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City · 22,090 residents · Pierce County, Washington

Bonney Lake , Washington

In Bonney Lake, a typical home is worth $607,900 and typical rent is $2,256 a month. Compared with all of Pierce County, typical household income is 37% higher, typical rent is 25% higher, and the share of households that own their home is 14 points higher.

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  • Typical home value

    $607,900

    15% above the county

    8% above Washington

    • Bonney Lake
    • Pierce
    • Washington

  • Typical rent

    $2,256a month

    25% above the county

    28% above Washington

    • Bonney Lake
    • Pierce
    • Washington

  • Typical household income

    $136,845a year

    37% above the county

    39% above Washington

    • Bonney Lake
    • Pierce
    • Washington

  • