Civic Intelligence

Homesight

EIN 94-3117253 • 501(c)3 • Seattle, WA

View Organization Page

Profile

Homesight creates affordable homeownership opportunities through its homebuyer education and lending, and real estate development programs. These programs primarily serve low and moderate income, first-time homebuyers in seattle, king, pierce, and snohomish counties. Homesight is a community development financial institution, certified by the us department of treasury, and is a washington state licensed consumer loan company

5117 Rainier Ave SSeattle, WA 98118

homesightwa.org

Siviq Scores

Precomputed percentiles relative to similar nonprofits. These scores are descriptive rather than judgmental.

Liabilities / Assets

50th percentile

0.25x

Higher debt load relative to assets than 50% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Liabilities / Revenue

87th percentile

2.34x

Higher debt load relative to revenue than 87% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Net Margin

87th percentile

42%

Higher net margin than 87% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Source year 2024

Top Officer Pay

Score unavailable

No value available

No filing with officer rows is available for this organization yet.

Asset Growth

35th percentile

2.2%

Faster asset growth than 35% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Revenue Growth

22nd percentile

-5.1%

Faster revenue growth than 22% of similar nonprofits.

501(c)3 • $50M-$100M nonprofits • Annualized from 2023 to 2024

Balance Sheet
Liabilities / Assets50th percentile

Assets

Up

$67,898,831

Up $1,444,229 (+2.2%) from 2023

Liabilities

Up

$16,783,972

Up $2,695,569 (+19%) from 2023

Net Assets

Down

$51,114,859

Down $1,251,340 (-2.4%) from 2023

Operations
Liabilities / Revenue87th percentileNet Margin87th percentile

Revenue

Down

$7,158,682

Down $385,398 (-5.1%) from 2023

Expenses

Down

$4,146,837

Down $1,867,923 (-31%) from 2023

Net Income

Up

$3,011,845

Up $1,482,525 (+97%) from 2023

Trend Graphs

Balance Sheet Trend

Asset Growth35th percentile

Grouped bars show assets, liabilities, and net assets across loaded filings.

$80M$60M$40M$20M$0Assets 2010: $51,833,117Liabilities 2010: $31,858,674Net Assets 2010: $19,974,4432010Assets 2011: $47,921,651Liabilities 2011: $30,893,318Net Assets 2011: $17,028,3332011Assets 2012: $43,445,779Liabilities 2012: $23,937,139Net Assets 2012: $19,508,6402012Assets 2013: $34,153,066Liabilities 2013: $13,505,298Net Assets 2013: $20,647,7682013Assets 2014: $28,959,896Liabilities 2014: $4,249,650Net Assets 2014: $24,710,2462014Assets 2015: $29,845,661Liabilities 2015: $3,407,939Net Assets 2015: $26,437,7222015Assets 2016: $36,617,163Liabilities 2016: $4,126,852Net Assets 2016: $32,490,3112016Assets 2017: $41,134,653Liabilities 2017: $4,263,487Net Assets 2017: $36,871,1662017Assets 2018: $45,659,164Liabilities 2018: $3,933,426Net Assets 2018: $41,725,7382018Assets 2019: $52,166,168Liabilities 2019: $8,982,989Net Assets 2019: $43,183,1792019Assets 2020: $68,176,389Liabilities 2020: $19,117,201Net Assets 2020: $49,059,1882020Assets 2021: $62,181,156Liabilities 2021: $12,341,544Net Assets 2021: $49,839,6122021Assets 2022: $62,310,741Liabilities 2022: $11,473,862Net Assets 2022: $50,836,8792022Assets 2023: $66,454,602Liabilities 2023: $14,088,403Net Assets 2023: $52,366,1992023Assets 2024: $67,898,831Liabilities 2024: $16,783,972Net Assets 2024: $51,114,8592024

Highlighted filing

2024

Assets$67,898,831
Liabilities$16,783,972
Net Assets$51,114,859
Open 2024 Filing

Operations Trend

Revenue Growth22nd percentile

Revenue, expenses, and net income by year, with the latest filing highlighted.

$15M$10M$5.0M$0Expenses 2010: $2,547,1582010Expenses 2011: $6,008,9802011Expenses 2012: $3,299,9342012Revenue 2013: $4,271,822Expenses 2013: $2,974,660Net Income 2013: $1,297,1622013Revenue 2014: $7,105,023Expenses 2014: $3,029,622Net Income 2014: $4,075,4012014Revenue 2015: $5,341,856Expenses 2015: $3,596,164Net Income 2015: $1,745,6922015Revenue 2016: $10,382,642Expenses 2016: $4,329,938Net Income 2016: $6,052,7042016Revenue 2017: $10,589,590Expenses 2017: $6,184,341Net Income 2017: $4,405,2492017Revenue 2018: $11,078,348Expenses 2018: $6,221,132Net Income 2018: $4,857,2162018Revenue 2019: $7,056,206Expenses 2019: $5,598,765Net Income 2019: $1,457,4412019Revenue 2020: $11,460,706Expenses 2020: $5,584,697Net Income 2020: $5,876,0092020Revenue 2021: $6,802,889Expenses 2021: $6,022,868Net Income 2021: $780,0212021Revenue 2022: $8,981,658Expenses 2022: $7,984,391Net Income 2022: $997,2672022Revenue 2023: $7,544,080Expenses 2023: $6,014,760Net Income 2023: $1,529,3202023Revenue 2024: $7,158,682Expenses 2024: $4,146,837Net Income 2024: $3,011,8452024

Highlighted filing

2024

Revenue$7,158,682
Expenses$4,146,837
Net Income$3,011,845
Open 2024 Filing

Filings

Most recent year

2024 • Form 990Facts available. Structured filing facts are available, but richer extracted sections are limited.

Open filing
Assets
$67,898,831
Liabilities
$16,783,972
Net assets
$51,114,859
Revenue
$7,158,682
Expenses
$4,146,837
Net income
$3,011,845
Balance SheetOperations
YearAssetsLiabilitiesNet AssetsRevenueExpensesNet Income
2024Facts available. Structured filing facts are available, but richer extracted sections are limited.$67.9$16.8$51.1$7.16$4.15$3.01
2023Detailed filing. Detailed filing data is available for this year.$66.5$14.1$52.4$7.54$6.01$1.53
2022Detailed filing. Detailed filing data is available for this year.$62.3$11.5$50.8$8.98$7.98$1.00
2021Detailed filing. Detailed filing data is available for this year.$62.2$12.3$49.8$6.80$6.02$0.78
2020Detailed filing. Detailed filing data is available for this year.$68.2$19.1$49.1$11.5$5.58$5.88
2019Detailed filing. Detailed filing data is available for this year.$52.2$8.98$43.2$7.06$5.60$1.46
2018Detailed filing. Detailed filing data is available for this year.$45.7$3.93$41.7$11.1$6.22$4.86
2017Detailed filing. Detailed filing data is available for this year.$41.1$4.26$36.9$10.6$6.18$4.41
2016Detailed filing. Detailed filing data is available for this year.$36.6$4.13$32.5$10.4$4.33$6.05
2015Detailed filing. Detailed filing data is available for this year.$29.8$3.41$26.4$5.34$3.60$1.75
2014Detailed filing. Detailed filing data is available for this year.$29.0$4.25$24.7$7.11$3.03$4.08
2013Detailed filing. Detailed filing data is available for this year.$34.2$13.5$20.6$4.27$2.97$1.30
2012Facts available. Structured filing facts are available, but richer extracted sections are limited.$43.4$23.9$19.5$3.30
2011Facts available. Structured filing facts are available, but richer extracted sections are limited.$47.9$30.9$17.0$6.01
2010Facts available. Structured filing facts are available, but richer extracted sections are limited.$51.8$31.9$20.0$2.55
Latest Filing Detail
Jump To
Filing Snapshot
Filing Period
Jan 1, 2024 to Dec 31, 2024
Signed
Nov 12, 2025
Return Version
2024v5.2
Gross Receipts
$7,158,682
Mission and Program Overview

Mission

Homesight creates affordable homeownership opportunities through its homebuyer education and lending, and real estate development programs. These programs primarily serve low and moderate income, first-time homebuyers in seattle, king, pierce, and snohomish counties. Homesight is a community development financial institution, certified by the us department of treasury, and is a washington state licensed consumer loan company

Promoting social and economic equity to preserve and enhance economically and culturally diverse communities through affordable homeownership, business development, and community advocacy.

Balance Sheet Detail
LineBeginningEndChange
Assets
Investments Program Related$37,038,750$36,190,302▼ $848,448
Savings and Temporary Cash Investments$11,411,160$11,260,184▼ $150,976
Other Notes and Loans Receivable, Net-$6,959,433-
Cash and Non-Interest-Bearing Accounts$3,703,478$6,125,605▲ $2,422,127
Pledges and Grants Receivable$328,177--
Land, Buildings, and Equipment, Net$261,160$241,759▼ $19,401
Accounts Receivable$458,495$189,169▼ $269,326
Investments Other Securities$37,400$130,000▲ $92,600
Receivables From Officers Etc$104,974$95,000▼ $9,974
Prepaid Expenses and Deferred Charges$28,015$28,758▲ $743
Total Assets$66,454,602$67,898,831▲ $1,444,229
Other Assets Total$13,082,993$6,678,621▼ $6,404,372
Liabilities
Deferred Revenue$7,631,588$8,587,259▲ $955,671
Mortgage Notes Payable Secured by Investment Property$5,711,005$7,587,428▲ $1,876,423
Accounts Payable and Accrued Expenses$393,567$400,973▲ $7,406
Other Liabilities$287,388$206,437▼ $80,951
Escrow Account Liability$64,855$1,875▼ $62,980
Total Liabilities$14,088,403$16,783,972▲ $2,695,569
Net Assets / Fund Balance
Net Assets With Donor Restrictions$25,495,829$29,697,831▲ $4,202,002
Net Assets Without Donor Restrictions$26,870,370$21,417,028▼ $5,453,342
Total Net Assets Fund Balance$52,366,199$51,114,859▼ $1,251,340
Total Liabilities and Net Assets / Fund Balance$66,454,602$67,898,831▲ $1,444,229

Asset Categories

AssetBook ValueDepreciationBasis
Buildings$127,826$261,034$388,860
Equipment$8,953$287,181$296,134
Leasehold Improvements$-20$194,620$194,600
Land$105,000-$105,000
Investment Program Related Org$36,190,302--
Other Assets Org$6,513,786--
Compensation and Service Providers
Top Officer PayScore unavailable

Employees

NameTitleFull / Part TimeBaseOtherTotal
Darryl SmithExecutive DirectorPT$196,866$31,249$228,115
Tammie AndersDirector of FinancePT$131,848$21,957$153,805
Sekai SenwosretDirector of Resource DevelopmentPT$128,136$24,287$152,423
Seung KimPortfolio DirectorFT$120,169$17,237$137,406
Uche OkezieReal Estate DevelopmentFT$107,474$19,294$126,768
Moussa SambDirector of Lending PartnershipFT$100,091$18,072$118,163

Board Members and Trustees

NameTitle
Terry MillerPast President
Francine JohnsonPresident
Juan CottoVice President (thru 09/24)
Cristina Alvarez RuizBoard Member
Jonathan PerezBoard Member
Katrina FreeburgBoard Member
Mickey RossBoard Member
Nadine MorganBoard Member
Nicole Bascomb-greenBoard Member
Rebecca BryantBoard Member
Steve WilliamsBoard Member
Anna PorkalobBoard Member (thru 06/24)
Tayla MillerSecretary
Herman TamTreasurer
Revenue and Support

Revenue Composition

Contributions and Grants
$4,422,503
Program Service Revenue
$2,416,420
Investment Income
$300,561
Other Revenue
$19,198
All Other Contributions
$1,653,925
Change in Net Assets
$3,011,845
Expenses and Functional Allocation

Major Expense Lines

Line ItemAmount
Salaries, Compensation, and Employee Benefits$3,354,593
Other Expenses$787,244
Total Fundraising Expense$168,091
Grants and Similar Amounts Paid$5,000
Professional Fundraising Fees$0

Functional Expense Allocation

Line ItemProgramManagementFundraisingTotal
Other Salaries and Wages$1,317,328$985,701$135,982$2,439,011
Other Employee Benefits$233,630$131,290$17,003$381,923
Payroll Taxes$143,959$95,508$12,640$252,107
Current Officers, Directors, Trustees, and Key Employees$182,492$45,623-$228,115
Occupancy$106,422$40,950-$147,372
Interest$128,134--$128,134
Travel$37,164$62,314-$99,478
Fees for Services Accounting$25,578$34,949-$60,527
Pension Plan Contributions$32,688$18,370$2,379$53,437
Fees for Services Other$19,871$27,152-$47,023
Information Technology$19,634$26,828-$46,462
Fees for Services Legal$16,751$22,888-$39,639
Depreciation Depletion$7,859$4,977-$12,836
Other Expenses$11,200$32,747$25$11,200
Grants to Domestic Orgs$5,000--$5,000
All Other Expenses$-260,302$1,085-$-259,217
Total Functional Expenses$2,335,559$1,643,187$168,091$4,146,837
Fundraising, Events, and Gaming
Fundraising activities
No
Gaming activities
No
Professional fundraiser used
No

Fundraising and Gaming Totals

Line ItemAmount
Professional Fundraising Fees$0
Political and Lobbying Activity
Political campaign activity
No
Lobbying activity
No
Subject to proxy tax
No
Insider Transactions and Loans

Loans and Receivables

Line ItemBeginningEndChange
Receivables from Officers, Directors, Trustees, and Key Employees$104,974$95,000▼ $9,974
Debt and Bond Financing

Other Reported Liabilities

LiabilityAmount
Operating Lease Liability$106,896
Other Liabilities$92,041
Fhlb / Homestart Forgivable Loan$7,500
Governance and Compliance

Governance Checklist

Compiled or reviewed by an accountant
No
Annual disclosure for covered persons
Yes
Audit committee
Yes
Business relationship with 35% controlled entity
No
Business relationship with family members
No
Business relationship with organization members
No
Material changes to governing documents
No
Compensation from other sources disclosed
No
CEO compensation reviewed
Yes
Other officer compensation reviewed
No
Conflict-of-interest policy
Yes
Audited financial statements prepared
Yes
Key decisions subject to board approval
No
Management duties delegated
No

Governance Explanations

Form 990, Part VI, Section B, Line 11B

“The draft form 990 is provided to all members of the finance committee for review prior to filing. If timing allows, questions may be raised at a committee meeting prior to filing if not, the cfo is available to answer any and all questions.”

Form 990, Part VI, Section B, Line 12C

“The organization maintains a strict conflict of interest policy requiring board members with a potential interest in any contract to fully disclose the nature and facts of their interest to the board. Any director with a conflict must recuse themselves from all related discussions and votes, except to explain the relevant details of their interest. Approval of such contracts is only permitted by an absolute majority of disinterested directors present, and neither employees nor their immediate family members may serve on the board of directors.”

Form 990, Part VI, Section B, Line 15A

“The executive director compensation package is reviewed and approved by the board of directors.”

Form 990, Part VI, Section C, Line 19

“The organization makes its governing documents, conflict of interest policy, and financial statements available upon request. The organization creates an annual impact report.”

Filing and Contact Details

Filer

Filer Name
Homesight
EIN
94-3117253
Phone
2067604227
Address
5117 RAINIER AVE S, SEATTLE, WA 98118

Signing Officer

Name
Darryl Smith
Title
Executive Director
Phone
2067604227
Signed
2025-11-12
Discuss with paid preparer
Yes

Organization Details

Principal Officer
Darryl Smith
Formed
1990
Legal Domicile
Wa
Voting Board Members
12
Independent Board Members
11
Employees
51
Volunteers
18

Preparer

Firm
Clark Nuber Ps
Address
555 110TH AVE NE SUITE 700, BELLEVUE, WA 98004
Preparer
Megan R Ryan
Phone
4254544919
Supplemental Narrative

Additional Explanations

FORM 990, PART I, LINE 6:

“Uncompensated board members volunteer their time.”

Form 990, Part III, Line 3

“The community development and real estate development programs have been moved under the operations of homesight community development.”

FORM 990, PART XI, LINE 9:

“Transfers to related organization -1,830,497. Return of prior year grant -605,528.”

Financial Statement Notes

PART IV, LINE 2B:

“Homesight acts as fiscal agent for local organizations on an ongoing basis.”

Raw XML AppendixShowing 400 of 744 raw XML fields

This appendix keeps the raw XML leaves available for debugging and edge-case review. The human report above is the primary experience.

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IRS990/ActivityOrMissionDesc0PROMOTING SOCIAL AND ECONOMIC EQUITY TO PRESERVE AND ENHANCE ECONOMICALLY AND CULTURALLY DIVERSE COMMUNITIES THROUGH AFFORDABLE HOMEOWNERSHIP, BUSINESS DEVELOPMENT, AND COMMUNITY ADVOCACY.
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IRS990/Desc0HOMEBUYER SERVICES & LENDING: HOMESIGHT'S HOMEBUYER EDUCATION AND COUNSELING PROGRAMS SERVE NEARLY 350 HOUSEHOLDS ANNUALLY, INCLUDING NEW AND EXISTING CUSTOMERS. IN 2024, OF THESE CUSTOMERS, 94% WERE AT OR BELOW 80% PERCENT OF THE AREA MEDIAN INCOME. HOMESIGHT'S MISSION IS TO SERVE PRIMARILY MODERATE-INCOME FAMILIES WISHING TO PURCHASE THEIR FIRST HOME, BUT AS A HUD-CERTIFIED HOUSING COUNSELING ONE-ON-ONE AGENCY, IT CANNOT DISCRIMINATE BASED ON INCOME. ITS HOMEBUYER PROGRAM CONSISTS OF COUNSELING AND NO-COST CLASSES ON ACHIEVING THE DREAM OF HOMEOWNERSHIP, OR AN ONLINE BUYER EDUCATION CURRICULUM FOR A NOMINAL FEE.HOMESIGHT DEVELOPED ITS REVOLVING LOAN FUND IN 1991 TO ADDRESS THE GROWING GAP BETWEEN FAMILY INCOMES AND HOME PRICES. IT OFFERS PURCHASE ASSISTANCE LOANS FUNDED BY PUBLIC AND PRIVATE INVESTMENTS TO PACKAGE HIGHLY COMPETITIVE AMORTIZING OR DEFERRED SECOND LOANS AND DEFERRED THIRD LOANS FOR LOW- AND MODERATE-INCOME HOMEBUYERS. THIS STRUCTURE ALLOWS HOMESIGHT TO MINIMIZE OR ELIMINATE THE REQUIREMENT FOR FHA OR PRIVATE MORTGAGE INSURANCE FOR ITS CUSTOMERS THEREBY INCREASING THE BUYING POWER OF LOW- AND MODERATE-INCOME FIRST-TIME HOMEBUYERS. HOMESIGHT IS A "CORRESPONDENT" 1ST MORTGAGE LENDER TO THE WASHINGTON STATE HOUSING FINANCE COMMISSION, A LOCAL COMMUNITY BANK, AND A NEIGHBORWORKS AMERICA PARTNER. IN 2024, HOMESIGHT ORIGINATED OVER $9.5 MILLION IN 1ST MORTGAGE LOANS WITH ITS CAPITAL PRIMARILY FOR SUBSEQUENT SALE TO THESE LENDERS. THROUGH THESE CHANNELS HOMESIGHT PROVIDES QUALITY, LOW-INTEREST DOWN-PAYMENT OPTIONS AND MORE FLEXIBLE CASE-BY-CASE UNDERWRITING THAT ALLOWS MANY MORTGAGE-ELIGIBLE CUSTOMERS TO ACCESS CREDIT THAT WOULD NOT BE AVAILABLE TO THEM OTHERWISE. IN 2020, HOMESIGHT