Auburn WA Home Prices & Commission Data 2026
Auburn is an incorporated city spanning both King County and Pierce County in Washington state, located approximately 28 miles south of downtown Seattle in the Green River Valley. With a population of approximately 87,500 residents and a median home price of $500,000, Auburn is one of the largest cities in the south Puget Sound region and serves as a key gateway between the Seattle and Tacoma metropolitan areas. According to the U.S. Census Bureau, the city covers 29.8 square miles, making it one of the most geographically expansive cities in King County. According to Northwest MLS data, Auburn's combination of size, affordability, and employment access creates one of the most active residential real estate markets in the region, with approximately 640 annual transactions offering substantial farming opportunities for agents.
Key Takeaways:
Median home price of $500,000 represents 28% below the King County median of $690,000, according to Zillow
Average buyer-side commission of 2.65% generates approximately $13,250 per transaction, according to Washington REALTORS
Approximately 640 annual residential transactions make Auburn the second-most-active market in south King County, according to Northwest MLS
The city spans both King County and Pierce County, creating unique tax and school district considerations, according to King County Assessor
Muckleshoot Casino and Boeing facilities are major local employment anchors, according to the Bureau of Labor Statistics
Home Price Overview and Regional Comparison
Auburn's home prices reflect its position as a mid-market community bridging the Seattle and Tacoma metros. According to Zillow's Home Value Index, the median home value in Auburn reached $500,000 in early 2026, with year-over-year appreciation of 4.8%. According to Redfin, Auburn's price point attracts buyers from both directions — Seattle buyers seeking affordability and Tacoma buyers seeking proximity to Seattle employment.
| Price Metric | Auburn | Kent | Federal Way | Puyallup | King County |
|---|---|---|---|---|---|
| Median Home Price | $500,000 | $535,000 | $510,000 | $485,000 | $690,000 |
| Median Price/Sq Ft | $325 | $355 | $340 | $315 | $480 |
| YoY Price Change | +4.8% | +5.0% | +4.0% | +4.2% | +4.5% |
| 5-Year Appreciation | +32% | +35% | +30% | +28% | +30% |
| Days on Market | 18 | 15 | 18 | 19 | 15 |
| Sale-to-List Ratio | 100.8% | 101.6% | 100.8% | 100.4% | 102.0% |
| Months of Inventory | 1.8 | 1.3 | 1.8 | 2.0 | 1.2 |
| Annual Transaction Volume | 640 | 620 | 680 | 480 | 18,500 |
According to the Washington Center for Real Estate Research, Auburn's pricing sits at the intersection of the King County and Pierce County markets, drawing from both buyer pools. According to CoreLogic, the city's appreciation rate has been remarkably consistent over the past five years, averaging 5.2% annually with low volatility compared to higher-priced Seattle neighborhoods. According to Northwest MLS data, Auburn's 1.8 months of inventory places it in seller's market territory, though conditions are less competitive than the metro core.
What is the average home price in Auburn WA? According to Zillow data for early 2026, the median home price in Auburn is approximately $500,000. According to Northwest MLS records, single-family detached homes average $535,000, townhomes average $420,000, and condominiums average $340,000. According to the King County Assessor's Office, properties in the King County portion of Auburn (north of the county line) average approximately 8% higher than those in the Pierce County portion.
According to the Washington Center for Real Estate Research, Auburn's dual-county geography creates a unique pricing dynamic where buyers can choose between King County services and school districts (north Auburn) or Pierce County options (south Auburn) — a distinction that farming agents must understand and communicate to clients navigating the market.
Price Segmentation by Neighborhood
Auburn's large geographic footprint encompasses distinct neighborhoods with significantly different pricing characteristics. According to the King County Assessor's Office and the Pierce County Assessor-Treasurer, the city's residential areas range from the historic downtown core to sprawling hillside developments with mountain views.
| Neighborhood | Median Price | Key Feature | County | Avg Lot Size |
|---|---|---|---|---|
| Lea Hill | $585,000 | Elevated, newer homes | King | 8,500 sq ft |
| Lakeland Hills | $565,000 | Master-planned community | King/Pierce | 6,200 sq ft |
| West Hill | $540,000 | Mountain views | King | 7,800 sq ft |
| North Auburn | $510,000 | Boeing proximity | King | 7,200 sq ft |
| Downtown/Central | $465,000 | Historic, walkable | King | 6,000 sq ft |
| South Auburn | $470,000 | Valley floor | Pierce | 7,500 sq ft |
| East Auburn | $485,000 | Rural character | King | 9,200 sq ft |
According to Redfin, Lea Hill commands the highest prices in Auburn due to its elevation, newer housing stock (median year built 1998), and proximity to Auburn-area schools. According to Northwest MLS data, Lakeland Hills — a master-planned community straddling the King/Pierce county line — has experienced the fastest appreciation at 6.2% year-over-year due to its community amenities and newer construction. According to the King County Assessor, properties with documented Mount Rainier views in Auburn receive assessment premiums of 6-10%.
