean toward, talk to at least two. Then make them answer these on paper, not on the phone:

1. What's the APR and total cost, not just the rate? A rate an eighth lower that costs $8,000 in discount points is usually the worse deal unless you're staying a decade. Section A of the Loan Estimate is where the truth lives.
2. What's your lock policy if rates move before closing? Lock terms differ more than rates do.
3. Who underwrites the file — you, in-house, or a third party? This one predicts whether you close on time.
4. What's a realistic clear-to-close for my scenario? Not the marketing number — the number for a buyer like you, in this market, this month.
5. Who services the loan after closing? Some lenders sell servicing at funding and you'll never speak to them again.

Get every candidate's Loan Estimate for the same loan amount and program on the same day. That's the only comparison that means anything. Ask me for mine and I'll walk you through the other lender's line by line.

Price my Valley scenario→

What buying in the Valley actually looks like

The Valley isn't one market. Where you're shopping changes the loan I'd reach for first, and how fast the file needs to move.

Opportunity, Dishman, and the older grid between Sprague and Mission. Mid-century ramblers on real lots, close to the county's roughly $425,000 median. Conventional with 3–5% down or FHA with 3.5% down covers most of these comfortably; the choice usually comes down to credit score and how much monthly mortgage insurance you're willing to carry. Fully underwritten pre-approvals matter here because clean, updated ramblers under the median still draw multiple offers.

Greenacres, Veradale, and the Liberty Lake edge. Newer construction and larger floor plans, often above the county median. Still conforming territory — the 2026 limit is $832,750 — but this is where jumbo starts to appear on view lots and near the lake, and where builder-preferred-lender incentives show up. Bring me the builder's incentive sheet; sometimes it wins, sometimes the rate they buy down is quietly paid for elsewhere.

Ponderosa, Otis Orchards, Newman Lake, and the acreage north and east. Wells, septic, outbuildings, and sometimes shop-heavy properties. These files aren't harder, but they need a lender who's closed them before and knows which appraisal and inspection conditions to get ahead of. That's exactly where in-house underwriting earns its keep.

Investors. Small-multifamily and single-family rentals across the Valley pencil better than most of the West Coast, and DSCR loans qualify the property on its rent instead of your tax returns. Everything from a duplex off Broadway to a fourplex near Sullivan runs through those numbers.

VA buyers: Fairchild is on the other side of town, but the Valley has a large veteran population and I write VA loans here every month. Zero down, no monthly mortgage insurance, and typically the strongest pricing available — if you're eligible, VA is the first program I'll price.

Spokane Valley to Post Falls: one pre-approval, both states

Sullivan Road to the Idaho line is a ten-minute drive, and a large share of buyers who start in Greenacres or Liberty Lake end up looking at Post Falls too. I'm licensed in both states, so nothing about your financing changes when you cross. Loan limits are identical in Spokane and Kootenai counties for 2026: $832,750 conforming, $541,287 FHA. Property taxes are not — Spokane County runs about 1.01% effective, Kootenai about 0.6% — so I'll run the full monthly payment for the same price point on both sides and let you compare real numbers instead of impressions.

The office, and how working with me goes

1227 N Argonne Rd, Suite B, Spokane Valley, WA 99212. North of I-90 at the Argonne exit, near Mission Avenue. Call or text (509) 252-4000, or start with the assistant on this site and get estimated payment numbers for your scenario in a few minutes — nobody pulls your credit until you say so.

From there it's three steps: real numbers the same day; a fully underwritten pre-approval usually within 24 hours of your documents, the kind Valley listing agents treat as nearly cash; then you shop and I lock the rate, keep the file moving, and pick up the phone — including on a Saturday afternoon mid-showing in Liberty Lake. Because Canopy underwrites in-house, three-week closings are realistic when the deal calls for it.

Get my numbers→

If you're six months out and just want to know what's realistic on a Valley budget, that's the best time to talk. If you found the house on Pines this weekend and need a letter by Monday, that works too. Either way you'll get specifics, not a pitch.