The real state of real estate in Puyallup and Washington. No fluff, just the facts and hard-won experience.
Pierce County inventory climbed to its highest level in ten years of Realtor.com data this summer. The buyers did not disappear. There are just more homes for the same number of them. Here is what that means going into the holidays.
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Every week somebody asks me for a single-level home in Puyallup or South Hill. Every week I give them the same honest answer about why there are so few, and what I would do instead of waiting for one.
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Form 17 is the document most sellers rush through and most deals quietly depend on. Fill it in carelessly and you hand the buyer an exit. Fill it in honestly and it becomes the best protection you have.
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A lot of the homes with land and space in this county come with a septic system, and plenty come with a well. Neither is a problem. Buying one without knowing what to check is.
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September did what September always does here. It thinned the field. Here is where Pierce County stands going into October, and why the next ten weeks favour the people who are paying attention.
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Every year the assessment notices land and my inbox fills up with the same two reactions. Both of them are based on the same misunderstanding of what that number is.
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This is the conversation I have more than any other in October. There are only three real options, and the one most sellers pick is usually the expensive one.
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Summer hides a house's worst habits. The first serious storm of the season shows you every one of them. Here is what I look at once the weather turns, and why October buyers have more room than they think.
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August did not change the market. It confirmed it. Here is where Pierce County actually stands going into September, and what I would do in the next six weeks.
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Most relocation guides for this area are marketing. This is the version I give friends: the dark winters, the fair traffic, the commute, and why I never left.
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Forty-five days is not a disaster in this market. It is a signal. Here is how to read your showing numbers and make one decision instead of five small ones.
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The people who struggle with an out-of-state move are rarely the ones who go too fast or too slow. They are the ones who do the right things in the wrong order.
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July did exactly what July does here. Heading into August, Pierce County is not crashing and it is not frantic. It is balancing, and that changes how you should play it.
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Half the agents in this county will change the subject when you ask about lahar and flood zones. Here is the straight version, including how to check any address yourself.
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Fix everything is the most expensive advice a seller ever gets. Here is what Pierce County buyers actually pay for, and what you should leave exactly as it is.
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Most buyers walk in with a number from an online calculator and find out later it was missing 30 percent of the payment. Here is the full line-by-line for Pierce County.
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The spring frenzy is over and the summer slowdown is on. Here is the July 2026 read on what that actually means for buyers and sellers across Pierce County.
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The 'we buy houses' pitch is convenience, and convenience has a price. Here is my honest take on when a cash offer makes sense and when it costs you a fortune.
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The fall market in Pierce County is a real selling season, not a consolation prize. Here is how to price, prep, and time a fall listing that actually sells.
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That Zillow number is an algorithm guessing at a deeply local question. Here is why your Zestimate is often off by tens of thousands in Pierce County, and what to trust instead.
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For family buyers, the school district often matters more than the kitchen. Here is how to buy smart in Pierce County when the schools are driving your decision.
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The spring frenzy is fading and the summer slowdown is setting in. Here is the summer 2026 read on Pierce County inventory, rates, and where the market goes from here.
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The tight spring window is closing and more inventory is coming online this summer. Here is how Pierce County sellers price, present, and time a listing to stand out in a deeper field.
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The wait-for-lower-rates strategy sounds smart. After 10-plus years in Pierce County, I can tell you it rarely works out the way buyers hope.
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Back-to-school buyers are motivated, decisive, and on a deadline. Here is how Pierce County sellers catch that window before it closes.
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I work with veterans and active-duty buyers near JBLM almost every week. Here is what most VA loan buyers get wrong about the funding fee, MPRs, and winning multiple-offer deals.
Read Full StoryMost first-time buyers in Pierce County have never heard of the programs that could put $15,000 to $25,000 toward their down payment. Here is how they work.
Read Full StorySpring delivered the peak I predicted, and now June is shifting. Inventory is finally climbing, the frenzy is cooling, and prices are holding steady. Here is the read.
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ADUs are getting a lot of hype in Washington right now. Here is the honest breakdown of when they pay off and when they do not.
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Both have their place. But the wrong choice can cost you tens of thousands. Here is how I help clients decide.
Read Full StoryMost sellers list their home before it is actually ready. Here is the 30-day plan I walk every client through before we go live.
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April brought exactly what I expected. Buyers are out, inventory is tight, and the strongest listings are moving fast. Here is the read.
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Everyone wants to time the market perfectly. Here is an honest answer to the question I keep getting asked heading into 2026.
Read Full StoryWinning in a competitive market is not about throwing the most money at a house. It is about being the most prepared buyer at the table.
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Two very different cities. Two very different lifestyles. Here is how I break it down for clients who cannot decide between them.
Read Full StoryForget what the national headlines are telling you. Here is the boots-on-the-ground reality of the Pierce County housing market this month.
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Your offer got accepted. Congratulations. Now the real work begins. Here is what the next 30 days actually look like.
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The advice I wish someone had given me. No sugarcoating, just the truth about buying your first home in Washington.
Read Full StoryAfter 10 years living here, this is what I tell people who are thinking about making the move to Puyallup and Pierce County.
Read Full StoryNot every inspection issue is a dealbreaker. But these five should make you think twice before moving forward.
Read Full StoryOverpricing is just the tip of the iceberg. Avoid these common pitfalls to ensure you don't leave money on the table.
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A candid look at why I chose 'Accountability' as my brand's cornerstone and why it matters for your next move.
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It's not the market. It's not bad luck. If your home is sitting, there's a reason - and it's probably fixable.
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