WAS APPROVED BY THE US DEPARTMENT OF TREASURY - CDFI FUND TO EXPAND THE TARGET MARKET TO AFRICAN AMERICANS (AA) IN KING, PIERCE, AND SNOHOMISH COUNTIES. SINCE THIS ADDITION, HOMESIGHT HAS FOUGHT AGAINST REDLINING AND GENTRIFICATION OF AA'S IN THE SEATTLE AREA BY INTRODUCING LENDING PROGRAMS SUCH AS THE SAM SMITH HI NEIGHBOR HOMEOWNERSHIP FUND (SSHNHF) AND THE SOCIAL JUSTICE (SJ) DPA PROGRAM. THE SSHNHF HELPS AA'S BETWEEN 80-120% AREA MEDIAN INCOME, PURCHASE HOMES ACROSS WASHINGTON STATE BY OFFERING DOWN PAYMENT ASSISTANCE UP TO $20,000 AT 3% DEFERRED FOR 30 YEARS. HOMESIGHT HAS PARTNERED WITH WINDERMERE, US BANK, AND NAREB TO PIONEER THIS INNOVATIVE PROGRAM. AS HOUSING PRICES CONTINUE TO SKYROCKET AND INTEREST RATES CREEP UP, HOMESIGHT HAS MADE IT A MISSION TO SUPPORT BIPOC COMMUNITIES. HOMESIGHT IS SUPPORTING BIPOC FIRST TIME HOME BUYERS BY OFFERING THE SOCIAL JUSTICE DPA PROGRAM. THE PROGRAM INCLUDES $10,000 DEFERRED DOWN PAYMENT ASSISTANCE AT 0% FOR 30 YEARS. THE $3 MILLION SJ DPA FUND WILL HELP 300 BIPOC FAMILIES PURCHASE HOMES IN WASHINGTON STATE. IN 2021, HOMESIGHT LAUNCHED A COUPLE OF DIFFERENT MORTGAGE LOAN PROGRAMS TO FURTHER SUPPORT BIPOC COMMUNITIES. HOMESIGHT NOW OFFERS A VISTA (ITIN) LOAN PROGRAM AND A SHARIA COMPLIANT LOAN PROGRAM. THE VISTA LOAN IS AIMED AT HELPING THOSE WITHOUT TRADITIONAL SOCIAL SECURITY NUMBERS PURCHASE HOMES. THE VISTA LOAN PROGRAM ONLY REQUIRES A 5% DOWN PAYMENT BY THE BORROWER. THIS IS MUCH FRIENDLIER THAN THE OTHER ITIN PROGRAMS AROUND WHICH REQUIRE 10% TO 30% DOWN. HOMESIGHT WAS ALSO APPROVED BY THE WASHINGTON STATE HOUSING FINANCE COMMISSION TO FUND AND SELL SHARIA COMPLIANT FIRST MORTGAGES. THERE IS A LARGE ISLAMIC POPULATION IN SEATTLE THAT NEEDS SUPPORT IN PURCHASING FIRST HOMES. HOMESIGHT WAS EXCLUSIVELY APPROVED BY THE WSHFC TO OFFER THESE LOANS. HOMESIGHT PARTNERED WITH IJARA CDC TO OFFER THIS INNOVATIVE, INTEREST FREE, AND SHARIA COMPLIANT LOANS. TOGETHER WITH OUR PARTNERS WE HOPE TO MAKE A DIFFERENCE FOR FIRST-TIME HOMEBUYERS IN THIS HOUSING MARKET IN WASHINGTON STATE.
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IRS990/MissionDesc0HOMESIGHT CREATES AFFORDABLE HOMEOWNERSHIP OPPORTUNITIES THROUGH ITS HOMEBUYER EDUCATION AND LENDING PROGRAMS. THESE PROGRAMS PRIMARILY SERVE LOW AND MODERATE INCOME, FIRSTTIME HOMEBUYERS IN SEATTLE, KING, PIERCE, AND SNOHOMISH COUNTIES, AND SUPPORT LOCAL BUSINESSES. HOMESIGHT IS A COMMUNITY DEVELOPMENT FINANCIAL INSTITUTION, CERTIFIED BY THE US DEPARTMENT OF TREASURY, AND IS A WASHINGTON STATE LICENSED CONSUMER LOAN COMPANY PROVIDING MORTGAGE LOANS STATEWIDE.
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