HOUSING NEAR JBLM: THE BEST CITIES, COMMUTES & NEIGHBORHOODS FOR MILITARY FAMILIES (2025 GUIDE)
When families receive PCS orders to Joint Base Lewis-McChord, one of the first questions they ask is:
“Where should we live?”
Because unlike many duty stations that have one clear surrounding town, JBLM is surrounded by multiple cities, all with different:
· Commute times
· School options
· Price points
· Neighborhood vibes
· Appreciation potential
· Community feel
And choosing the right one makes all the difference — especially when you’re trying to balance BAH, lifestyle, and the realities of military life in Washington.
As a veteran myself and a realtor who has helped hundreds of families buy near JBLM, I’ve broken this down in a way that’s practical, honest, and tailored to what military families truly need.
Let’s walk through every major city and neighborhood near JBLM, what makes each one unique, and how to choose the one that fits your family best.
Understanding JBLM’s Geography (Quick Overview)
JBLM spans two areas:
Lewis Main + Lewis North (Soldier-focused units)
Closest cities:
· DuPont
· Lakewood
· Lacey
McChord Field (Air Force side + support commands)
Closest cities:
· Lakewood
· University Place
· Parkland
· Tacoma (south side)
Traffic varies by gate and time of day, so commute planning is absolutely essential.
The 8 Most Popular Cities Near JBLM (Pros, Cons & HOA/Lifestyle)
Below is the real breakdown I give my PCS clients — the kind of info you can’t get from Google alone.
1️⃣ DuPont
· Closest commute to JBLM — period.
· Modern, clean, walkable, HOA-managed communities.
Why military families love it:
· 5–10 minute commute
· Beautiful trails and parks
· Newer construction (less maintenance)
· Strong resale value
· Highly predictable neighborhoods
Considerations:
· Homes are smaller
· Higher price per square foot
· Limited bigger yards
Who it’s perfect for:
· Busy dual-military families
· Families who want walkability
· Those who prioritize commute over house size
2️⃣ Lacey
One of the most popular locations for JBLM families.
Why families love it:
· Great schools (North Thurston)
· Newer construction neighborhoods
· Strong military community presence
· Shopping, grocery, parks all close
· Easy access to I-5
Commute:
· 20–35 minutes depending on the gate and traffic.
Who it’s great for:
· Families wanting good schools
· Homebuyers looking for modern layouts
· Anyone needing more space than DuPont offers
3️⃣ Puyallup (South Hill)
Larger homes, established neighborhoods, high demand.
Why families choose Puyallup:
· Top-rated schools in certain areas
· Large, modern homes
· Strong resale + appreciation
· Community-based neighborhoods
Commute:
· 35–55 minutes depending on traffic and gate.
Who it’s ideal for:
· Families needing more space
· Those wanting larger yards
· Anyone planning to hold the home long-term
4️⃣ Spanaway / Frederickson
Affordable, practical, military-heavy communities.
Why families like it:
· Lower home prices
· Newer subdivisions expanding quickly
· Easy access to East Gate
· Large military community
Commute:
· 10–25 minutes (depending on gate + traffic).
Considerations:
· Schools vary
· Faster development = growing traffic
Who it’s best for:
· Families wanting budget-friendly options
· Those who value being near military neighbors
5️⃣ Graham
More rural, peaceful living — but still close enough.
Why families choose Graham:
· Larger lots
· Newer homes at great value
· Quiet, scenic areas
· Strong appreciation the last 10 years
Commute:
· 25–45 minutes depending on gate.
Considerations:
· Fewer large shopping hubs
· School ratings vary by zone
6️⃣ Yelm
One of the best-kept secrets for PCS moves.
Why families love Yelm:
· Newer subdivisions
· Peaceful suburban feel
· Great affordability
· Close-knit community
Commute:
· 30–45 minutes via Yelm Highway.
Who it’s great for:
· Families wanting a slower pace but newer homes
· Those valuing community feel
7️⃣ Lakewood
Mixed affordability, closest to McChord Gate.
