Hilltop, Tacoma, WA—98405
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Hilltop, Tacoma, WA
As of Oct '25, the median home price in Hilltop, Tacoma, WA is $452,000, with a year-over-year change of -1.7%. This indicates that home prices in Hilltop, Tacoma, WA are decreasing. According to Zillow, the 1-year price projection is -0.1%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $452,000 | -1.7% |
| Single Family | $454,000 | -1.5% |
| Condos | $372,000 | -2.1% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $334,000 | -6.2% |
2 Bed | $405,000 | -1.5% |
3 Bed | $464,000 | -1.5% |
4 Bed | $503,000 | -1.2% |
| 5 Bed | $550,000 | -1.1% |
% of Housing Stock
Rental Trends — Hilltop, Tacoma, WA
As of July '25, Rentcast reports the average rent in Hilltop, Tacoma, WA is $1,840, with a year-over-year rent change of -8.5%. Per bedroom, the median rent as of July '25 in Hilltop, Tacoma, WA is studios: $1,350, 1-bedrooms: $1,470, 2-bedrooms: $1,870, 3-bedrooms: $2,770, 4-bedrooms: $3,200. The most common rental property sizes in Hilltop, Tacoma, WA are 1-bedroom and 2-bedroom, accounting for 31.4% and 31.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,620 | $1,840 |
| Studio Rent | $1,300 | $1,350 |
| 1 Bed Rent | $1,400 | $1,470 |
| 2 Bed Rent | $1,900 | $1,870 |
| 3 Bed Rent | $2,500 | $2,770 |
| 4 Bed Rent | $3,100 | $3,200 |
% of Rental Stock
Property Listings — Hilltop, Tacoma, WA
As of Oct '25, Realtor.com reports that the median days on market for a home in Hilltop, Tacoma, WA is 37. This is a decrease of -22.0% from last year, suggesting that homes are sitting on the market shorter than last year. The percentage of listed homes with a reduced price is 22.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $455,000 | -2.0% |
Listing Count | 81 | 4.0% |
| Listings as % of Homes | 0.2% | 4.0% |
Days on Market | 37 | -22.0% |
Demographics — Hilltop, Tacoma, WA
As of the latest ACS Survey released in 2023, Hilltop, Tacoma, WA has a population of 25,300, which has increased by 8.7% over the past 5 years. Hilltop, Tacoma, WA is a moderately popular place for families, as children make up 17.9% of the population. The area has a moderately educated workforce, with 31.2% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 15.7% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 25,300 | 8.7% |
% Under 18 | 17.9% | -9.6% |
% Seniors | 12.7% | 1.6% |
% WFH | 15.7% | 256.8% |
% w/ College Degree | 31.2% | 14.3% |
As of the latest ACS Survey released in 2023, Hilltop, Tacoma, WA is a predominantly white area, with 57.9% of the population identifying as white. The white population has shrunk by 5.1% in the last 5 years. The second most common race or ethnicity in Hilltop, Tacoma, WA is black, making up 12.6% of the population. Foreign-born residents account for 8.3% of the population in Hilltop, Tacoma, WA, and this percentage has increased by 1.2% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 57.9% | -5.1% |
% Black | 12.6% | -8.7% |
% Hispanic | 11.4% | 9.6% |
% Asian | 4.8% | -11.1% |
% Foreign Born | 8.3% | 1.2% |
Mortgage and Risk — Hilltop, Tacoma, WA
According to HUD data as of 2023, there were 435 mortgage originations in Hilltop, Tacoma, WA, of which 79.0% of loans were conventional mortgages. The average loan-to-value was 60.0%, with 30.0% above 90% LTV (very high). This implies large mortgage risk in Hilltop, Tacoma, WA. Investor activity is low, as 4.0% of loans were by investors. 11.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 435 |
% Conventional Loans | 79.0% |
% Government Loans | 21.0% |
% Investor Loans | 4.0% |
% Second Loans | 1.0% |
% Cash Out Refinance | 11.0% |
Loan Activity
Rentals and Section 8 — Hilltop, Tacoma, WA
As of 2024, the percent of homes in Hilltop, Tacoma, WA under the Section 8 program is 20.5%. This is considered high, suggesting that the neighborhood is heavily composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 3-bedroom units appear to be good home sizes to consider for Section 8 housing in Hilltop, Tacoma, WA, because HUD payments exceed market rent, while 2-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 1,255 |
Total Units Section 8 | 1,105 |
% Rentals under Section 8 | 20.5% |
% Occupied Section 8 | 83.1% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $90 | $1,400 | $1,490 |
| 2 Bedroom | -$70 | $1,900 | $1,830 |
| 3 Bedroom | $60 | $2,500 | $2,560 |
| 4 Bedroom | -$170 | $3,100 | $2,930 |
Affordability — Hilltop, Tacoma, WA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.5 |
| Median Home Price | $452,000 |
| Median Household Income | $80,000 |