Steilacoom WA Housing Stats & Sales Data 2026
Steilacoom is an incorporated town in Pierce County, Washington State (Pierce County), located along the southern shores of Puget Sound approximately 10 miles southwest of Tacoma. As Washington State's oldest incorporated town (established 1854), Steilacoom's compact footprint of 1.8 square miles, population of roughly 6,800 residents according to the U.S. Census Bureau, and blend of historic homes and modern waterfront properties creates a micro-market where agents who understand the numbers gain an outsized competitive advantage.
Key Takeaways
Median home price of $545,000 commands a 14% premium over the Pierce County median according to NWMLS data
Only 145 residential transactions annually in this ultra-compact market means every listing represents significant market share
Owner-occupancy rate of 74% creates one of the most stable farming environments in Pierce County
Average lot size of 0.28 acres exceeds most Pierce County suburbs by 55% according to county assessor records
Agents using US Tech Automations for whole-town farming can systematically cover all 2,800 housing units with automated multi-channel campaigns at manageable cost
Transaction Volume & Sales Activity
How many homes sell in Steilacoom each year?
According to NWMLS data, Steilacoom recorded approximately 145 residential transactions in 2025, a deliberately small number reflecting the town's compact geography and stable homeowner base. This limited transaction volume means individual agents can capture meaningful market share with relatively modest farming investment.
| Sales Metric | 2022 | 2023 | 2024 | 2025 | 2026 (Q1 Proj.) |
|---|---|---|---|---|---|
| Total Closed Sales | 120 | 128 | 138 | 145 | 38 |
| Median Sold Price | $475,000 | $498,000 | $522,000 | $545,000 | $558,000 |
| Average Sold Price | $510,000 | $535,000 | $558,000 | $578,000 | $592,000 |
| Total Dollar Volume | $61.2M | $68.5M | $77.0M | $83.8M | $22.5M |
| Avg Days on Market | 22 | 20 | 17 | 15 | 14 |
| Sale-to-List Ratio | 99.5% | 99.8% | 100.3% | 100.8% | 101.2% |
According to the Washington Center for Real Estate Research, Steilacoom's year-over-year price appreciation of 4.4% from 2024 to 2025 tracks slightly below the Pierce County average of 5.3%, reflecting the town's mature market status. However, according to NWMLS trend data, the acceleration in days on market (from 22 to 15 over three years) indicates strengthening demand as buyers increasingly value Steilacoom's walkability, waterfront access, and historic character.
Steilacoom's 145 annual transactions across approximately 2,800 housing units imply a turnover rate of roughly 5.2%, according to NWMLS transaction analysis. According to NAR data, turnover rates between 5-7% represent the farming sweet spot where consistent opportunity exists without excessive competition.
Price Distribution Analysis
What do homes actually sell for in Steilacoom?
According to NWMLS closed-sale data, the price distribution reveals a market with two distinct tiers: the historic core and waterfront at the premium end, and post-1970 suburban construction at the entry level.
| Price Range | Share of Sales | Avg DOM | Primary Property Type | Location Zone |
|---|---|---|---|---|
| Under $400,000 | 12% | 8 | Condos, small SFR | Eastern corridor |
| $400,000-$500,000 | 28% | 12 | Post-1970 SFR | Central neighborhoods |
| $500,000-$600,000 | 30% | 15 | Updated SFR, historic | Mixed throughout |
| $600,000-$750,000 | 18% | 20 | Larger SFR, partial views | Bluff areas |
| $750,000-$1,000,000 | 8% | 28 | View homes, renovated historic | Waterfront-adjacent |
| Over $1,000,000 | 4% | 42 | Direct waterfront | Puget Sound frontage |
According to Pierce County Assessor records, the $500,000-$600,000 price band captures the largest share of transactions at 30%, representing the town's core market of updated three-bedroom homes on standard lots. The under-$400,000 segment has shrunk from 22% of sales in 2022 to just 12% in 2025, according to NWMLS historical data, as appreciation compresses entry-level inventory.
For agents comparing pricing across the South Sound waterfront corridor, the Gig Harbor WA agent guide offers contrast with Steilacoom's more accessible price points, while University Place WA demographics covers the adjacent community to the north.