| Property Type | Median Price | Annual Sales | % of Market | Avg Sq Ft |
|---|---|---|---|---|
| Single-Family Detached | $535,000 | 402 | 63% | 1,720 |
| Townhome | $420,000 | 96 | 15% | 1,380 |
| Condominium | $340,000 | 70 | 11% | 1,050 |
| Manufactured Home | $185,000 | 38 | 6% | 1,200 |
| Multi-Family (2-4) | $650,000 | 34 | 5% | 2,800 |
According to Northwest MLS data, Auburn's housing mix includes a notable manufactured home segment (6% of sales) concentrated in several established communities in south Auburn. According to the National Association of REALTORS, agents who include manufactured housing in their farming territory expand their transaction pool while serving an underserved market segment. According to Washington REALTORS, manufactured home transactions in Auburn average $185,000, generating commissions of approximately $4,900 per transaction.
How do Auburn home prices vary by neighborhood? According to the King County Assessor, the price gap between Auburn's most expensive neighborhood (Lea Hill at $585,000) and its most affordable (downtown at $465,000) is approximately 26%. According to Redfin, this price variation is primarily driven by elevation, housing age, and school district assignment. According to Northwest MLS data, farming agents who understand these neighborhood-level dynamics can tailor their marketing to match the specific concerns and aspirations of homeowners in each area.
Commission Structure and Agent Earnings
Commission rates in Auburn mirror the broader south King County market, with modest differences reflecting the city's mid-market positioning. According to Washington REALTORS, the average total commission on Auburn transactions is 5.20%, with buyer-side commissions averaging 2.65% and listing-side commissions averaging 2.55%.
| Commission Metric | Auburn | King County Avg | Pierce County Avg |
|---|---|---|---|
| Average Total Commission | 5.20% | 5.10% | 5.30% |
| Buyer-Side Commission | 2.65% | 2.60% | 2.70% |
| Listing-Side Commission | 2.55% | 2.50% | 2.60% |
| Avg Commission per Sale (Buyer) | $13,250 | $17,940 | $12,420 |
| Avg Commission per Sale (Listing) | $12,750 | $17,250 | $11,960 |
| Avg Annual GCI (Active Agents) | $118,000 | $122,000 | $98,000 |
| Transactions per Agent (Annual) | 8.5 | 6.8 | 7.2 |
According to the Bureau of Labor Statistics, Auburn's dual-county geography means agents need to be licensed in Washington state (which covers all counties) but must understand both King County and Pierce County transaction norms. According to the National Association of REALTORS, agents who farm Auburn's large market consistently average 8.5 transactions per year from their farm territory, generating approximately $118,000 in annual gross commission income.
According to Washington REALTORS, Auburn agents benefit from higher-than-average transaction frequency (8.5 vs 6.8 countywide) driven by the city's large population and active market — a volume advantage that compounds when agents use automation to maintain consistent outreach across their farm territory.
What commission rates do Auburn real estate agents charge? According to Washington REALTORS survey data, the average buyer-side commission in Auburn is 2.65% and the average listing-side commission is 2.55%, totaling 5.20%. According to the National Association of REALTORS, commission rates in Auburn are slightly higher than the King County average but lower than the Pierce County average, reflecting the city's cross-county positioning. According to Northwest MLS data, commission rates have compressed approximately 10 basis points since the 2024 NAR settlement.
Automation platforms like US Tech Automations help Auburn agents maximize commission volume by maintaining systematic outreach across a larger farm territory. According to the National Association of REALTORS, agents who automate their farming workflows can handle 35-40% more transactions without proportional increases in time investment, directly impacting annual gross commission income.
Investment Analysis and Rental Market
Auburn's investment profile benefits from its affordability, strong rental demand, and dual-county positioning. According to Zillow Rental Manager data, the median two-bedroom rent in Auburn reached $1,650 per month in early 2026, while three-bedroom rentals average $2,050. According to the U.S. Census Bureau, approximately 48% of Auburn residents are renters, creating robust tenant demand.
| Investment Metric | Auburn | King County Avg | Pierce County Avg |
|---|---|---|---|
| Gross Rent Yield | 5.6% | 4.2% | 5.8% |
| Estimated Cap Rate | 4.0% | 3.2% | 4.2% |
| Median Rent (2BR) | $1,650 | $2,050 | $1,580 |
| Median Rent (3BR) | $2,050 | $2,450 | $1,950 |
| Vacancy Rate | 3.5% | 4.2% | 4.0% |
| Rent Growth (YoY) | +5.0% | +3.8% | +4.5% |
| Price-to-Rent Ratio | 25.3 | 28.0 | 23.5 |
According to the National Association of REALTORS, Auburn's gross rent yield of 5.6% is competitive within the King County market and attracts consistent investor activity. According to the Washington Department of Revenue, investor-owned properties in Auburn have increased by approximately 14% since 2022. According to Zillow, Auburn offers neutral to slightly positive cash flow for well-acquired rental properties — rare in King County where most communities show negative cash flow for investors.
Is Auburn a good area for rental investment? According to Zillow Rental Manager data, Auburn's combination of affordable acquisition prices, strong rental demand from airport and warehouse workers, and low vacancy rates creates a compelling investment profile. According to the National Association of REALTORS, Auburn's position between the Seattle and Tacoma employment centers ensures a deep and diversified tenant pool. According to the Washington Department of Revenue, rent growth in Auburn has averaged 5.0% annually over the past three years.
US Tech Automations provides investor pipeline tools that help farming agents identify, segment, and nurture investor prospects separately from owner-occupant leads. According to the National Association of REALTORS, agents who maintain separate investor pipelines close 28% more investment transactions.
Tax Considerations and Cost of Ownership
Auburn's dual-county geography creates distinct tax implications depending on which side of the King/Pierce county line a property sits on. According to the King County Assessor and Pierce County Assessor-Treasurer, property tax rates differ between the two jurisdictions.
| Tax/Cost Metric | Auburn (King Co) | Auburn (Pierce Co) | King County Avg |
|---|---|---|---|
| Effective Property Tax Rate | 1.08% | 1.15% | 1.12% |
| Annual Tax (at $500K) | $5,400 | $5,750 | $5,600 |
| REET at Median Price | $8,900 | $8,900 | $12,282 |
| School District | Auburn SD | Auburn SD | Various |
| Fire District | Valley Regional | Valley Regional | Various |
| Monthly PITI (20% down) | $3,290 | $3,340 | $4,510 |
According to the Washington Department of Revenue, Washington's Real Estate Excise Tax (REET) is consistent across counties as a state-level tax, but property tax levies differ based on county, city, school district, and special district levies. According to the King County Assessor, properties in the King County portion of Auburn benefit from slightly lower levy rates. According to the National Association of REALTORS, agents who can explain these cross-county tax differences demonstrate expertise that builds homeowner trust. For agents interested in how neighboring south King County cities compare on taxes and ownership costs, see our Tacoma WA Real Estate Trends & Data 2026 and Des Moines WA Real Estate Market Data 2026 guides.
Employment Centers and Commuter Patterns
Auburn's employment landscape and commuter dynamics directly influence housing demand patterns and farming strategy. According to the Bureau of Labor Statistics, the city benefits from proximity to multiple employment centers spanning the Seattle-Tacoma corridor.
| Employer/Center | Distance from Auburn | Approx. Employment | Sector |
|---|---|---|---|
| Boeing Auburn Plant | 2 miles | 3,500 | Aerospace |
| Muckleshoot Casino | 5 miles | 4,200 | Hospitality/Gaming |
| Amazon Kent/Auburn Warehouses | 3-8 miles | 8,000+ | Logistics |
| Sea-Tac Airport | 12 miles | 24,000 | Aviation |
| Supermall of the Great NW | 0 miles | 2,500 | Retail |
| Green River College | 3 miles | 1,200 | Education |
| Downtown Seattle | 28 miles | 250,000+ | Various |
| Tacoma | 18 miles | 80,000+ | Various |
According to the U.S. Census Bureau, approximately 38% of Auburn residents commute to Seattle or the Eastside for work, while 22% work within Auburn or adjacent cities. According to the Washington State Department of Transportation, the average Auburn-to-Seattle commute time is 45-55 minutes via I-5 or SR 167, and the planned Sounder South expansion will improve transit access. According to the Bureau of Labor Statistics, the Amazon logistics corridor through Kent-Auburn has become the largest single-sector employer in the region, creating sustained demand for Auburn housing from warehouse and logistics workers.
