ZIP 98354

98354 is one of 57 ZIP codes that lie mostly in Pierce County, WA — 80% of its own area is in the county.

Shaded by typical home value, it ranks 18 of the 34 nearby ZIPs shown.

2 school locations in 98354: 1 elementary, 1 middle.

In alphabetical order: Discovery Primary School, Surprise Lake Middle School. Locations only — no ratings are shown here.

In January 2000 the typical home in 98354 was worth $172,692.

Values peaked at $579,298 in February 2025. The latest reading is −2.8% from that peak.

As of August 2026: $562,879, +0.1% over twelve months.

Start with the typical home: $562,879. Put 20% down and borrow $450,303 at 7.40%, the 30-year fixed average as of October 8, 2026.

That is $3,118 a month in principal and interest.

The median household here earns $90,361 a year, $7,530 a month. So the payment takes 41.4% of income — rated “severe” (Lotvox ZIP bands: under 28% affordable · 28–36% stretched · 36%+ severe).

The line holds today's rate fixed and moves only the price: at that rate, the same share was 12.7% in 2000.

Take the typical home's price each month, borrow 80% at that month's actual 30-year average rate: in January 2000 (8.21%) the payment was $1,034.

In December 2020, with rates at 2.68%, it was $1,443.

By August 2026, at 6.67%, it was $2,896 — +101% since December 2020, while the home's value moved +26%.

Reported values rose +226% since January 2000.

General prices (CPI-U) rose +97% over the same span.

Divide one by the other: in August 2026 dollars, the 2000 home was worth $340,825. So the real change is +65%, not +226%.

98354: +226% since January 2000.

Pierce County: +216% since January 2000.

Washington: +236% since January 2000 — 98354 ran behind it by 10 points.

Against 581 Washington ZIP codes, 98354 sits at the 39th percentile for affordability (price vs local income).

44th for appreciation (recent value growth); 77th for rental yield (rent vs price).

Owning the typical home costs about $3,681 a month once taxes and insurance (estimated at 1.2% of price a year) are added. Renting runs about $2,145 a month.

Price divided by a year's rent: 21.9. Lotvox reads under 15 as favoring buying and 20 or more as favoring renting.

Homes sold: about 8 a month in August 2026 (Redfin).

The 2015–2019 level for the same month was 13 — so sales ran at 62% of it, and below it in 24 of the last 24 months.

Across Pierce County, builders pulled permits for 3,782 new homes in 2025.

Of those, 45% were in 1-unit buildings (the Census Bureau's category for detached and attached single homes).

This ZIP sits in Pierce County. IRS tax returns for 2022-2023: among the ten counties sending the most households, 14,623 moved in. Among the ten receiving the most, 12,092 moved out.

Net across those counties: +2,531 households. Beside it, homes for sale in this ZIP: 22 in June 2026.

Most arrivals came from King, WA (9,291 households); most departures went to King, WA (6,086).