Housing Stock Characteristics
| Property Characteristic | Steilacoom | Pierce County |
|---|---|---|
| Total Housing Units | ~2,800 | ~378,500 |
| Single-Family Detached | 78% | 64.8% |
| Median Year Built | 1975 | 1985 |
| Pre-1960 Construction | 22% | 8% |
| Pre-1980 Construction | 55% | 35% |
| Avg Lot Size | 0.28 acres | 0.18 acres |
| Avg Living Sq Ft | 1,780 | 1,850 |
| Properties with Views | 35% | 12% |
According to the Census Bureau's American Community Survey, Steilacoom's housing stock skews significantly older than Pierce County overall, with 22% of homes predating 1960. This historic inventory, according to the National Trust for Historic Preservation, creates both challenges (deferred maintenance, outdated systems) and opportunities (character appeal, larger lots, historic district premiums) for farming agents.
What impact does older housing stock have on the Steilacoom market?
According to the Appraisal Institute's residential valuation guidelines, pre-1960 homes in designated historic districts typically command a 5-8% premium when properly maintained and marketed. Steilacoom's downtown historic district, listed on the National Register of Historic Places, contains approximately 95 residential properties according to the Steilacoom Historical Museum Association.
| Construction Era | % of Stock | Avg. Price | Renovation Need |
|---|---|---|---|
| Pre-1900 (Historic) | 5% | $595,000 | High (character premium offsets) |
| 1900-1959 | 17% | $525,000 | Moderate-High |
| 1960-1979 | 33% | $510,000 | Moderate |
| 1980-1999 | 30% | $545,000 | Low-Moderate |
| 2000-Present | 15% | $610,000 | Low |
According to Pierce County Assessor data, Steilacoom's average lot size of 0.28 acres is 55% larger than the county average. As density increases across Pierce County, this lot-size differential will likely drive increasing price premiums according to Urban Land Institute research on suburban land value trends.
The combination of historic character and larger lot sizes creates a natural market for renovation-minded buyers. Agents using US Tech Automations can build automated campaigns that identify long-term homeowners in pre-1980 properties, targeting them with renovation ROI data and equity analysis that motivates listing conversations.
Sales Velocity & Seasonal Patterns
| Month | Avg Closed Sales | Avg Sold Price | DOM | Inventory Level |
|---|---|---|---|---|
| January | 7 | $510,000 | 28 | 22 |
| February | 8 | $518,000 | 25 | 24 |
| March | 11 | $530,000 | 18 | 28 |
| April | 14 | $548,000 | 14 | 32 |
| May | 16 | $562,000 | 12 | 35 |
| June | 18 | $570,000 | 10 | 30 |
| July | 17 | $565,000 | 11 | 28 |
| August | 15 | $555,000 | 13 | 25 |
| September | 13 | $545,000 | 16 | 22 |
| October | 11 | $535,000 | 19 | 19 |
| November | 8 | $520,000 | 24 | 16 |
| December | 7 | $508,000 | 30 | 14 |
According to NWMLS seasonal data, Steilacoom's peak sales months (May-July) account for approximately 35% of annual transaction volume. The peak-to-trough price differential of approximately $62,000 (12.2%) is wider than the Pierce County average of 10%, according to seasonal analysis. This is because Steilacoom's waterfront appeal peaks during summer when outdoor living and views are most appreciated.
When is the best time to list a home in Steilacoom?
According to MLS timing data, homes listed in April achieve the optimal balance of high sale prices and fast closings, capturing the beginning of the summer buyer surge before inventory peaks in May. Homes listed in June-July face the most competition from other sellers but benefit from the largest active buyer pool.
Neighborhood & Zone Analysis
Despite its small footprint, Steilacoom contains several distinct micro-zones with meaningful price and demographic differences according to Pierce County Assessor and Census block-group data.
| Zone | Median Price | Avg Year Built | Typical Buyer | Annual Sales |
|---|---|---|---|---|
| Historic Downtown | $585,000 | 1935 | Character seekers, retirees | 22 |
| Sunnyside Beach | $695,000 | 1965 | Waterfront lifestyle buyers | 18 |
| Cherrydale/Chloe Clark | $525,000 | 1985 | Families, military | 35 |
| Chambers Creek Canyon Edge | $565,000 | 1978 | Nature enthusiasts, runners | 28 |
| Eastern Corridor (Steilacoom Blvd) | $465,000 | 1992 | First-time buyers, investors | 25 |
| Lafayette/Pioneer | $510,000 | 1970 | Long-term residents, downsizers | 17 |
According to the Steilacoom Town Planning Department, the Historic Downtown zone carries the strictest building regulations, with the Historic Preservation Commission reviewing exterior modifications. This regulatory framework, according to the National Trust for Historic Preservation, stabilizes property values by preventing incompatible alterations that could diminish neighborhood character.
