The question:

What’s really happening right now in the Tacoma / Pierce County housing market — and how should buyers and sellers respond?

Snippet answer:

In January, the market continues to show modest price stability in Pierce County, with the median sale price around$565K (down ~0.18%year‑over year) and days on market creeping up, signaling that both buyers and sellers need to adjust their strategies to match a slightly less frenzied—but still active—market.

Current market snapshot

Here’s what we’re seeing in your local market:

• The median sale price in PierceCounty is about $565,000, which reflects a slight decline of roughly 0.18%year‑over‑year.

• Price per square foot is rising slightly (about +2.9% in the last year) even though the overall sale price is flat.

• Homes in the county are staying on the market longer — median days on market ~29 days, up compared to last year.

• Inventory remains tight relative to a “balanced” market. According to the Tacoma‑Pierce County Chamber of Commerce economic outlook, housing affordability is still below historical averages and new listings are up, but sales aren’t climbing at the same pace.

What this means:
For sellers: The market isn’t “take any offer in minutes” like it was a few years ago, but you still likely benefit from a well‑positioned listing.
For buyers: It’s less wild than peak frenzy, so you may have slightly more time to evaluate, inspect, negotiate—but don’t assume double‑digit drops are anywhere near guaranteed.

Advice for sellers

If you’re planning to list your home in Tacoma or elsewhere in Pierce County, here are your key take‑aways:

• Price with purpose. Given the flat or slight decline in typical sale price, leading with a realistic price can help you avoid a prolonged time on market.

• Prepare for more negotiation. With more days on market and fewer immediate over‑list offers, your buyers may ask for more concessions or extra contingencies.

• Highlight what sets your home apart. Inventory is still limited, so you’ll want standout presentation, strong photography, and clear messaging (condition, upgrades, location) to capture buyer attention.

• Time your listing thoughtfully. While Spring traditionally brings more activity, listing sooner may give you an advantage if inventory remains low.

Advice for buyers

Thinking of buying in Tacoma or PierceCounty this month? Here’s how to act strategically:

• Get pre‑approved and know your budget. Even if prices are flat, interest rates and monthly payment structure still play a big role.

• Be ready to move. 29days on market may sound generous compared to “one‑week” rushes, but the good homes will still go quickly.

• Negotiate smartly. A slightly cooler pace means you may have more room to ask for inspections, repairs or small price adjustments—but don’t assume huge leverage.

• Look beyond just price drops. With price per square foot rising, some homes are better investments than others. Focus on value: condition, location, future resale potential.

• Think mid‑term. If you’re buying for more than 3‑5 years, a stable or modest market is still a strong foundation.

Final takeaway

While the Tacoma/Pierce County market in January isn’t as frenzied as the boom years, it’s by no means flat or frozen. Prices are largely holding, inventory remains tighter than ideal, and both buyers and sellers must act with clarity and strategy.
If you’re selling, lead with accuracy. If you’re buying, lead with readiness.

Ready to take the next step?

I’m Shu, your local real estate professional in the Tacoma/Pierce County area. Whether you’re exploring listing your home or looking to dive into the market, I’d love to chat about your goals and help you map your next move. Visit my website and get in touch anytime — let’s make your housing plan happen.

And don’t forget to follow me on Facebook and Instagram @realtorshu for more updates, tips, and local market insights.