Rows tagged local are specific to Fort Lewis (Census ACS); state rows are state averages; metro-area rows are inherited from Seattle, WA. Home value is ACS owner-reported (not a Zillow sale price).
School score: 5/10 (district Clover Park School District · NCES EDFacts)
Cost of living
Metric
Value
Scope
US rank
Cost-of-living index (US=100)
112.7
metro-area
#193 of 200 metros
Grocery index (US=100)
108.1
metro-area
#197 of 200 metros
Big Mac price (est.)
$6.41
metro-area
#192 of 200 metros
Median household income
$51,679
local
#2920 of 3,220 cities
Median wage (all occupations)
$29,766
local
#3026 of 3,220 cities
Who lives here
Metric
Value
Scope
US rank
Median age
37.4 years
metro-area
#68 of 200 metros
Bachelor's degree or higher (25+)
46.3%
metro-area
#14 of 200 metros
Foreign-born residents
20.4%
metro-area
#26 of 200 metros
Homes that are owner-occupied
60.4%
metro-area
#171 of 200 metros
Economy
Metric
Value
Scope
US rank
Unemployment rate
2.63%
local
#297 of 3,220 cities
Population growth (5-yr)
-3.5%
local
#2893 of 3,220 cities
Housing — what your money buys
Metric
Value
Scope
US rank
Median home price
$750,279
local
#2924 of 3,220 cities
Home price ÷ income (affordability)
7.0×
local
#2947 of 3,220 cities
1-yr home appreciation
-1.9%
metro-area
#171 of 200 metros
Price per square foot
$417
local
#2851 of 3,220 cities
Typical home size (implied)
1,800 sqft
Median rent (monthly)
$2,177
local
#2842 of 3,220 cities
Homes for sale (inventory)
11,837
Median days on market
10
metro-area
#52 of 200 metros
Taxes
Metric
Value
Scope
US rank
Total tax burden (est. % of income)
10.7%
state
#124 of 200 metros
Combined sales tax
9.38%
state
#180 of 200 metros
State income tax (top rate)
None
Capital gains tax
7.00%
state
#149 of 200 metros
High earners
7% capital gains tax on gains over ~$262k (no wage income tax)
Social Security in retirement
Not taxed — has no state income tax, so Social Security is untaxed along with everything else
Effective property tax rate
0.88%
local
#1351 of 3,220 cities
Median property tax paid
$5,543
local
#2337 of 3,220 cities
Health & childcare
Metric
Value
Scope
US rank
Life expectancy at birth
79.8 years
metro-area
#25 of 200 metros
Healthcare (annual, single adult)
$6,600
state
#65 of 200 metros
Uninsured (share of residents)
6.2%
metro-area
#40 of 200 metros
Primary care providers per 100k
95
metro-area
#25 of 200 metros
Childcare (annual, infant, center)
$16,000
state
#150 of 200 metros
Vehicles & commute
Metric
Value
Scope
US rank
Annual registration
$200
state
#135 of 200 metros
Vehicle property tax (annual)
None
state
#1 of 200 metros
Emissions testing
Not required
Emissions detail
Discontinued emissions testing in 2020
DMV & license offices
8
Avg commute to work
12 min
local
#6 of 3,220 cities
Commute by driving alone
59.5%
metro-area
#6 of 200 metros
Solo drivers commuting 30+ min
44.0%
metro-area
#177 of 200 metros
Utilities & fuel
Metric
Value
Scope
US rank
Electricity
14.4¢/kWh
state
#21 of 200 metros
Avg monthly electric bill
$129
state
#19 of 200 metros
Gasoline
$4.55/gal
state
#175 of 200 metros
Natural gas (avg monthly bill)
$58
state
#58 of 200 metros
Water & sewer (avg monthly bill)
$167
state
#179 of 200 metros
Home internet (avg monthly bill)
$83
state
#135 of 200 metros
Insurance
Metric
Value
Scope
US rank
Home insurance (annual)
$1,500
state
#51 of 200 metros
Auto insurance (annual)
$1,600
state
#51 of 200 metros
Disaster risk & supplemental insurance
Metric
Value
Scope
US rank
Main natural hazards
Notable hazards: wildfire, earthquakes — separate flood/quake/windstorm policies may be needed.
FEMA National Risk Index (0–100, higher = more risk)
99.0 — Relatively High
metro-area
#184 of 200 metros
Flood insurance (annual, NFIP)
$700
state
#61 of 200 metros
Earthquake insurance (annual)
$700
state
#175 of 200 metros
Climate & air quality
Metric
Value
Scope
US rank
Air quality (median AQI, lower=cleaner)
47
metro-area
#107 of 200 metros
Cooling degree-days (AC load)
300
metro-area
#2 of 200 metros
Homes with air conditioning (state)
53%
state
#192 of 200 metros
Heating degree-days (heat load)
4,700
metro-area
#116 of 200 metros
Days per year ≥ 90°F
2
metro-area
#6 of 200 metros
Days per year ≥ 100°F
0
metro-area
#5 of 200 metros
Avg summer high (state)
76°F
metro-area
#2 of 200 metros
Avg winter low
37°F
metro-area
#65 of 200 metros
Annual precipitation
39.3"
metro-area
#74 of 200 metros
Annual snowfall
6.3"
metro-area
#97 of 200 metros
Sunshine (% of possible)
47%
metro-area
#192 of 200 metros
Plant hardiness zone
8b
Frost window
02-25 → 12-01
Safety
Metric
Value
Scope
US rank
Violent crime (per 100k, state avg)
375
state
#69 of 200 metros
Property crime (per 100k, state avg)
3,000
state
#186 of 200 metros
Local amenities & recreation
Metric
Value
Scope
US rank
Grocery stores
60
metro-area
#105 of 200 metros
Parks
107
Hiking areas
32
Golf courses
17
Shooting ranges
7
Lakes
17
Permits
Metric
Value
Scope
US rank
Building permit difficulty (1–5)
5
state
#165 of 200 metros
Permit detail
Difficult; long timelines, design review in Seattle
US rank = this metro's position among all 200 metros (1 = best: cheapest / safest / highest income, etc.). Childcare is a family cost, not included in the salary-equivalence total.