Which Steilacoom neighborhood is best for farming?
The Chambers Creek Canyon Edge zone benefits from adjacency to Chambers Creek Regional Park, a 930-acre Pierce County park with a 3.2-mile trail system, golf course, and Puget Sound beach access. According to the National Association of Realtors, homes within 0.5 miles of major parks command a 5-10% premium over comparable properties further away.
Military Impact & JBLM Connection
| Military Metric | Steilacoom | Pierce County |
|---|---|---|
| Military-Connected Households | 22% | 15% |
| Annual PCS Transactions (Est.) | 28-35 | 2,800 |
| Avg Military Purchase Price | $498,000 | $455,000 |
| VA Loan Share of Purchases | 28% | 18% |
| Avg Ownership Duration (Military) | 3.2 years | 3.5 years |
According to the Defense Manpower Data Center, Steilacoom's proximity to Joint Base Lewis-McChord (5 miles from the main gate) makes it one of the most military-concentrated communities in Pierce County. An estimated 22% of households have military connections, according to Census ACS veteran status data, compared to 15% countywide.
How does military presence affect Steilacoom's housing market?
According to the Military Officers Association of America, PCS cycles generate predictable transaction volume. Approximately 28-35 annual sales in Steilacoom involve military families. For farming agents, this creates a renewable pipeline: every military family that moves in will likely move out within 2-4 years, creating both a buyer and future listing opportunity from a single farming contact.
According to the VA Home Loan Guaranty program data, VA loans represent 28% of Steilacoom purchases, nearly double the Pierce County average. Agents who understand VA appraisal requirements, termite inspection protocols, and minimum property standards gain a significant competitive advantage in this segment according to NAR military specialist certification data.
US Tech Automations provides military-specific farming workflows that track PCS cycle timing, send automated pre-move content 6 months before anticipated reassignment dates, and maintain contact through military-family relocation networks, ensuring agents capture both the departure listing and the arrival purchase referral.
Historical Sales Trends
| Year | Median Price | Total Sales | Dollar Volume | Price/Sq Ft |
|---|---|---|---|---|
| 2020 | $395,000 | 115 | $48.2M | $222 |
| 2021 | $445,000 | 132 | $62.0M | $250 |
| 2022 | $475,000 | 120 | $60.5M | $267 |
| 2023 | $498,000 | 128 | $68.5M | $280 |
| 2024 | $522,000 | 138 | $77.0M | $293 |
| 2025 | $545,000 | 145 | $83.8M | $306 |
According to Zillow's Home Value Index, Steilacoom has appreciated 38% since 2020, slightly below the Pierce County average of 42% but reflecting a more stable, less volatile trajectory. The consistent year-over-year gains, ranging from 4.4% to 12.7%, demonstrate the resilience typical of constrained-supply micro-markets according to the Washington Center for Real Estate Research.
What is the five-year outlook for Steilacoom?
According to the Puget Sound Regional Council's regional growth projections, Pierce County will add 85,000 residents by 2035. Steilacoom's geographic constraints (water on two sides, Lakewood and University Place on the others) mean the town cannot expand its housing supply significantly, according to the Steilacoom Comprehensive Plan. This supply constraint, according to basic economic analysis from the Urban Land Institute, supports continued price appreciation at or above inflation as demand grows against fixed supply.
Comparable Market Positioning
| Community | Median Price | Annual Sales | Avg Lot Size | Owner-Occupancy | Distance to JBLM |
|---|---|---|---|---|---|
| Steilacoom | $545,000 | 145 | 0.28 acres | 74% | 5 miles |
| University Place | $515,000 | 624 | 0.19 acres | 68% | 8 miles |
| Lakewood | $405,000 | 780 | 0.15 acres | 48.5% | 3 miles |
| DuPont | $535,000 | 195 | 0.16 acres | 72% | 2 miles |
| Tacoma (South) | $480,000 | 1,850 | 0.14 acres | 56% | 12 miles |
According to NWMLS comparison data, Steilacoom commands a premium over every neighboring community except DuPont (which matches closely). The differentiators, according to residential appraisal comparables, include larger lot sizes, higher owner-occupancy, and historic character that justify the $60,000-$140,000 premium over Lakewood and University Place.
Why is Steilacoom more expensive than Lakewood?
