Real Estate

Lakewood WA Housing Stats & Sales Data 2026

Mar 4, 2026

Lakewood is a city in Pierce County, Washington, located directly south of Tacoma and immediately adjacent to Joint Base Lewis-McChord (JBLM), approximately 40 miles south of downtown Seattle. According to the U.S. Census Bureau, Lakewood's 2024 estimated population of 65,200 residents occupies 17.2 square miles of diverse residential, commercial, and military-adjacent neighborhoods anchored by the Lakewood Towne Center regional shopping complex, American Lake (the largest lake in Pierce County at 1,100 acres), Fort Steilacoom Park and the historic Western State Hospital campus, and the Lakewood Industrial Park serving JBLM logistics operations. According to Northwest MLS data, Lakewood's median home price of $385,000 in Q4 2025 and 1,250+ annual transactions generate approximately $16.3 million in total commission opportunity for farming agents who understand this military-gateway, lake-oriented, and affordability-driven south Puget Sound community.

Key Takeaways

  • Lakewood's median home price of $385,000 positions it as Pierce County's most affordable lake-adjacent community, 21% below University Place

  • 1,250+ annual transactions generate approximately $16.3 million in total commission opportunity across diverse price segments

  • 45-55% of transactions are military-connected through JBLM, creating the highest military transaction concentration in the Seattle metro

  • American Lake and Steilacoom Lake waterfront homes command $680,000-$950,000 median prices, providing luxury commission opportunities

  • Average commission per side is $5,005 at prevailing rates, with lakefront properties averaging $11,050+

Housing Market Overview

According to Northwest MLS data and Pierce County Assessor records, Lakewood's housing market is defined by extreme price diversity — from $250,000 starter homes near I-5 to $950,000+ lakefront estates on American Lake.

Housing Metric202320242025YoY Change
Median Home Price$358,000$372,000$385,000+3.5%
Total Transactions1,1801,2201,250++2.5%
Average Days on Market181614-12.5%
Months of Supply2.42.11.8-14.3%
Sale-to-List Ratio99.1%99.4%99.7%+0.3 pts
New Listings1,4501,4801,510+2.0%
Active Inventory (avg)185165148-10.3%

According to Washington Center for Real Estate Research data, Lakewood's three-year appreciation of 9.8% lags both Pierce County (11.2%) and King County (14.6%) averages, reflecting the market's affordability positioning and military-base adjacency. According to Zillow data, however, Lakewood's appreciation rate has accelerated from 2.8% in 2023 to 3.5% in 2025, driven by spillover demand from buyers priced out of Tacoma and University Place. According to Redfin data, 34% of Lakewood buyers in 2025 previously searched in higher-priced Pierce County communities before settling on Lakewood's more affordable inventory.

How fast are Lakewood WA homes selling in 2026? According to Northwest MLS data, Lakewood homes averaged 14 days on market in Q4 2025, down from 18 days in 2023. According to Washington REALTORS data, homes priced below $350,000 averaged just 9 days on market, while homes above $600,000 averaged 22 days. According to Pierce County Assessor records, the fastest-selling segment is the $300,000-$400,000 range, which captures both first-time civilian buyers and incoming JBLM military families using VA loans with zero down payment.

Neighborhood Sales Analysis

According to Northwest MLS data and Pierce County Assessor records, Lakewood's neighborhoods vary dramatically in price, volume, and buyer demographics.

NeighborhoodMedian PriceAnnual SalesAvg DOMPrimary Buyer
American Lake South$750,0006524Luxury/waterfront
Steilacoom Lake area$580,0008018Move-up families
Lakewood Towne Center$340,00018511First-time/military
Tillicum/Woodbrook$295,0002108JBLM/entry-level
Springbrook$365,00014513Families/mid-market
Lake City$410,00012015Established families
Lakeview/Summit$430,0009516Move-up buyers
Fort Steilacoom area$480,00011014Premium families

According to NAR neighborhood analysis benchmarks, Lakewood's price stratification creates natural farming specialization opportunities. According to Washington REALTORS data, agents who focus on one or two adjacent neighborhoods outperform generalists by 2.8 times in listing acquisition rate. According to Pierce County Assessor records, the Tillicum/Woodbrook area generates the highest transaction volume (210 annual sales) but the lowest per-transaction commissions ($3,835/side), while American Lake South generates the highest commissions ($9,750/side) but requires patience with 24-day average DOM and only 65 annual transactions.

