Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 98409 — Tacoma
The 98409 housing market is currently experiencing a period of recalibration, with median prices holding steady near $419,000 despite broader regional cooling. While inventory remains tight, the market is supported by consistent demand for affordable entry-level housing, though high management intensity and tenant-protective regulations continue to influence investor sentiment.
This ZIP is well-suited for first-time homebuyers, commuters seeking proximity to major highways, and investors who are prepared for the management intensity of a tenant-protective jurisdiction.
Median prices moved down 1.0% year over year.
Homes spend a median of 38 days on market with 3.2 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 5.8% · poverty 14.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 7.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 98409, Pierce County WA
Crime rates in the 98409 area are generally higher than the national average, reflecting urban challenges common to the broader Tacoma region.
Schools serving the 98409 area are part of the Tacoma Public Schools district, with performance ratings varying significantly across individual campuses.
The area faces standard Pacific Northwest risks, including potential for windstorms and localized flooding in low-lying areas, with insurance premiums reflecting regional seismic and weather exposure.
Economic momentum is driven by proximity to Tacoma's industrial and logistics hubs, with ongoing infill development and new construction projects adding to the local housing stock.
Property taxes are assessed by Pierce County based on local millage rates, which include levies for schools, city services, and special utility districts.
Residents benefit from direct access to Interstate 5 and State Route 16, providing efficient transit corridors to downtown Tacoma and employment centers in the South Sound.
The area features access to local parks such as Wapato Park, which offers trails and lakefront amenities, alongside proximity to shopping and dining districts along the South Tacoma Way corridor.
The rental market is characterized by high demand and moderate vacancy pressure, with a significant presence of individual investors and a regulatory environment that is highly protective of tenants.
The local economy is anchored by logistics, healthcare, and manufacturing sectors, with significant employment opportunities provided by the nearby Port of Tacoma and regional medical centers.
The area is served by Pierce Transit bus routes and provides convenient access to the Sounder commuter rail via nearby stations in Tacoma.
Development planning focuses on transit-oriented growth and the revitalization of the South Tacoma Way commercial corridor.
The Pierce County Assessor-Treasurer manages property valuations, with assessments conducted annually to reflect market value changes.
Parcels are subject to various special districts, including Tacoma Public Schools, Pierce County fire districts, and local utility service areas.
Property insurance markets in the region are stable but sensitive to wildfire and seismic risk factors, leading to moderate premium adjustments.
Data retrieved from data.census.gov ZCTA-level tables.
A large public park featuring a lake, walking trails, and recreational facilities.
A historic commercial corridor with a variety of local businesses, restaurants, and services.
Deterministic aggregate of 1 researched property in this ZIP (latest reading each) — each property weighs one; per point, properties lacking the value are excluded. Property-level records (taxes, scores, permits) never roll individually.
No county-record distress flags across 1 researched property on the ARED base layer. Key-figure check: median price corroborated by the researched-property base layer (within 12.5%).
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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