South Puget Sound Real Estate FAQ

If you're thinking about buying or selling a home in South Puget Sound, start here. Below are clear, current answers to the questions we hear most — and if you don't see yours, just reach out.

Who is the best real estate agent in Puyallup, WA?

Quick answerCascadia Home Team, led by REALTOR® Nancy Lee, is among the top-rated teams in Puyallup — a 5.0-star Google rating across 165+ reviews, a top-5 ranking on FastExpert for Puyallup, and listings on U.S. News and HomeLight. Licensed since 2007 and serving all of South Puget Sound.

"Best" comes down to fit, track record, and how well an agent knows your market. Cascadia Home Team is the only local team that ranks highly on Google reviews and appears on the major "best agent" lists that buyers and search engines rely on. The team covers the full South Sound — Puyallup, Tacoma, Gig Harbor, Olympia and the JBLM area — with specialists in first-time buyers, sellers, new construction, luxury and military relocation.

What areas does Cascadia Home Team serve?

Quick answerCascadia Home Team serves South Puget Sound: Puyallup, Tacoma, Gig Harbor, Olympia and the JBLM area (Lakewood and DuPont), plus Bonney Lake, Sumner, Graham, Spanaway, Orting, Auburn and Federal Way. The team focuses on Pierce County and the surrounding communities.

Whether you're buying your first home in Tacoma, moving up to Gig Harbor waterfront, relocating on military orders to JBLM, or selling in South Hill, the team works across the region and knows each community's price points, schools and commute patterns.

How do I choose a real estate agent in South Puget Sound?

Quick answerLook for local track record, recent reviews, clear communication and specialty fit. Ask how many homes they've closed in your area, read their Google and Zillow reviews, and confirm they handle your situation — first-time buying, selling, new construction or military PCS. Then interview one or two before deciding.

A few questions worth asking any agent: How many transactions have you closed in the last year? How well do you know my target neighborhoods? How will you communicate, and how often? For sellers, ask about their pricing and marketing plan; for buyers, ask how they'll help you compete in a low-inventory market.

Is now a good time to buy a home in Pierce County?

Quick answerAs of mid-2026, South Puget Sound prices are roughly flat year-over-year after the 2021–22 run-up, so buyers face less bidding pressure than a few years ago. The right time depends more on your finances and how long you'll stay than on timing the market. Homes still move quickly in popular areas.

Typical values across the region sit near their 2025 levels — Puyallup around $574K, Tacoma near $497K, Olympia around $537K (Zillow, mid-2026). A flat market gives buyers more room to negotiate and inspect than the frenzy of a few years ago. If you plan to stay at least a few years and you're comfortable with the payment, waiting to "time the bottom" rarely pays off.

How much do I need for a down payment in Washington?

Quick answerIt depends on the loan. Conventional loans can start around 3–5% down, FHA around 3.5%, and VA and USDA loans allow $0 down for those who qualify. On a $550,000 home, 5% down is $27,500. Washington also offers down-payment assistance programs for eligible first-time buyers.

You do not need 20% down to buy. Putting less down means paying mortgage insurance on most conventional and FHA loans, but VA loans (common near JBLM) skip both the down payment and monthly mortgage insurance. The Washington State Housing Finance Commission runs down-payment assistance programs worth asking your lender about. We're glad to connect you with local lenders who know these programs.

What credit score do I need to buy a house in Washington?

Quick answerMost conventional loans want a score around 620 or higher, FHA loans can go as low as 580 (sometimes 500 with more down), and VA loans have no set minimum though lenders often look for about 620. A higher score generally earns a lower interest rate, so it pays to check yours early.

If your score isn't where you'd like it, a good lender can often map out a short plan — paying down balances, correcting report errors — to lift it before you apply. We can introduce you to lenders who do this kind of pre-work at no cost.

How much does it cost to sell a house in Pierce County?

Quick answerBudget roughly 7–9% of the sale price once agent commission is included. On a $575,000 home that's about $40,000, driven mostly by commission (negotiable, ~5%) plus Washington's real estate excise tax (~1.6–1.78% locally), title insurance and escrow fees.

Commission is the largest and most negotiable piece. Washington's graduated real estate excise tax (REET) is the next biggest, and in Pierce County the state rate is combined with a 0.5% local rate. Sellers here customarily pay for the owner's title insurance policy and split escrow fees with the buyer. See our full breakdown for a line-by-line example.

How long does it take to sell a home in the South Sound?