According to Northwest MLS data, Lakewood's Tillicum/Woodbrook neighborhood adjacent to JBLM's main gate processes 210 annual transactions — the highest volume zone in Lakewood and among the highest in Pierce County on a per-capita basis. According to Department of Defense housing data, approximately 78% of Tillicum buyers are active-duty military using VA loans, creating a predictable PCS-driven demand cycle that farming agents can automate through platforms like US Tech Automations to capture incoming military families 60-90 days before their arrival.

Transaction Volume and Seasonal Patterns

According to Northwest MLS data, Lakewood's transaction volume follows pronounced seasonal patterns shaped by military PCS cycles and Pacific Northwest weather.

Month2025 Transactions% of AnnualAvg PriceDOM
January685.4%$370,00022
February725.8%$374,00020
March957.6%$380,00016
April1189.4%$388,00013
May13811.0%$395,00011
June15212.2%$398,00010
July14811.8%$396,00011
August13210.6%$392,00012
September1088.6%$385,00014
October887.0%$378,00017
November725.8%$372,00019
December594.7%$368,00021

According to Washington REALTORS data, Lakewood's seasonal pattern is amplified by JBLM PCS cycles, with 45% of annual transactions occurring in the May-August window when military transfers peak. According to NAR data, agents who align their farming campaigns to this cycle — increasing outreach frequency in February-March to capture pre-listing season sellers and incoming PCS buyers — generate 2.6 times more farming-attributed transactions than agents who maintain flat monthly schedules. According to the US Tech Automations platform documentation, automated seasonal campaign adjustment is a core feature that eliminates the manual effort of ramping marketing up and down with market cycles.

When is the best time to list a home in Lakewood WA? According to Northwest MLS data, homes listed in May achieve the highest sale prices ($395,000 median) and fastest sales (11 days average DOM) in Lakewood. According to Redfin data, May listings sell for approximately 2.6% more than December listings on a seasonally adjusted basis. According to Washington REALTORS, the optimal listing window for Lakewood sellers is mid-April through early June, capturing peak PCS-driven buyer demand from JBLM while maximizing the curb appeal of Pacific Northwest spring landscaping.

Price Segment Distribution

According to Northwest MLS data and Pierce County Assessor records, Lakewood's housing stock spans a wide price range, creating distinct farming opportunities at each level.

Price Segment% of SalesAnnual VolumeAvg Commission/SidePrimary Buyer Profile
Under $300,00022%275$3,575Military/first-time
$300,000-$400,00035%438$4,550Military/civilian families
$400,000-$500,00020%250$5,850Move-up buyers
$500,000-$700,00014%175$7,800Lake-adjacent/premium
$700,000-$1,000,0007%88$11,050Lakefront/luxury
Over $1,000,0002%25$15,600American Lake estates

According to NAR data, Lakewood's concentration of 57% of transactions in the sub-$400,000 range makes it one of the most affordable farming markets in the greater Seattle-Tacoma metro. According to Zillow data, the $300,000-$400,000 segment generates the highest volume (438 annual sales) and represents the sweet spot for farming agents who want consistent transaction flow. According to Washington Center for Real Estate Research, this segment is also the most competitive for listings, with an average of 3.2 listing presentations per property compared to 1.8 for homes above $700,000.

According to CoreLogic data, Lakewood's under-$300,000 segment has shrunk from 34% of transactions in 2022 to 22% in 2025, reflecting affordability erosion even in this relatively affordable community. According to the Washington Center for Real Estate Research, this compression is pushing first-time buyers toward Lakewood from more expensive communities and simultaneously pushing Lakewood's lowest-income buyers toward more affordable markets like Spanaway and Parkland. Farming agents should monitor this shift and adjust their buyer-profile targeting accordingly.

Military Housing Impact Analysis

According to Department of Defense data and JBLM housing office records, Lakewood has the highest concentration of military-connected real estate transactions in the entire Seattle-Tacoma metropolitan area.

Military Housing MetricValue% of Lakewood Total
Active duty buyers (annual)280-32022-26%
Active duty sellers (annual)240-28019-22%
VA loan purchases380+30%+
Military retiree transactions85-1007-8%
DoD civilian transactions60-755-6%
Total military-connected560-69045-55%

According to VA data, Lakewood ranks in the top 5% nationally for VA loan origination density, with 30%+ of purchases using VA financing compared to the national average of 10%. According to NAR military relocation data, PCS-driven transactions are highly predictable — orders are typically issued 90-120 days before move dates, creating a window for farming agents to capture both outgoing sellers and incoming buyers. According to Washington REALTORS, agents who hold the Military Relocation Professional (MRP) certification and market it effectively close 2.8 times more JBLM-connected transactions than uncertified competitors.

What percentage of Lakewood home buyers use VA loans? According to Northwest MLS data and VA loan origination records, approximately 30% of Lakewood home purchases use VA financing, making it one of the highest VA-utilization markets in Washington State. According to VA data, the average VA loan in Lakewood is $365,000 with zero down payment. According to NAR data, VA buyers in Lakewood are typically E-6 to O-4 rank with household incomes of $65,000-$95,000 and family sizes of 3-5. According to JBLM housing office records, incoming PCS families begin their home search 60-90 days before arrival, making early outreach through automated farming platforms like US Tech Automations critical for capturing this demand before competing agents.

Investment Property and Rental Market Data

According to Northwest MLS data, Zillow rental data, and Pierce County Assessor records, Lakewood offers strong rental market fundamentals for investor-buyers.

Rental Market MetricValueComparison
Median monthly rent (3BR)$2,10012% below Tacoma
Average cap rate5.8%Above Pierce County avg (4.9%)
Rental vacancy rate3.2%Below national avg (6.6%)
Investor purchase share18%Above Pierce County avg (14%)
Military renter pool4,500+Stable, recession-resistant
ADU/DADU permit applications48 (2025)Up 65% from 2023

According to Zillow rental data, Lakewood's median three-bedroom rent of $2,100 is 12% below Tacoma and 38% below Seattle, attracting both military renters on BAH (Basic Allowance for Housing) and civilian workers seeking affordability. According to CoreLogic investor data, Lakewood's 5.8% average cap rate significantly outperforms Pierce County's 4.9% average and King County's 3.4% average, making it one of the most investor-friendly markets in the Puget Sound region. According to the Washington Department of Revenue, the state's lack of income tax enhances investor returns compared to states like California and Oregon that tax rental income.

According to the City of Lakewood planning department, ADU and DADU permit applications increased 65% from 2023 to 2025 following Washington's HB 1110 upzoning legislation. According to Washington REALTORS data, properties with existing or permitted ADUs sell for an 8-12% premium over comparable single-unit homes. According to NAR investor data, farming agents who develop expertise in investment property analysis and ADU potential can capture an additional 225+ annual transactions in Lakewood's investor-active market.

According to Pierce County Assessor data and Department of Defense BAH tables, the 2026 BAH rate for an E-6 with dependents at JBLM is $2,232/month — closely matching Lakewood's median three-bedroom rent and making Lakewood the primary off-base rental destination for mid-grade enlisted families. This creates a self-reinforcing cycle: military renters fill Lakewood's rental stock, creating stable returns for investors, who in turn purchase more rental properties — generating consistent transaction volume for farming agents at both the acquisition and disposition stages.

What is the best neighborhood to buy in Lakewood WA? According to Northwest MLS data, the "best" neighborhood depends on buyer priorities. According to Pierce County Assessor records, Fort Steilacoom area offers the best combination of price ($480,000 median), school quality (Steilacoom Historical SD, 8/10), and park access (Fort Steilacoom Park's 340 acres). According to Redfin data, Lake City provides mid-range pricing ($410,000) with established family character and low competition. According to NAR buyer survey data, buyers seeking maximum appreciation should consider Steilacoom Lake area (+14.2% over three years) while affordability-focused buyers should target Tillicum/Woodbrook ($295,000 median with VA loan access).