The real breakdown:
· Some of the closest commutes to McChord
· Varies heavily street by street
· Some incredible neighborhoods
· Some areas needing more awareness
Who it’s best for:
· Air Force families
· Those who prioritize commute
· Buyers comfortable navigating mixed areas with an informed agent
8️⃣ University Place (UP)
Higher-priced but highly desired.
Why it’s popular:
· Top WA schools (UPSD)
· Safe, family-oriented
· Strong resale
· Near Chambers Bay & water views
Considerations:
· Higher prices
· Commute can be 30–50 minutes
Neighborhood Types Around JBLM (Choose What Fits Your Life)
HOA-Managed Communities (DuPont, Lacey, Frederickson)
· Pros: clean, organized, well kept
· Cons: limited yard size, CC&Rs
Non-HOA Neighborhoods (Spanaway, Puyallup, Lakewood)
· Pros: more freedom, bigger lots
· Cons: more variation street by street
New Construction (Lacey, Yelm, Graham)
· Pros: less maintenance, builder warranties
· Cons: further commutes
Established Communities (UP, Puyallup South Hill)
· Pros: large yards, mature trees
· Cons: older systems (roof/water heater/HVAC)
Commute Breakdown by Gate (Most Accurate for PCS Families)
From DuPont:
· North Gate: 5–10 min
· East Gate: 8–15 min
From Lacey/Olympia:
· MQ Lewis/North Gate: 20–35 min
From Puyallup South Hill:
· East Gate: 35–55 min (traffic varies daily)
From Spanaway/Frederickson:
· East Gate: 10–25 min
From Yelm:
· North Gate via Yelm Hwy: 30–45 min
From University Place:
· McChord Gate: 20–35 min
· North Gate: 25–40 min
Traffic is heaviest:
· 6:50–8:10 AM
· 3:45–5:15 PM
Planning around this is part of choosing the right city.
How to Choose the Right Community If You’ve Never Been to JBLM
Here’s the step-by-step method I use with PCS families:
Step 1 — Identify commute needs
· Which gate?
· Which unit?
· Which shift?
· Do you need dual-commute planning?
Step 2 — School priorities
· Do you need top-tier districts?
· Are you open to living in a different district for lifestyle reasons?
Step 3 — Price + BAH alignment
· Instead of asking “what’s the max we can afford,” we ask “what’s the payment that keeps you comfortable?”
Step 4 — Home lifestyle
· Bigger yards? Walkability? Newer build? Community feel?
Step 5 — Long-term strategy
· Will this be a 2–3 year home?
· Are you building a rental portfolio?
· Do you want to return to WA later?
This ensures your PCS isn’t just about landing safely — it’s about landing smart.
What Military Families Usually Want — and the Best Cities for Each
“We want the shortest commute possible.”
➡️ DuPont, Lakewood, Lacey
“We want strong schools.”
➡️ Lacey, Puyallup, University Place
“We want newer homes at good prices.”
➡️ Yelm, Lacey, Graham
“We want bigger homes and yards.”
➡️ Puyallup, Graham, Spanaway
“We want affordability without sacrificing comfort.”
➡️ Spanaway, Yelm
“We want a walkable area.”
➡️ DuPont
“We want good resale when orders change.”
➡️ Lacey, Puyallup, DuPont
Final Thoughts: There Isn’t One “Best” City — There’s a Best Fit for Your Family
Choosing where to live near JBLM is deeply personal.
Every family is different.
Every PCS timeline is different.
Every lifestyle is different.
My job is to help you match your budget, commute, and family needs to the right Washington community — so your PCS landing feels grounded, supported, and stress-free.
And because I’m a veteran myself, I understand how much stability matters during a military move.
If you’re planning a PCS to JBLM and want a tailored breakdown based on your exact BAH, commute, school preferences, and budget, reach out. I’ll help you find the Washington community that feels like home the day you arrive.
Written by a Local Veteran Realtor Who Helps PCS Families Every Year