Here is a number that tells you exactly where the Puyallup real estate market stands in early 2026: homes are selling at 99% of their list price. That single data point captures a market that is neither overheated nor cooling, one where sellers still hold an advantage but buyers are no longer getting shut out by aggressive bidding wars. For homeowners considering a sale, this is a window worth understanding.
I track the Puyallup real estate numbers closely because my clients depend on accurate, current data to make decisions that involve hundreds of thousands of dollars. The pandemic-era frenzy is over. The correction some predicted never materialized. What we have instead is a market that has settled into a sustainable rhythm, and the data supports that interpretation from every angle. Let me walk you through what the numbers are telling us right now and what they mean for sellers in this market.
Puyallup Real Estate by the Numbers
The headline story is stability. The median home price of $595,000 represents a year-over-year change of just -0.5%, which is essentially flat. After years of double-digit appreciation that saw Puyallup homes gain roughly 115% over the past decade, a pause was expected. But a pause is not a decline. The fundamentals underlying this market remain sound. This is an important factor for anyone exploring Puyallup Real Estate.
What the Price Data Tells Us About Puyallup Real Estate
The -0.5% year-over-year price change deserves context. In a market that appreciated 115% over ten years, a half-percent dip is statistical noise, not a trend reversal. Puyallup's median price has held in the $585,000 to $600,000 range for the past 18 months, which represents a plateau after the rapid gains of 2020 through 2023. Buyers searching for Puyallup Real Estate should keep this in mind.
At $306 per square foot, Puyallup remains more affordable than comparable communities in King County, where similar homes often exceed $400 per square foot. This price-per-square-foot figure is important for sellers because it tells you that buyers are getting real value in Puyallup Real Estate, which keeps demand steady even as mortgage rates fluctuate.
For sellers, the practical takeaway is straightforward: pricing your home accurately is more important now than it was two years ago. During the frenzy, you could list 5% above market value and still attract multiple offers. Today, the 99% sale-to-list ratio tells you that homes priced correctly sell at or near asking, but homes priced aggressively sit. The margin for error has narrowed, and that is where experienced pricing strategy makes the difference. This directly impacts the Puyallup Real Estate landscape.
Supply and Demand: What the Inventory Numbers Mean
With approximately 640 active listings and 2.1 months of supply, Puyallup sits firmly in seller's market territory. Any market below 3 months of supply favors sellers, and at 2.1 months, the balance has not shifted to buyers despite the increase in inventory from pandemic-era lows. Understanding this helps when evaluating Puyallup Real Estate.
The Redfin Compete Score of 83 out of 100 reinforces this reading. An 83 means that most homes attract serious interest quickly, and well-priced properties in desirable neighborhoods, particularly South Hill and Downtown, often receive multiple offers within the first two weeks. This context matters for Puyallup Real Estate decisions.
However, the 640 active listings represent a meaningful increase from 2021, when inventory dropped below 200 in some months. Buyers have more choices now, which means sellers need to present their homes well and price them realistically. The days of listing a home with minimal preparation and receiving ten offers in a weekend are behind us. What remains is a healthy, functional market that rewards sellers who approach the process strategically. This is an important factor for anyone exploring Puyallup Real Estate.
Days on Market: What 35 Days Really Means for Sellers
The average days on market has stretched from 24 to 35 over the past year. For sellers who remember the 2021 market, that number might feel like a slowdown. In reality, 35 days is a normal, healthy pace for a residential real estate market. Historically, 30 to 45 days on market indicates balanced demand where buyers have enough time to make informed decisions and sellers can expect a sale within a reasonable timeframe. Buyers searching for Puyallup Real Estate should keep this in mind.
What the 35-day average tells me is that buyers are being more deliberate. They are ordering inspections, negotiating repairs, and comparing multiple properties before making offers. This is actually good for sellers because it means the offers you receive are more likely to close. During the frantic 2021 market, a significant number of contracts fell through due to buyer's remorse, appraisal gaps, or waived-inspection regret. Today's slower pace produces more reliable closings. For those interested in Puyallup Real Estate, this is worth noting.
For sellers, the practical implication is that your marketing window matters. The first two weeks on market are still the most critical period for generating interest and offers. Professional photography, accurate pricing, and strategic staging during that window will determine whether your home sells in 20 days or sits for 60. This directly impacts the Puyallup Real Estate landscape.
Neighborhood Price Breakdown: Where the Value Is
The neighborhood-level data reveals important nuances. South Hill continues to command the highest prices and fastest sales, driven by school zone demand, newer construction, and proximity to retail along Meridian Avenue. Sellers in the Sunrise master-planned community and near Woodland Elementary can expect above-average interest. Understanding this helps when evaluating Puyallup Real Estate.
Downtown Puyallup has emerged as one of the strongest segments for sellers of smaller homes and townhomes. First-time buyers priced out of South Hill are gravitating toward downtown's walkability, Sounder station access, and character homes in the $350,000 to $575,000 range. If you own a craftsman bungalow or mid-century rambler downtown, your buyer pool is deeper than it was five years ago. This context matters for Puyallup Real Estate decisions.
North Puyallup remains the steady performer. Larger lots of 0.25 to 0.50 acres attract move-up buyers who want space without leaving the Puyallup School District. Prices in the $475,000 to $700,000 range represent solid value for the square footage and lot size you get.
What This Means for You as a Puyallup Seller
The data paints a clear picture. Puyallup remains a seller's market with stable prices, healthy demand, and manageable inventory. But the margin for error is thinner than it was during the peak. Here is what that means in practical terms.
First, pricing accuracy is everything. The 99% sale-to-list ratio tells you that correctly priced homes sell. Overpriced homes linger, and every week on market beyond 35 days costs you negotiating leverage. I use a comparative market analysis that accounts for neighborhood-level data, not just citywide averages, because the difference between a South Hill home and a Downtown home is significant even at the same square footage.
Second, presentation matters more than it did in 2021. With 640 active listings, buyers are comparing your home against real alternatives. Professional photography, decluttering, and targeted staging are no longer optional. They are the baseline expectation.
Third, timing still works in your favor. With 2.1 months of supply, you are selling into a market where demand exceeds supply. That fundamental imbalance protects your pricing power. The SR 167 Completion Project, a $2.6 billion infrastructure investment that will connect Puyallup directly to I-5 and the Port of Tacoma by 2030, is expected to further support property values in western Puyallup and along the corridor.
Fourth, your long-term equity position is strong. A home purchased in Puyallup ten years ago has appreciated approximately 115%. Even if the market moves sideways for another year, you are sitting on substantial equity that gives you flexibility in your next move.
| Metric | Current Value | Context |
|---|---|---|
| Median Home Price | $595,000 | Stable, slight YoY decline of -0.5% |
| Median Price per Sq Ft | $306 | Consistent with 2025 levels |
| Average Days on Market | 35 | Up from 24 during peak demand |
| Sale-to-List Price Ratio | 99% | Homes selling at near full asking |
| Active Listings | ~640 | Healthy inventory, not oversaturated |
| Redfin Compete Score | 83/100 | Competitive market, favors sellers |
| Months of Supply | 2.1 | Below 3 months = seller's market |
| 10-Year Appreciation | ~115% | Strong long-term value growth |
| Neighborhood | Price Range | Market Activity |
|---|---|---|
| South Hill | $425K-$750K | Highest demand, fastest sales in desirable school zones |
| Downtown Puyallup | $350K-$575K | Strong interest from first-time buyers, walkability premium |
| North Puyallup | $475K-$700K | Steady demand, larger lots attract move-up buyers |