From the historic downtown core to the South Hill bench, our team operates as a dedicated Puyallup real-estate desk — pricing strategy, prep, and negotiation calibrated to this exact submarket.
Currently serving 14 active projects in the Puyallup metro area.
Service Area · Pierce County
Municipal Compliance
Puyallup's building code, overlay districts, and review processes shape what we can — and can't — promise on a listing's timeline. We do that homework before the For-Sale sign goes up, not after the inspection report drops.
City of Puyallup Development & Permitting ServicesProperties inside the downtown overlay are subject to design-review for exterior alterations and signage. We coordinate with Puyallup's Development & Permitting Services so listings disclose overlay status upfront.
Lots within the Clarks Creek riparian buffer or designated aquifer-recharge zones trigger additional review. Our pre-list checklist flags these on the title commitment before photos are scheduled.
Puyallup permits both attached and detached ADUs on most R-1/R-2 parcels. We routinely position ADU-eligible lots in marketing to widen the qualified-buyer pool.
Suburban Realities
Suburban Puyallup listings carry their own underwriting reality — septic, well, HOA, and lot-line dynamics that show up at inspection if they aren't addressed first.
Lot Sizes
0.18 – 0.35 acres in established neighborhoods; up to 1 acre on the bench.
HOA / CC&Rs
Newer developments on South Hill carry HOAs with paint, fence, and rental restrictions we vet before listing.
Local Infrastructure
Puget Sound Energy
We coordinate directly with PSE for natural-gas locates and meter relocations before any pre-list grading or staging is scheduled.
Puyallup Public Works
Side-sewer side-card pulls and water-meter sizing are confirmed before list price is set on properties with additions or ADUs.
42″
Annual Rain
34°F
Winter Low
81°F
Summer High
Local Microclimate
The Puyallup Valley's fall rainfall pattern compresses the exterior-prep window — we schedule paint, pressure-wash, and roof inspections in late August so listings hit the market dry and photo-ready.
Schools & Local Resources
School boundaries, library access, and property records shape how a Puyallup home shows and how it appraises. We link directly to the source so buyers and sellers can verify everything themselves — no secondhand summaries.
School Districts
Neighborhood Directory
Every Puyallup neighborhood has its own pricing band, buyer profile, and prep playbook. We treat them that way.
98373 · 98374 · 98375
South Hill is Puyallup's growth engine — the bench above the valley where 1990s–2010s subdivisions sit next to early-1980s ramblers on a half acre. The pricing band is wide, which means comp selection is everything.
Explore South Hill98371
Downtown Puyallup is the historic valley-floor core — Craftsman and bungalow streets, Pioneer Park, Sounder access, and a design-review overlay that changes how you prep, price, and disclose a listing.
Explore Downtown Puyallup98371
Clark's Creek is the west-side corridor where parks, riparian buffers, and established lots sit between downtown and Summit. Pricing here is about creek proximity and critical-area diligence, not a citywide median.
Explore Clark's Creek98374
Rodesco is an east-Puyallup pocket of large, tree-covered lots off Shaw Road — late-1970s plats where setbacks, privacy, and acreage logic beat a South Hill subdivision average.
Explore Rodesco98374
Shawnee Ridge sits on Shawnee Road E above the Orting Valley — custom homes, Rainier views, and larger lots where HOA timing and view orientation drive value more than bedroom count.
Explore Shawnee Ridge98375
Gem Heights is a South Hill pocket near 176th and Sunrise — 1980s–1990s plats with HOA amenities, Gem Heights Elementary nearby, and a pricing band that should not be blended with downtown 98371.
Explore Gem Heights98373 · 98371
Summit is the west-side CDP between Puyallup and Tacoma — mixed city and unincorporated streets where school district (Puyallup vs Franklin Pierce) and sewer vs septic can change a sale more than paint color.
Explore SummitMarket Pulse · Puyallup
As of 2026-08-18. Statistics via Repliers / NWMLS (MLS Grid). Sold metrics use recent closed sales.
Active listings
545
Currently on market
Median sold
$560,000
Recent closed sales
Avg days on market
45
Recent closed sales
Months of inventory
5.2
697 closed in window
| ZIP | Active | Median sold | Avg DOM | Mo. supply |
|---|---|---|---|---|
| 98371 | 110 | $596,000 | 52 | 6.2 |
| 98372 | 103 | $555,000 | 60 | 6.1 |
| 98373 | 97 | $575,000 | 43 | 6.1 |
| 98374 | 200 | $574,000 | 44 | 5.3 |
| 98375 | 117 | $550,000 | 31 | 3.1 |
AI Market Brief · Week of 2026-08-04
Puyallup’s Market Pulse shows a market with real choice for buyers and real work for sellers who overprice. Citywide median sold price sits near $550,000 on recent closed sales, with average days on market around 45 — far from frenzy conditions, but still moving when homes are prepared and priced to the ZIP, not the county headline.
Inventory has built through spring and early summer: active listings in the Puyallup city scope are elevated versus winter, and months of supply based on recent closing velocity lands in a more balanced band than the peak-seller years. That is exactly when micro-neighborhood strategy matters — South Hill (98374), downtown-adjacent 98371, and the 98373–98375 bench do not behave as one average.
For buyers, this is a window to compare condition, school boundaries, and Sounder access without waiving everything. For sellers, the cost of a soft launch shows up in days on market and eventual concessions — launch with ZIP-level comps, clean permit history, and a clear story for the pocket you are in.
Narrative generated with AI from live Repliers/NWMLS statistics for Puyallup. Not a formal appraisal. Verify numbers on the Market Pulse section above.
AI-Powered Search
Beta TestingDescribe the Puyallup home you want — South Hill, downtown, yard, budget — and we'll match live MLS inventory.
Beta disclaimer: This feature is still being tuned and may miss homes, return weak matches, or misunderstand your request. For the most reliable results, use the listings filters or map view.
For Sale Now
$700,000
Puyallup, WA, 98375
Service Area: PuyallupSingle Family Residence
Listed by André Bohall & Cindie · Timber Real Estate
Listing provided by NWMLS as distributed by MLS Grid
$624,950
Puyallup, WA, 98373
Service Area: PuyallupMulti Family
Listed by Northwest Premier Brokers
Listing provided by NWMLS as distributed by MLS Grid
$425,000
Puyallup, WA, 98375
Service Area: PuyallupSingle Family Residence
Listed by Keller Williams Realty
Listing provided by NWMLS as distributed by MLS Grid
$550,000
Puyallup, WA, 98371
Service Area: PuyallupMulti Family
Listed by Keller Williams Realty PS
Listing provided by NWMLS as distributed by MLS Grid
$529,950
Puyallup, WA, 98373
Service Area: PuyallupSingle Family Residence
Listed by John L. Scott, Inc.
Listing provided by NWMLS as distributed by MLS Grid
$750,000
Puyallup, WA, 98374
Service Area: PuyallupSingle Family Residence
Listed by eXp Realty
Listing provided by NWMLS as distributed by MLS Grid
Recently Sold · Puyallup
| Address | Sold price | $/sqft | DOM | Sold date |
|---|---|---|---|---|
| 12809 175th Street E98374 | $3,700 | $1 | 19 | Aug 18, 2026 |
| 8004 135th St Court E98373 | $3,250 | $1 | 12 | Aug 17, 2026 |
| 2104 28th Avenue SE98374 | $317,000 | $190 | — | Aug 14, 2026 |
| 18702 108th Avenue E98374 | $3,050 | $2 | 121 | Aug 12, 2026 |
| 1438 40th Street SE98372 | $925,000 | $272 | — | Aug 10, 2026 |
| 12404 124TH Street E #1698374 | $120,700 | $81 | — | Aug 7, 2026 |
| 326 17th Street NW98371 | $345,000 | $575 | — | Aug 4, 2026 |
| 5921 111th Street Ct E #4498373 | $335,000 | $239 | 7 | Aug 3, 2026 |
Proof of Work · Puyallup
Success Stories
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
Local Context
Puyallup offers a mix of older downtown homes, newer South Hill neighborhoods, and established pockets like Gem Heights and Summit, giving buyers a wide range of housing styles and price points. Many residents look to Puyallup homes for sale when they want access to Puyallup School District schools, neighborhood parks, and daily convenience without losing the city's local character. Downtown living near Pioneer Park and the Puyallup Library appeals to buyers who want a more walkable setting — see Downtown Puyallup — while South Hill and Clark's Creek often suit those who want more space and easy access to shopping and recreation.