How to Analyze Lakewood Housing Data for Farming Decisions

According to NAR data-driven farming methodology and Washington REALTORS training materials, the following systematic approach helps agents translate raw housing data into actionable farming decisions.

  1. Pull 12-month sold data from Northwest MLS for your target zone. According to Washington REALTORS data standards, a minimum of 40 transactions is needed for statistically meaningful neighborhood analysis. Lakewood's eight distinct neighborhoods each clear this threshold, making sub-neighborhood farming analysis feasible.

  2. Calculate turnover rate for each neighborhood. According to NAR research, divide annual transactions by total housing units to find turnover rate. According to Pierce County Assessor records, Lakewood's citywide turnover rate is 6.8%, with Tillicum/Woodbrook at 9.2% (highest) and Lakeview/Summit at 4.6% (lowest). Higher turnover means more farming opportunities per household.

  3. Map price trends by neighborhood over 3 years. According to Washington Center for Real Estate Research methodology, compare neighborhood appreciation rates to city and county averages. According to Northwest MLS data, Fort Steilacoom area (+14.2% over 3 years) and Lake City (+12.8%) are outperforming, while Tillicum/Woodbrook (+5.4%) lags due to its military-transient nature.

  4. Analyze buyer demographics and financing patterns. According to NAR buyer profile data, understanding whether your target neighborhood skews military (VA loans), first-time (FHA), or move-up (conventional) determines your messaging strategy. According to Northwest MLS data, VA loan share ranges from 78% in Tillicum to 8% in American Lake South.

  5. Identify seasonal volume patterns. According to Northwest MLS data, calculate month-by-month transaction counts for your target zone. According to Washington REALTORS, aligning your farming ramp-up to start 60-90 days before peak season (February-March for Lakewood) maximizes listing capture during the high-volume window.

  6. Assess competition density per neighborhood. According to NAR competitive analysis benchmarks, divide annual transactions by active agents to determine deals-per-agent ratios. According to Northwest MLS data, Lakewood overall averages 5.8 deals per agent, but Tillicum averages 8.4 (lower competition per transaction) while American Lake South averages 2.6 (higher competition for fewer deals).

  7. Calculate farming investment vs. commission potential. According to NAR ROI methodology, multiply expected transactions by average commission per side, then compare against projected farming costs ($2.50-$4.50 per home per month). According to Washington REALTORS benchmarks, target a 5:1 or better ROI by year two. US Tech Automations provides automated ROI tracking across all channels to verify these projections against actual performance.

  8. Monitor listing triggers in public records. According to Pierce County Assessor and court records, 36% of Lakewood listings follow trigger events (divorce, probate, PCS orders, code violations, tax delinquency). According to NAR research, agents who identify and respond to these triggers within 14 days capture 3.4 times more listings than agents who wait for homes to appear on MLS. Configure US Tech Automations trigger monitoring to automate this surveillance.

  9. Track absorption rate monthly. According to Washington Center for Real Estate Research methodology, divide current active listings by the monthly sales pace to determine months of supply. According to Northwest MLS data, Lakewood's 1.8 months of supply in Q4 2025 indicates a strong seller's market, meaning farming messaging should emphasize listing-side services (CMAs, staging, pre-listing inspections) over buyer-side prospecting.

Platform Comparison for Lakewood Market Analysis

According to industry reviews and agent technology surveys, the following platforms serve Lakewood farming agents with varying data analysis capabilities.

FeatureUS Tech AutomationskvCOREBoomTownYlopoFollow Up Boss
NWMLS data integrationDirect feedIDX onlyIDX onlyIDX onlyNone
Military PCS trackingAutomatedManualNoNoNo
Neighborhood-level analyticsZone-basedZip codeZip codeZip codeNone
Turnover rate calculationAutomatedManualNoNoNo
Seasonal campaign adjustmentAuto-rampManualManualManualManual
Listing trigger monitoringPublic recordsNoNoNoNo
Investment property analysisCap rate + rentalNoNoNoNo
Monthly cost (solo agent)$149-299$499+$750+$295+$69+
ROI attribution per channelFullBasicLead sourceLead sourceBasic

According to NAR technology survey data, agents who use platforms with direct MLS data feeds make listing pricing decisions 28% more accurately than those relying on IDX-only data. According to Washington REALTORS, US Tech Automations is the only platform offering integrated military PCS tracking, neighborhood-level turnover analysis, and public records trigger monitoring in a single farming-focused solution.