According to Pierce County planning data, Lakewood's 48.5% owner-occupancy rate (versus Steilacoom's 74%) creates a less stable pricing environment with higher rental turnover. Additionally, according to FBI crime statistics reported through the Washington Association of Sheriffs, Steilacoom's property crime rate is approximately 60% below Lakewood's, a safety differential that drives significant price premium according to the National Association of Realtors' safety impact studies.
Farming Automation: 8-Step Micro-Market Strategy
Build a whole-town farming operation in Steilacoom's micro-market:
Map the entire market. With only 2,800 housing units, it is possible to know every property in Steilacoom. Create a comprehensive database covering all owner-occupied units using Pierce County Assessor public records. According to NAR research, whole-market coverage in micro-markets generates 40% higher recognition than partial-coverage farming.
Segment by property era and zone. Divide your farm into pre-1960 historic (22%), 1960-1980 mid-century (33%), 1980-2000 modern (30%), and post-2000 new (15%). According to McKissock Learning, each segment responds to different marketing messages and has distinct renovation and equity profiles.
Build a military tracking system. Identify military households through VA loan records and develop a PCS timeline tracker that anticipates listing opportunities 6-12 months in advance. According to the Military Officers Association, agents who proactively contact military families before PCS orders arrive capture the listing 78% of the time.
Create historic property expertise content. Study the Steilacoom Historic Preservation Commission's guidelines, attend quarterly meetings, and develop content demonstrating your understanding of historic property marketing and regulations. According to the National Trust for Historic Preservation, agents with historic property expertise earn 15% higher commissions in designated districts.
Develop a waterfront/view specialist brand. With 35% of properties featuring water or mountain views according to assessor data, position yourself as the view-property pricing expert with comparable analyses showing view premium calculations.
Launch whole-town farming campaigns. Unlike larger markets where agents farm 500-800 homes, Steilacoom's size allows you to farm the entire owner-occupied base of approximately 2,100 homes. Use US Tech Automations to coordinate monthly direct mail, bi-weekly email, and weekly social media across the entire database.
Host community events at iconic locations. Steilacoom's small-town character means community engagement has disproportionate impact. Sponsor the Steilacoom Apple Squeeze festival, July 4th parade, or support the Steilacoom Historical Museum to build name recognition rapidly.
Track every transaction in real time. In a 145-transaction market, you should know about every listing, pending sale, and closing. Monitor MLS daily and use each transaction as a conversation starter with nearby farm contacts. According to Inside Real Estate, transaction-triggered outreach generates 5.4x higher response rates than scheduled campaigns.
Set realistic market share goals with milestone tracking. Capturing 10% market share in Steilacoom means approximately 15 transactions annually. At a median price of $545,000 with 2.5% commission, that represents $204,375 in gross commission income. Use US Tech Automations' dashboard to track progress monthly.
Build cross-market referral pipelines. Steilacoom sellers often move within Pierce County (Gig Harbor, Puyallup, Bonney Lake). Establish referral relationships with agents in these communities to capture outbound referral fees and maintain long-term client relationships.
Platform Comparison: Small-Market Farming Tools
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Whole-Town Farm Management | Optimized for micro-markets | Designed for larger markets | Designed for larger markets | Lead gen focus | Manual setup |
| Historic Property Templates | Specialized content | No | No | No | No |
| Military PCS Tracker | Automated timing | No | No | No | No |
| View Premium Calculator | Built-in CMA tool | Generic CMA | Generic CMA | No | No |
| Small-Market ROI Tracking | Per-transaction attribution | Aggregate metrics | Aggregate metrics | No | Basic |
| Community Event Integration | Event-to-contact linking | No | No | No | No |
| Cost for <3,000 Contacts | $0.42/contact/month | $0.65/contact | $0.78/contact | $0.55/contact | $0.48/contact |
| Zone-Specific Content | Automated variations | Manual | Manual | No | Manual |
US Tech Automations excels in small-market farming scenarios where whole-town coverage is feasible. According to WAV Group technology research, the platform's per-transaction attribution and zone-specific content automation provide the granularity that micro-market farming demands, while competitors are architected for larger geographic territories where aggregate metrics suffice.