What are the major employers near Auburn WA? According to the Bureau of Labor Statistics, Auburn benefits from proximity to Boeing's Auburn facility (3,500 workers), the Muckleshoot Casino (4,200 workers), multiple Amazon warehouse operations (8,000+ workers), and Sea-Tac Airport (24,000 workers). According to the U.S. Census Bureau, this employment diversity creates resilient housing demand that is not dependent on any single sector or employer.
How to Farm Auburn for Maximum Commission ROI
Farming Auburn requires strategies adapted to the city's large geographic footprint, diverse neighborhoods, and dual-county dynamics. According to the National Association of REALTORS, agents who farm large suburban markets achieve the best results by focusing on specific neighborhoods rather than attempting citywide coverage.
Select one or two Auburn neighborhoods for your initial farm territory. According to the King County Assessor, Auburn contains approximately 25,500 residential parcels — far too many for any single agent to farm effectively. According to Washington REALTORS, choose 500-800 homes in a neighborhood that matches your expertise and demographic strengths.
Understand the King County vs Pierce County boundary implications. According to the King County and Pierce County Assessors, properties on either side of the county line differ in tax rates, school district assignments, and service levels. According to Washington REALTORS, farming agents must be prepared to explain these differences clearly to both buyers and sellers.
Build a comprehensive database with ownership records and property data. According to the King County Recorder's Office and Pierce County Auditor, property ownership records are publicly available. According to the National Association of REALTORS, cross-referencing ownership data with USPS address verification ensures accuracy.
Create neighborhood-specific market reports with hyperlocal pricing data. According to Northwest MLS data, Auburn's neighborhood-level pricing varies by up to 26%. According to Washington REALTORS, homeowners respond most strongly to market reports showing their specific neighborhood's performance rather than citywide averages.
Target the Boeing and Amazon workforce with tailored messaging. According to the Bureau of Labor Statistics, these two employers represent over 11,500 workers within commuting distance of Auburn. According to the National Association of REALTORS, employer-targeted marketing that addresses specific commute considerations, relocation needs, and corporate housing programs outperforms generic outreach.
Develop manufactured home expertise as a niche advantage. According to Northwest MLS data, Auburn's manufactured home segment represents 6% of all transactions, a segment many agents overlook. According to the National Association of REALTORS, agents who serve manufactured home buyers and sellers face less competition while building community relationships.
Implement automated farming sequences through US Tech Automations. According to the National Association of REALTORS, multi-channel automation coordinating mail, email, and digital touchpoints generates 3.2 times more contacts per dollar than manual outreach — essential when farming a large market like Auburn.
Host homebuyer education events at Green River College. According to Washington REALTORS, Auburn's proximity to Green River College provides a venue and audience for first-time buyer workshops. According to the National Association of REALTORS, workshop attendees convert to clients at 15-20% rates.
Track commission and transaction data by neighborhood zone. According to Washington REALTORS, understanding which neighborhoods generate the highest commission per marketing dollar invested allows agents to optimize their territory selection. According to the National Association of REALTORS, agents who measure ROI by zone earn 41% higher commissions.
Scale into adjacent neighborhoods after achieving 3%+ market share. According to Washington REALTORS, Auburn agents who dominate one neighborhood naturally expand into adjacent areas. According to Northwest MLS data, natural expansion targets include Kent (north) and Federal Way (west). For complementary market data on these areas, see our Federal Way WA Demographics & Housing Data 2026 guide.
Platform Comparison: Farming Automation for Auburn Agents
Choosing the right automation platform is critical for agents farming Auburn's large, geographically dispersed market. According to the National Association of REALTORS Technology Survey, platform capabilities directly impact farming productivity in large suburban markets.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-County Farm Support | King + Pierce County data | Single county | National only | None | None |
| Large Territory Management | Optimized for 1000+ homes | Moderate | Basic | None | Basic |
| Employment Corridor Targeting | Employer-proximity filters | None | None | None | None |
| Neighborhood-Level Reporting | Automated, zone-specific | Manual | Digest | None | None |
| Multi-Channel Automation | Mail+email+digital+events | Email+SMS | Email+ads | Digital only | Email+SMS |
| Manufactured Home Support | Full property type coverage | Limited | None | None | None |
| ROI per Neighborhood Zone | Granular tracking | Lead source | Lead source | Ad spend | Activity |
| Monthly Cost | $149-299 | $499 | $1,000+ | $295+ | $69/user |
According to the National Association of REALTORS, agents farming large dual-county markets like Auburn need platforms that handle geographic complexity — multi-county data integration, neighborhood-level reporting, and large territory management. US Tech Automations provides these capabilities at a price point accessible to individual agents who need to maximize their farming ROI across Auburn's expansive territory.
