The story of this market
The typical home in ZIP 98323 sells for about $380,800, or $265 per square foot.
Prices are roughly flat from a year ago (-0.6%), a market in balance. Homes take about 28 days to sell, which is fast. HUD's fair market rent for a two-bedroom is $1,850 a month.
ZIP 98323 — Carbonado
The 98323 housing market is currently stable, with a median home value of $517,221 and limited inventory. The market is driven by its proximity to Mount Rainier and rural appeal, though high commute times and limited infrastructure constrain rapid price appreciation. No major new developments are currently impacting the local market.
This ZIP is best suited for outdoor enthusiasts and remote workers seeking a rural, mountain-adjacent lifestyle, as the long commute makes it impractical for daily office workers in the city.
Median prices moved down 0.6% year over year.
Homes spend a median of 28 days on market with 4.6 months of supply — a fast-moving market.
12% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 5.2% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.7%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 8.9%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
ZCTA 98323, Pierce County WA
The area is subject to regional wildfire and wind risks common to the Cascade foothills, with insurance availability tightening in rural Pierce County.
Growth is limited by the area's rural, mountainous geography and protected forest lands, with minimal new commercial infrastructure development.
Property taxes are assessed by Pierce County based on local millage rates, which include state school levies and local fire district assessments.
Commuting to the Tacoma or Seattle employment cores requires a long drive via SR 165 and SR 410, with no direct public transit access.
The area offers immediate access to the Carbon River entrance of Mount Rainier National Park, extensive hiking trails, and outdoor recreation in the surrounding national forest.
The rental market is characterized by low inventory and high demand for single-family homes, with limited multi-family supply.
The local economy is primarily driven by tourism, outdoor recreation, and small-scale service businesses, with most residents commuting to larger employment hubs in Pierce County.
Parcels are served by the White River School District and local fire protection districts.
Property insurance premiums are rising due to increased wildfire risk assessments in the Cascade foothills.
Data retrieved from US Census Bureau ZCTA-level tables.
Public schools whose reported address is in this area (NCES). Not attendance boundaries — schools that serve residents may sit outside it. Check the district's address locator for assignment.
- White River Amphitheatre4.117.4 mi
- Maris Farms4.514.2 mi
- Knutson Farms Inc Flower Shop and Nursery4.618.1 mi
- Enumclaw Expo Center4.311.7 mi
- The Kelley Farm4.715.9 mi
- Mt. Fremont Fire Lookout4.912.5 mi
- Tolmie Peak Fire Lookout4.95.2 mi
- Mowich Lake Campground4.77 mi
- Summit Lake Trailhead4.73.4 mi
- Carbon River Rainforest Trail4.72.7 mi
- Mt. Fremont Fire Lookout4.912.5 mi
- Longmire Museum4.519.9 mi
- Christine Falls Bridge4.818.2 mi
- Tolmie Peak Fire Lookout4.95.2 mi
- Wilkeson Historic Coke Ovens4.58.3 mi
- Mt. Fremont Fire Lookout4.912.5 mi
- Summit Lake Trailhead4.73.4 mi
- Carbon River Rainforest Trail4.72.7 mi
- Cal Magnusson Trail4.610.8 mi
- Pinnacle Peak Park4.710.3 mi
- Enumclaw Golf Course4.111.7 mi
Theme parks, venues, golf, airports, museums, water and shopping across the area from Google Maps, ranked by popularity within the radius shown.
Provides world-class hiking, river access, and wilderness exploration.
Preserves the local coal mining history of the town.
Key-figure check: median price diverges 35.8% from the nearest retained anchor (published ten-year series (2025)) — beyond the 12.5% tolerance; an automated validation case is open and the value publishes pending its verdict. Research outlier held out — this pass returned a median of $517,221 (35.8% off the retained reading), contradicting every independent anchor; the prior reading stands pending corroboration. Validation: the flagged $517,221 (+35.8% vs the published ten-year series (2025)) could not be independently corroborated and was reverted to the prior cycle value pending review; the case is under review in the Command Center.