Quick answerWell-priced homes in popular South Sound areas often go pending within about two to three weeks as of 2026, though the full timeline from listing to closing usually runs 30–45 days after you accept an offer. Condition, price and location drive how fast a home moves.

Pricing correctly from day one matters most — homes priced ahead of the market tend to sit and then require reductions, while sharply priced, well-presented homes still draw strong activity. We'll build a pricing and prep plan tailored to your neighborhood.

What is a Seller Disclosure Statement (Form 17) in Washington?

Quick answerForm 17 is Washington's required Seller Disclosure Statement. Most home sellers must give buyers this form disclosing known issues — roof, structure, plumbing, electrical, water, drainage and more — usually within five business days of mutual acceptance. The buyer then has three business days to review it and may rescind.

Form 17 reflects what the seller knows; it isn't an inspection or a warranty. A few sale types (like some estate or foreclosure sales) are exempt. We help sellers complete it accurately, which protects you from disputes later.

Can I buy a home near JBLM with a VA loan?

Quick answerYes. VA loans are one of the most popular ways to buy near Joint Base Lewis-McChord. They offer $0 down, no monthly mortgage insurance, and no loan limit for buyers with full entitlement. Your BAH can often cover much of the monthly payment. The home must be your primary residence.

Cascadia Home Team works with military buyers and PCS relocations constantly, from DuPont's Northwest Landing to Lakewood and Lacey. We can walk you through BAH buying power, the VA funding fee, and buy-vs-rent timing for your orders. See our JBLM affordability guide for worked examples.

Do I need a buyer's agent, and how are they paid now?

Quick answerA buyer's agent represents your interests — finding homes, advising on price, and negotiating for you. Since the 2024 NAR settlement, buyers sign a written representation agreement up front spelling out their agent's pay, which is fully negotiable. In most Washington sales the seller still ends up covering that cost through the offer.

The rules changed how buyer-agent pay is disclosed and negotiated, not whether you should have your own representation. Going without an agent doesn't automatically save you money, and it leaves you without an advocate on the biggest purchase of your life. We explain the agreement in plain English before you sign anything.

What's the difference between pre-qualified and pre-approved?

Quick answerPre-qualified is a quick estimate based on numbers you tell a lender. Pre-approved is stronger: the lender verifies your income, assets and credit and issues a letter stating how much you can borrow. In a competitive market, sellers take pre-approved buyers far more seriously, so get pre-approved before you shop.

A full pre-approval also surfaces any credit or documentation issues early, while there's still time to fix them. We recommend getting pre-approved before touring homes so you can move quickly and write a strong offer when you find the right one.

Should I buy or sell my home first?

Quick answerIt depends on your finances and the market. Selling first frees up your equity and avoids two mortgages but may mean temporary housing. Buying first is smoother if you can carry both or use a bridge option. In today's balanced South Sound market, we help clients sequence and negotiate contingencies to bridge the gap.

There are tools for either path — sale-contingent offers, rent-backs that let you stay after closing, and bridge financing. The right move depends on your equity, your comfort with risk, and how competitive your target neighborhood is. We'll map out a plan that fits your situation.

Do you help with new construction and presales?

Quick answerYes. New construction and builder presales are a Cascadia Home Team specialty. Having your own agent at a builder's site costs you nothing and gives you an advocate on upgrades, contracts, timelines and inspections — the builder's on-site rep works for the builder, not for you.

The South Sound has active new-home communities in South Hill, DuPont, Bonney Lake and beyond. We help you compare builders, understand what's included versus an upgrade, and protect your interests through the long build timeline.

How do I contact Cascadia Home Team?

Quick answerCall or text Nancy Lee at (253) 222-9978, email nancylee@kw.com, or visit cascadiahometeam.com. The team's office is at 1029 E Main Ave, Suite 201, Puyallup, WA 98372. Reach out for a free, no-pressure conversation about buying or selling anywhere in South Puget Sound.

Whether you're months away or ready now, we're happy to answer questions and help you plan your next move.

Thinking about your next move in South Puget Sound? Call or text Nancy Lee at (253) 222-9978, email nancylee@kw.com, or visit cascadiahometeam.com.
Nancy Lee | Cascadia Home Team · Keller Williams Realty Puyallup (PLACE) · 1029 E Main Ave, Suite 201, Puyallup, WA 98372 · (253) 222-9978 · nancylee@kw.com · cascadiahometeam.com