ZIP 98513 · Olympia, WA · 37,953 residents · September 2026
Olympia 98513: the market leans toward buyers.
Conditions easing in buyers' favor. Typical home value $503K, +0.2% over 12 months; listings take 65 days to sell against 60 in the median U.S. ZIP.
Market balanceSeptember 2026
In Mar 2026: −46
Higher than 42% of scored ZIPs · #8,038 of 13,130 ZIPs with 5,000+ residents
Five parts, weighted. How the score works →
The reading
Where the balance sits this month and what moved it.
Month by month, since the gauge began
- Mar 2026−46
- Apr 2026−22
- May 2026−23
- Jun 2026−23
- Jul 2026−23
- Aug 2026—no reading on record
- Sep 2026−40
Each block is one month’s reading, −100 (buyers) to +100 (sellers). The series starts in March 2026. A dashed block has no reading on record. How the balance is measured →
What is pulling the needle
- 65 days on marketslower than the U.S. median ZIP's 60 days
- 28% of listings cut pricemore than the U.S. median ZIP's 20%
- Sale-to-list 99.6%homes close below asking · Redfin, May 2026
- 154 active listings+45% vs a year ago
Blue pulls toward buyers, orange toward sellers. Realtor.com, September 2026; Redfin, May 2026.
Cooling: prices +0.2% over the trailing year, with the market leaning toward buyers.
Asking price vs sale price
Zillow's figure is a smoothed index of typical value, not a list price; Redfin's are closed sales for the month shown.
Last 90 days
How the typical value and the listings moved over the last three months.
Prices
Typical home value since 2000, and how far it moved over each window.
Zillow ZHVI peaked at $515,893 in February 2026; the latest value is −2.4% from that peak, 6 months on. Since January 2019 it is +65.6%. The sharpest 12-month move was −6.0%, ending June 2023.
Zillow's typical home value here, $503K in August 2026, is 74% above the median U.S. ZIP's $289K. Over the 12 months to August 2026, Zillow's typical home value moved +0.2% here and +2.8% in the median U.S. ZIP.
Price tiers and bedrooms
Starter homes here rose 16% in five years while top-tier homes rose 11% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.
3-bedroom homes here run 10% above 2-bedrooms (Zillow ZHVI by bedroom); the WA median premium is 28%.
Condos here are priced 33% below single-family homes (Zillow ZHVI by home type); over five years single-family rose 11% while condos rose 20%.
Zillow typical values by price tier, home type and bedrooms, August 2026.
How it ranks
Appreciation by window
| Window | Change | Per year | U.S. rank | Washington rank |
|---|---|---|---|---|
| 1 year | +0.2% | +0.2%/yr | Higher than 29% nationally | Higher than 57% in Washington |
| 3 years | +4.0% | +1.3%/yr | Higher than 35% nationally | Higher than 59% in Washington |
| 5 years | +11.9% | +2.3%/yr | Higher than 21% nationally | Higher than 53% in Washington |
| 10 years | +101.3% | +7.2%/yr | Top 23% nationally | Higher than 58% in Washington |
| Since 2000 | +246.0% | +4.8%/yr | — | — |
Zillow ZHVI · rank among scored ZIPs
Forecast
Where the typical value is likely to be over the next 3 to 12 months, with the range the model has earned, and up to 36 months with Pro.
Last three years, then the forecast band
HavenScore Forecast Model (v1) · run October 1, 2026A forecast is a range, not a promise; the confidence word says how wide it is. How the forecast works →
Of the 3-month ranges we published since December 2025, 54% contained the actual price.
Zillow's own published forecast has this ZIP's typical value fall 0.5% over the twelve months from August 2026 (Zillow Home Value Forecast).
Payment
What a typical home here costs each month, against the typical income.
Monthly payment
$3,71441% of the median household income here ($108,270)Above the 36% line lenders use for total debt, for a median earner here. Rate is the Freddie Mac average for September 2026; tax is the state's statutory rate.
Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $1,118 a year (Treasury Federal Insurance Office).
Buying costs $1,366 a month more than renting here before tax effects and maintenance; the gap is 58% of rent. Rents moved +2.7% over the year.
Under these assumptions the cumulative cost of owning and renting cross in year 24.
Like for like: the HUD fair market rent for a 3-bedroom here is $3,000 a month (FY 2026), against a typical 3-bedroom value of $487K (Zillow, August 2026) — a 7.4% gross rent yield.
Price-to-income ladder
Median home value ÷ median household income · Zillow ZHVI, Census ACS · under 4× has historically been comfortable
The place
What it costs to own here beyond the price, and what the neighborhood is like.
Typical homes cost 4.7× the median household income here, against 6.1× in the median WA ZIP and 4.3× in the median U.S. ZIP (Zillow, August 2026; Census ACS 2023). Median household income is $108,270 here, against $71,388 in the median U.S. ZIP (Census ACS 2023).
Hazard ledger
FEMA National Risk Index, December 2025 release, refreshed annually · tract-level rolled up to ZIP · not a property-level rating · no future-year projection · the tick is the median of 12 scored ZIPs in Thurston County.
Everyday prices
Everyday prices in the Olympia metro run 4% above the U.S. average (BEA Regional Price Parities, 2024).
Rents in the index run 17% above the U.S. average.
$75,000 at U.S.-average prices buys what $77,750 buys here.
Metro-level index, U.S. = 100 · 2024 · the Olympia metro, not this ZIP alone.
Housing cost burden
Census ACS 2023 five-year estimates · the tick is the U.S. median ZIP.
Behind the score
The inputs behind each of the five parts, against the U.S. median ZIP.
Livability
47Seller's report
A two-page brief for selling here: the market balance, recent signals and an illustrative net-proceeds estimate.
Nearby
8 scored Washington ZIPs within 12 miles; the ones below score within ten points and cost less.
Dots are Washington ZIP centers colored by market balance; the ring is 12 miles.
Sources and freshness
Every figure on this page, where it came from and when.
Not subscribing? The report for ZIP 98513 is $19 once, no subscription. Haven is $12/mo while you hunt — cancel when you close.