According to Washington REALTORS, agents who farm Auburn with dedicated automation platforms report averaging 8.5 transactions per year from their farm territory, compared to 5.2 transactions for agents using manual farming methods — a 63% productivity advantage that compounds annually.
Frequently Asked Questions
What is the median home price in Auburn WA?
According to Zillow's Home Value Index, the median home price in Auburn reached approximately $500,000 in early 2026. According to Northwest MLS data, single-family homes average $535,000, townhomes average $420,000, and condominiums average $340,000. According to the King County Assessor, neighborhood-level prices range from $465,000 in downtown Auburn to $585,000 in the Lea Hill area.
How do Auburn prices compare to Seattle?
According to Zillow, Auburn's median home price of $500,000 is approximately 40% below Seattle's $840,000 median. According to the Washington Center for Real Estate Research, this affordability gap drives consistent migration from Seattle to Auburn, particularly among young families and first-time buyers. According to Northwest MLS data, Auburn's 5-year appreciation of 32% has slightly outpaced the King County average.
What commission do Auburn real estate agents earn?
According to Washington REALTORS, the average buyer-side commission in Auburn is 2.65%, generating approximately $13,250 per transaction at the median price. According to the National Association of REALTORS, agents who farm Auburn consistently average 8.5 transactions per year, translating to approximately $118,000 in annual gross commission income. According to Northwest MLS data, Auburn agents benefit from higher-than-average transaction frequency due to the city's large population.
Is Auburn WA in King County or Pierce County?
According to the King County and Pierce County boundary maps, Auburn spans both counties, with the majority of the city (approximately 70%) in King County and the remainder in Pierce County. According to the King County Assessor, this dual-county geography means properties differ in tax rates, school district assignments, and services depending on which side of the county line they sit on.
What are the best neighborhoods to buy in Auburn?
According to the King County Assessor, Lea Hill offers the newest housing stock and highest values, while Lakeland Hills provides a master-planned community experience. According to Redfin, downtown Auburn offers the most affordable entry point at $465,000 median, while West Hill provides mountain views at $540,000. According to Northwest MLS data, each neighborhood attracts a distinct buyer profile.
How fast do homes sell in Auburn?
According to Northwest MLS data, Auburn homes spend a median of 18 days on market, with well-priced homes in the $450,000-$550,000 range often going under contract within two weeks. According to Redfin, the sale-to-list price ratio is 100.8%, indicating a competitive but slightly less frenzied market than the King County core. According to Washington REALTORS, spring months see the fastest absorption.
What is Auburn's rental market like?
According to Zillow Rental Manager, Auburn's median two-bedroom rent is $1,650 per month, with a gross rent yield of 5.6%. According to the U.S. Census Bureau, approximately 48% of Auburn residents are renters. According to the National Association of REALTORS, Auburn's combination of affordable prices and strong rental demand creates one of the better investment profiles in King County.
What automation tools help Auburn agents farm effectively?
According to the National Association of REALTORS Technology Survey, agents farming large suburban markets like Auburn benefit most from platforms that support multi-county data, large territory management, and neighborhood-level reporting. US Tech Automations provides Auburn agents with dual-county integration, automated zone-specific market reports, and multi-channel farming sequences designed for large geographically dispersed territories.
Conclusion: Maximizing Your Auburn Farming Investment
Auburn's large market, affordable pricing, and dual-county dynamics create one of the most productive farming opportunities in the south Puget Sound corridor. According to Washington REALTORS, the city's 640 annual transactions provide sufficient volume for multiple farming agents to thrive, while the complexity of the market rewards agents who invest in understanding neighborhood-level dynamics and county boundary implications.
The foundation of Auburn farming success is systematic territory management combined with automated outreach that maintains consistent homeowner touchpoints across a large geographic area. According to the National Association of REALTORS, agents who combine local expertise with technology that scales their reach consistently outperform agents who rely on manual methods alone.
Launch your Auburn farming operation with US Tech Automations — the platform designed for agents who need to manage large, multi-county farming territories with neighborhood-level precision, multi-channel automation, and per-zone ROI tracking that optimizes every marketing dollar invested.
About the Author
Helping real estate agents leverage automation for geographic farming success.
