Covington 98042

King County, WA · 15,738 properties · updated 7/26/2026

Should you buy here?buyer-timing lens

44affordability /100

Buyer leverage is seller advantage; weigh payment burden and the 3-lens valuation before bidding.

Payment burden

34.5%

stretched

Days on market

daily

Price cuts

21.0%

of active

Valuation

+151.3%

vs assessor

Look up an address

/100

Weak

stable · seller advantage · prices easing year-over-year.

Price trend

Affordability

Valuation

Economic health

Verdict grades housing conditions; buyer-timing, investor cash-flow, supply-tightness and county macro scores answer different questions — each in its own section.

Buyer / sellerbuyer-timing lens

Balanced Market

Needs 13% correction for affordability

DOM: 48d (rising) · Market Dynamics rolling median · hourly

Score Components

Payment Burden (25%)50

Valuation Gap (25%)60

Supply & Demand (20%)85

Buy vs Rent (15%)75

Cancellation Rate (10%)0

Days on Market (5%)60

Balanced market in 98042. List price is roughly fair — focus on condition and value. Payment burden: 34.1% of median income. Median days on market: 48. Renting is approximately 103% cheaper than buying (price-to-rent ratio: 24.4).

Balanced market conditions. Prices roughly aligned with fundamentals — similar to stable periods in 2014-2015.

STABLESELLER ADVANTAGE

Market is holding steady with balanced conditions. Sellers are firmly in control. Prices down 1.3% YoY.

Address lookup$99 report path

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<p style="font:12px system-ui;margin:4px 0 0"><a href="https://lotvox.com/seattle/zip/98042?utm_source=embed&utm_medium=backlink">Covington 98042 housing market data</a> by <a href="https://lotvox.com/">Lotvox</a></p>

Market snapshoteach number, once

Median price

$697,909

▾ 1.3% YoY

Days on market

daily · zip_data

Median rent

$2,422

ZORI

Investor score

34/100

cash-flow lens

Active listings

132

90-day

Valuation3 lenses, different anchors

vs assessor

+151.3%

Market vs assessed value — a tax-roll lag, not a deal signal.

Avg assessor$1,753,800

county CAMA · properties_v

vs income

—

Fair-value model not available for this market.

fair_value_scores · 10-state coverage

vs county comps

+67.6%

County-wide market — the widest, slowest signal.

King+67.6%

Lotvox comps · mv_valuation_gap

Read together: Above county comps but sustainable on local incomes.

Pricing detail

Price / sqft—

Price-to-income5.6×

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How 98042 ranks in WA

percentile vs all Washington ZIPs · n=581

Market velocity79%

Supply tightness59%

Affordability62%

Investment yield68%

Appreciation21%

Affordability, supply & momentum

41SUPPLY

BalancedSupply Tightness

Supply and demand are roughly even — standard negotiation dynamics.

Months of Supply10.1 mo

Days on Market12d

Inv vs History+23.7%

Listing Density--

Affordability — payment burden

Monthly payment (P&I)$3,606

Payment burden34.5%

Median income · ZIP$125,554

Mortgage rate6.71% · 30yr

Total monthly own$4,304

Monthly rent$2,422

Market dynamics

Price cut %21.0%

Momentumstable

LeverageSELLER ADVANTAGE

Months of supply10.1

Sales (90d)0

Investment analysis

Median rent$2,422

Price-to-rent24.4

Est. cap rate2.7%

Buy vs rentfavors renting

Livability

Walk score3

Transit score5

Bike score—

Historical trends

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Price bandsmix-shift

Price Bands — the median behind the median

A single median rises whenever expensive homes become a bigger share of what sells, even if no tier got more expensive. These are the tiers underneath it, computed from recorded arms-length deed transactions in King.

Current tiers · 12 months to Aug 25floor 10 sales/tier

1 tier had too few sales in this ZIP and are shown at county or metro level — see the stamp on each row. 6 tiers had too few sales at every level and are left blank rather than estimated.

Tier	Median	$/sqft	Sales	Share	Source
Under $250k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$250k–$500k	$400k	$202	12	80.0%	COUNTY · King, WA
$500k–$750k	—	—	—	—	fewer than 10 sales at zip, county and metro level
$750k–$1M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1M–$1.5M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$1.5M–$2M	—	—	—	—	fewer than 10 sales at zip, county and metro level
$2M+	—	—	—	—	fewer than 10 sales at zip, county and metro level
All sales (the headline median)	$412k	$210	15	100%	COUNTY · King, WA

No mix-shift history for this area. no geography from this ZIP up to metro has 8+ quarters of 10+ recorded arms-length sales across at least 4 price tiers. Trends are drawn only from recorded transactions; the last-sale snapshot above cannot carry a time series, because a property that sold twice keeps only its latest sale — which drags the history upward through the tiers and would invent the very mix shift this section exists to test for.

National context — not local

NAR's aggregate existing-home median for the United States and the West census region. This is the figure the tiers above are a check on. It is national/regional and says nothing about 98042.

United States
West

Copyright, National Association of Realtors. Reprinted with permission. Retrieved from FRED, Federal Reserve Bank of St. Louis. FRED publishes a rolling 13-month window for these series.

Tiers computed from Lotvox parcel and deed substrate through Aug 25 (10 later months withheld as partially loaded). Sample floor 10 sales per tier; below it a figure is drawn from the county or metro and labelled, or left blank. Multi-parcel bulk deeds and duplicate records are excluded.

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King County contextmacro · jobs · debt · migration

ZIP score grades housing; county score adds macro distress (jobs, debt, poverty). They answer different questions.

ZIP 98042→King County, WA

12-Month Direction

-17Moderate Deterioration

Confidence

100%

DeterioratingStableImproving

BuildersLens Market Intelligence

Market Score

35· Weak

Market Score grades housing-market conditions (affordability, valuation, supply). The county Healthy/Moderate/Distressed badge measures economic distress (jobs, debt, poverty) — the two can read differently.

Payment Burden28

43.3%

severe

Source: Lotvox · Updated 2026-05-15

Buy vs Rent0

2.644x

rent advantage

Source: Lotvox · Updated 2026-05-15

Valuation3

+67.6%

overvalued

Source: Lotvox comps · Updated 2026-05-15