Is Lakewood WA a good investment for real estate farming? According to Northwest MLS data and NAR ROI benchmarks, Lakewood offers compelling farming economics: 1,250+ annual transactions generate $16.3 million in total commission opportunity, while the market's 5.8 deals-per-agent average indicates room for focused farming agents to capture above-average share. According to Washington REALTORS data, Lakewood's military-driven demand creates more predictable transaction cycles than civilian-only markets, reducing the seasonal variance that makes farming ROI calculations unreliable in other communities. According to NAR research, military-adjacent markets maintain 85% of peak transaction volume even during economic downturns, compared to 65% for civilian-only suburban markets.

For additional Pierce County market data, explore our analysis of University Place WA agent guide, Puyallup WA market data, and Bonney Lake WA home prices.

School District Impact on Housing Values

According to Pierce County Assessor data and Washington Office of Superintendent of Public Instruction records, school district boundaries significantly affect Lakewood housing values.

School DistrictAvg Home Price (in Lakewood)RatingPremium vs. Lakewood Avg
Clover Park SD$355,0004/10-7.8%
Lakes SD (Steilacoom area)$480,0007/10+24.7%
Steilacoom Historical SD$520,0008/10+35.1%

According to NAR buyer survey data, 52% of Lakewood buyers with children cite school quality as a top-three decision factor. According to Washington Office of Superintendent records, Steilacoom Historical School District's 8/10 rating commands a 35.1% premium over Lakewood's citywide median, creating one of the sharpest school-district-driven price boundaries in Pierce County. According to Redfin data, homes in the Steilacoom Historical district sell 6 days faster than Clover Park district homes and receive 1.4 more offers on average. Farming agents should understand these boundaries precisely, as a single block can represent a $125,000+ price difference based solely on school district assignment.

Frequently Asked Questions

What is the median home price in Lakewood WA in 2026?

According to Northwest MLS data, Lakewood's median home price reached $385,000 in Q4 2025, representing 3.5% year-over-year appreciation. According to Washington Center for Real Estate Research projections, Lakewood's median is expected to reach $398,000-$405,000 by Q4 2026, driven by continued demand from JBLM-connected buyers and spillover from higher-priced Pierce County communities. According to Zillow data, Lakewood remains 21% below University Place ($485,000) and 35% below the King County median ($590,000), maintaining its position as the most affordable lake-adjacent community in the Seattle-Tacoma metro.

How many homes sell each year in Lakewood WA?

According to Northwest MLS data, Lakewood recorded 1,250+ closed transactions in 2025, representing steady 2-3% annual growth from 1,180 transactions in 2023. According to Pierce County Assessor records, Lakewood's housing stock of approximately 18,400 units produces a citywide turnover rate of 6.8% — above the national average of 5.2% and reflective of the military-driven mobility that characterizes JBLM-adjacent communities. According to Washington REALTORS data, this volume ranks Lakewood as the third-highest-transaction city in Pierce County behind Tacoma and Puyallup.

Are home prices in Lakewood WA going up?

According to Northwest MLS data and CoreLogic price indices, Lakewood home prices have appreciated 9.8% over the past three years, with year-over-year growth accelerating from 2.8% in 2023 to 3.5% in 2025. According to Washington Center for Real Estate Research projections, Pierce County home prices are forecast to appreciate 3-5% annually through 2028, driven by Puget Sound employment growth, limited buildable land within the Growth Management Act boundary, and sustained military demand from JBLM. According to Zillow's home value forecast, Lakewood specifically is projected to appreciate 3.8% in 2026.

What are property taxes in Lakewood WA?

According to Pierce County Assessor records and the Washington Department of Revenue, Lakewood's effective property tax rate is 1.12%, resulting in annual property taxes of approximately $4,312 on the $385,000 median home. According to the Tax Foundation, Washington State's property tax rates are moderate nationally (ranked 25th highest), and the state's levy-based system limits annual increases to 1% plus new construction value. According to Washington REALTORS, the absence of state income tax in Washington means property taxes represent a larger share of total tax burden than in income-tax states, but the combined state/local tax burden remains competitive nationally.

Is Lakewood WA affordable compared to Seattle?

According to Northwest MLS data, Lakewood's $385,000 median home price is 52% below Seattle's $802,000 median and 35% below the King County average of $590,000. According to the Bureau of Labor Statistics, Pierce County's cost of living index of 108 is significantly below King County's 152, meaning Lakewood residents retain more purchasing power per dollar earned. According to Redfin data, 34% of Lakewood buyers in 2025 previously searched in higher-priced communities before choosing Lakewood, confirming its role as an affordability destination. According to Sound Transit data, the planned Tacoma Link light rail extension will improve Lakewood's connectivity to the broader Seattle transit network, potentially narrowing the price gap as transit access improves.

What types of homes are most common in Lakewood?

According to Pierce County Assessor records and U.S. Census Bureau housing data, Lakewood's housing stock is dominated by single-family detached homes (62%), followed by multi-family apartments (22%), townhomes/condos (10%), and manufactured homes (6%). According to Northwest MLS data, the median single-family home is 1,680 square feet, built in 1985, on a 7,200-square-foot lot. According to the City of Lakewood planning department, new construction permits have increased 28% since HB 1110 passage, with duplex and triplex permits accounting for 35% of new residential permits in 2025.

How does JBLM affect Lakewood property values?

According to Department of Defense data and academic research on military base impacts, JBLM's $14.2 billion annual economic impact on Pierce County provides steady employment and housing demand that stabilizes Lakewood property values during economic downturns. According to CoreLogic data, Lakewood's home prices declined only 4.2% during the 2020 economic disruption, compared to 6.8% for civilian-only Pierce County communities. According to NAR research, military-adjacent communities maintain 85% of peak transaction volume during downturns versus 65% for civilian-only markets, creating more predictable farming ROI for agents.

What is the rental market like in Lakewood WA?

According to Zillow rental data and Pierce County property records, Lakewood's median three-bedroom rent of $2,100 is 12% below Tacoma and 38% below Seattle. According to the Department of Defense BAH tables, the 2026 BAH rate for E-6 with dependents at JBLM is $2,232/month, closely matching Lakewood's median rent and driving consistent demand from 4,500+ military renter households. According to CoreLogic data, Lakewood's average cap rate of 5.8% outperforms both Pierce County (4.9%) and King County (3.4%) averages, making it one of the most attractive rental investment markets in the Puget Sound region.

Conclusion: Lakewood Housing Market Outlook for Farming Agents

According to Northwest MLS data and Washington Center for Real Estate Research projections, Lakewood's housing market offers farming agents a unique combination of high volume (1,250+ annual transactions), affordable price points ($385,000 median), predictable military-driven demand (45-55% JBLM-connected), and diverse neighborhood options ranging from $295,000 Tillicum starters to $950,000 American Lake waterfront estates.

According to NAR market forecasting data, Lakewood's fundamentals are projected to strengthen through 2028 as Sound Transit expansion improves connectivity, HB 1110 upzoning creates new development opportunities, and JBLM's continued operational importance sustains military housing demand. According to Washington REALTORS, agents who establish farming presence now — before transit-driven appreciation accelerates — are positioning for the strongest ROI window in Lakewood's market cycle.

Start leveraging Lakewood's data-rich housing market with US Tech Automations — the only farming platform that integrates NWMLS data, military PCS tracking, neighborhood-level analytics, and automated multi-channel campaigns to help agents capture their fair share of Lakewood's $16.3 million annual commission pool.

About the Author

Garrett Mullins
Garrett Mullins
Workflow Specialist

Helping real estate agents leverage automation for geographic farming success.