VA Loan Basics for Washington: What Military Buyers Need to Know Before Buying in 2025
PCS orders to JBLM feel exciting, overwhelming, and a little chaotic all at once—especially when you’re trying to understand what your money really gets you in the South Sound. Whether you're comparing on-base vs. off-base living, planning BAH allocation, or trying to stretch your housing budget in a competitive market, knowing the true cost of living in Pierce County makes a massive difference.
As a local Washington Realtor, veteran, and someone who has helped countless military families relocate to JBLM, I want this to give you clarity—not confusion—so you can plan your move with confidence.
This guide breaks everything down into real numbers, real neighborhoods, and real life, so you know exactly what to expect when you land in the South Sound.
1. How Much Does Housing Cost in Pierce County?
Pierce County offers everything from affordable starter homes to higher-end waterfront communities—and the price difference between cities can be huge.
Here’s a simple, clear breakdown:
Average Rents (2–3 Bedrooms)
Spanaway: $1,950–$2,400
Puyallup (South Hill): $2,100–$2,600
Lakewood: $1,800–$2,300
DuPont: $2,300–$2,800
Tacoma: $2,000–$2,600
Gig Harbor: $2,600–$3,200
Average Home Prices
Spanaway: $450K–$525K
Puyallup (South Hill): $525K–$650K
Lakewood: $450K–$550K
DuPont: $575K–$650K
Tacoma: $500K–$700K
Gig Harbor: $750K–$1M+
If you're comparing cities, you might want to read:
Cost of Living in Tacoma vs. Puyallup
2. How Far Will Your BAH Go?
Pierce County BAH is designed to match our local pricing, but depending on where you live, you may stretch it—or exceed it.
Most military families do best in areas that balance price + commute + amenities.
Two of the most popular neighborhoods I help military families explore are:
Best Neighborhoods Near JBLM for Military Families
Housing Near JBLM: Cities, Commutes & Neighborhood Breakdown
3. Utilities, Internet & Monthly Household Bills
Utilities (Typical Monthly Totals):
Electric: $120–$180
Water: $60–$95
Sewer: $55–$85
Garbage: $30–$45
Internet: $75–$120
Fuel (Heating):
Homes with natural gas average $70–$100/mo.
All-electric homes vary more by season.
4. Transportation & Commute Costs
Your commute is one of the biggest cost factors—both in time and fuel.
Typical JBLM Commute Times
DuPont → JBLM: 5–10 minutes
Lakewood → JBLM: 10–18 minutes
Puyallup (South Hill) → JBLM: 25–35 minutes
Tacoma → JBLM: 20–30 minutes
Gig Harbor → JBLM: 35–45 minutes
For a deeper look at the best commute-friendly areas:
Living in Puyallup: Neighborhoods, Schools & Commutes
5. Food, Groceries & Daily Living Costs
Groceries
Pierce County sits slightly above the national average, but below many coastal metros.
Typical grocery costs:
Family of 4: $900–$1,200/mo.
Family of 2: $550–$700/mo.
Restaurants
Coffee shops: $5–$8
Fast casual: $14–$18 per meal
Family dining: $45–$75
Gig Harbor/Tacoma waterfront: $90–$150 for dinner
6. Childcare, Schools & Activities (Corrected + Expanded)
Childcare and schools vary widely depending on the city — and this is often where military families have the most questions.
Childcare Costs
Daycare: $1,200–$1,800/month
Preschool: $900–$1,350/month
After-school care: $250–$450/month
Private childcare: $20–$30/hour
School Districts Military Families Often Choose
Steilacoom Historical School District
Serves Steilacoom, DuPont
Very military-friendly
Smaller class sizes
Great community support
Puyallup School District (South Hill)
Excellent academics
Larger district with strong programs
Very popular with deployed families
Bethel School District (Spanaway, Graham)
Several new schools
Affordable housing
Heavy military population
Clover Park School District (Lakewood)
Closest commute to JBLM
Most convenient for North Gate
Tacoma Public Schools
Wide range of magnet programs
Strong STEM + arts options
Find the strongest JBLM neighborhoods for schools:
Best Neighborhoods Near JBLM
Family Activities
Affordable activities include:
Point Defiance Zoo
Bradley Lake Park
Ruston Way waterfront
Northwest Trek
Local community centers
Most outings range from free to $25.
7. Recreation, Lifestyle & Weekend Costs
Pierce County offers everything from free hikes to high-end dining.
Typical costs:
State Park Discovery Pass: $35/year
Movie tickets: $14–$17
Family day at Point Defiance Zoo: $65–$90
Mariners/Seahawks tickets: $50–$250+
8. Property Taxes in Pierce County
Pierce County’s property tax rate ranges from 1.0% to 1.3%, depending on the city and school district.
For example:
Puyallup/South Hill: ~1.18%
Spanaway: ~1.22%
Gig Harbor: ~0.95%
Tacoma: ~1.25%
This is important when calculating your long-term affordability, especially if you plan to purchase using a VA loan.
9. The Real Cost of Buying in Pierce County (Military Edition)
Here’s what most families don’t expect:
One-Time Costs:
Inspection: $425–$650
Appraisal (VA): Typically covered upfront
Earnest Money: 1%–2% of purchase price
Sewer/Septic Pumping (if required): $450–$700
Annual or Occasional Costs:
Home insurance: $650–$1,200/year
HOA dues (if applicable): $40–$125/mo.
Home maintenance: 1% of home value per year
For more help understanding buyer costs:
First-Time Homebuyer Guide for Washington
The Real Cost of Buying Your First Home in Washington
10. Where Military Families Get the Best Value in Pierce County
Based on affordability, commute times, and neighborhood demand, these are the strongest value-focused areas for military buyers:
Spanaway
Affordable, close to East Gate, many newer homes.
Puyallup (South Hill)
Great schools, strong resale, family-friendly.
Best Neighborhoods for First-Time Buyers:
Lakewood
Fast commute, diverse pricing, close to amenities.
DuPont
Master-planned, safe, very military-heavy.
Tacoma
Walkability, character homes, strong rental market.
Gig Harbor
Higher price point, luxury, stunning water views.
11. Should You Rent or Buy in Pierce County?
Here’s the truth many military families don’t hear:
Renting makes sense if:
Your orders are short
You want to learn the area first
You’re unsure about schools or commuting
Buying makes sense if:
You’ll be here 2+ years
You want to build equity
You want stability for your family
For deeper insight:
Rent vs. Buy Near JBLM
12. Final Thoughts: What Military Families Should Expect Financially
Living in Pierce County can be:
More affordable than Seattle
More competitive than many bases
Full of strong, military-friendly neighborhoods
A place with incredible value if you buy smart
Your BAH can go far here—especially with the right area, the right home, and the right guidance.
I’ve helped hundreds of families relocate to Washington, and my goal is always the same:
🔹 Make this PCS easier
🔹 Protect your budget
🔹 Help you find the right neighborhood
If you’re planning a PCS to JBLM, I’m here to help you explore your options, compare cities, and build a plan that actually makes sense for your family.
Written by: Lani Fisher, Washington Realtor & Veteran Helping Military Families PCS With Confidence