Commuters often compare Puyallup with nearby Sumner and Edgewood because the area balances suburban convenience with access to Sounder service and main travel routes. Named pockets such as Gem Heights, Summit, Shawnee Ridge, and Rodesco give sellers and buyers a clearer neighborhood fit than a single citywide search. OnSite Real Estate Group serves Puyallup homebuyers and sellers who want local guidance across these pockets, from historic streets near the city core to newer communities on South Hill.
Local Guide
What buying, selling, and living in Puyallup really involves — downtown and South Hill pockets, Puyallup School District, permits and utilities, Sound Transit access, and practical Pierce County due diligence.
Puyallup is one of Pierce County's broadest housing markets — historic downtown streets, the South Hill bench, and named pockets like Clark's Creek, Rodesco, Shawnee Ridge, Gem Heights, and Summit across ZIPs 98371–98375. Buyers comparing Puyallup homes for sale often weigh walkable downtown living against South Hill space, then check nearby options in Sumner, Bonney Lake, and Edgewood.
Downtown Puyallup offers older homes, local businesses, and closer ties to the valley floor and transit. Parts of the core sit in a historic overlay where exterior changes and signage can require design review — sellers should disclose overlay status early and confirm past exterior work was documented. See the Downtown Puyallup service area for that pocket in detail. South Hill and related bench neighborhoods tend to draw move-up buyers looking for different lot sizes, newer construction, and retail access along Meridian. For hyper-local pages, start with South Hill, Gem Heights, Clark's Creek, Summit, Shawnee Ridge, and Rodesco.
Schools are central for many Puyallup moves. The Puyallup School District is one of Washington's larger districts, with attendance areas that can shift by address across Rogers, Emerald Ridge, and Puyallup High School corridors. Verify the exact property assignment rather than assuming a neighborhood name tells the full story — especially when comparing Summit, Gem Heights, and South Hill streets that sit near boundary lines.
Permits and utilities are a practical ownership layer. City of Puyallup Development & Permitting Services handles single-family permits, ADU review, and related land-use questions; Puyallup Public Works covers municipal water, side-sewer, and stormwater. Buyers should confirm sheds, decks, fences, and additions were permitted. The city allows attached and detached ADUs on many residential parcels — a detail that can widen the buyer pool when marketed accurately. Power and gas across much of Puyallup come from Puget Sound Energy.
Some lots near Clark's Creek and designated critical areas trigger extra review for riparian buffers or aquifer recharge. Flagging those on the title and planning timeline early avoids surprise delays. Homes on septic in Pierce County need a separate inspection path; our Pierce County septic systems guide covers O&M and Report of System Status expectations, with the Tacoma–Pierce County Health Department as the primary public health source.
Commute patterns shape how buyers rank Puyallup pockets. Many residents use SR-512, Meridian, and nearby arterials toward Tacoma, Joint Base Lewis-McChord, and other South Sound job centers, while Sound Transit Sounder and regional bus connections support Tacoma and Seattle trips. Test-driving peak-hour routes from South Hill versus downtown is as useful as counting bedrooms.
Everyday civic context comes from the City of Puyallup, the Puyallup Sumner Chamber of Commerce, and the Pierce County Library System. For taxes, assessed values, and parcel history, use the Pierce County Assessor-Treasurer. Active and sold listing context typically runs through NWMLS — useful for comparing downtown, South Hill, and named subdivisions on a like-for-like basis rather than a single citywide average.
Living in Puyallup is about matching lifestyle to a specific pocket: downtown walkability and historic-street character, South Hill convenience and space, or quieter named neighborhoods in between. Whether you are selling a long-held Gem Heights home or buying near Clark's Creek, André and Cindie Bohall at OnSite Real Estate Group focus on micro-neighborhood pricing, permits, schools, and commute realities so decisions match everyday life. When you are ready, browse Puyallup homes for sale or start a conversation with our team.