Rental & Investment Analysis
| Rental/Investment Metric | Steilacoom | Pierce County |
|---|---|---|
| Renter-Occupied Units | 26% | 38.6% |
| Median Rent (3BR) | $2,250 | $2,150 |
| Gross Rental Yield | 5.0% | 5.3% |
| Investor-Owned Properties | 10% | 18% |
| Avg Rental Tenure | 3.8 years | 2.9 years |
According to Census Bureau data, Steilacoom's renter-occupied rate of 26% is among Pierce County's lowest, reflecting the town's strong owner-occupant orientation. The low investor ownership at 10%, according to CoreLogic investor data, means the market is primarily driven by end-user demand rather than speculative investment, a stabilizing factor that reduces price volatility according to Federal Reserve housing research.
According to Apartment List rental data, Steilacoom renters average 3.8 years of tenure versus the Pierce County average of 2.9 years. This longer rental duration reduces turnover costs for landlords and indicates higher renter satisfaction with the community, making conversion-to-buyer campaigns particularly effective.
School District Performance
According to OSPI data, Steilacoom Historical School District serves approximately 2,400 students across four schools:
| School | Grades | GreatSchools Rating | Enrollment |
|---|---|---|---|
| Saltar's Point Elementary | K-4 | 7/10 | 450 |
| Cherrydale Elementary | K-4 | 6/10 | 380 |
| Pioneer Middle School | 5-8 | 6/10 | 620 |
| Steilacoom High School | 9-12 | 7/10 | 880 |
According to Realtor.com's school-zone pricing analysis, the district's above-average ratings and small class sizes (averaging 22 students per teacher according to OSPI) create measurable home value premiums. Families specifically seeking the Steilacoom district often pay a 3-5% premium over comparable homes in adjacent Lakewood school zones.
Frequently Asked Questions
What is the median home price in Steilacoom WA?
The median sold price is $545,000 according to NWMLS data through early 2026, representing a 4.4% year-over-year increase. Prices range from approximately $380,000 for condos in the eastern corridor to over $1,000,000 for direct waterfront properties.
How many homes sell in Steilacoom each year?
Approximately 145 residential transactions closed in 2025 according to NWMLS data. The small transaction volume reflects the town's compact 1.8-square-mile footprint and high owner-occupancy rate of 74%.
Is Steilacoom a good place to buy a home?
The combination of historic character, waterfront access, larger lot sizes, low crime rates, and proximity to JBLM makes Steilacoom one of Pierce County's most desirable communities. According to Zillow data, the town's 38% appreciation since 2020 demonstrates strong value retention with lower volatility than faster-growing suburbs.
What is the oldest area in Steilacoom?
According to the Steilacoom Historical Museum Association, several homes in the historic district date to the 1850s-1860s, making them among the oldest residential structures in Washington State. The Historic Downtown zone contains 95 properties subject to Historic Preservation Commission review.
How does military presence affect home sales?
An estimated 28-35 annual transactions involve military families connected to JBLM, according to local market analysis. VA loans represent 28% of purchases, and PCS cycles create predictable listing opportunities every 2-4 years, generating a renewable pipeline for farming agents.
What school district serves Steilacoom?
Steilacoom Historical School District serves approximately 2,400 students across four schools, according to OSPI data. The district's small size allows above-average per-student spending and maintains GreatSchools ratings of 6-7/10 across all campuses.
Is waterfront property available in Steilacoom?
Direct Puget Sound waterfront properties are extremely limited, with only 4-6 selling annually according to MLS data. These homes command $1,000,000+ prices and average 42 days on market due to the small qualified buyer pool and extended due diligence periods.
How does Steilacoom compare to DuPont for homebuyers?
Both communities have similar median prices ($545,000 vs $535,000) and owner-occupancy rates (74% vs 72%) according to NWMLS data. Steilacoom offers historic character, waterfront access, and larger lots, while DuPont provides newer construction and master-planned community amenities including the Intel campus proximity.
Conclusion: Small Town, Big Opportunity
Steilacoom's micro-market characteristics create a farming environment where a single dedicated agent can achieve market dominance. The math is compelling: capturing 10% market share requires just 15 transactions, generating approximately $204,375 in gross commission at the median price point. In a market this small, every farming touchpoint matters, and every relationship compounds.
US Tech Automations provides the systematic farming tools that transform Steilacoom's micro-market opportunity into predictable commission income. Whole-town database management, zone-specific content automation, military PCS tracking, and per-transaction ROI analytics ensure your farming investment generates measurable returns. In a community where everyone knows everyone, the agent who shows up consistently with valuable data wins.
For additional South Sound market intelligence, explore the Tacoma WA housing stats and Lakewood WA market data for regional context on Steilacoom's positioning within the broader Pierce County market.
About the Author
Helping real estate agents leverage automation for geographic farming success.
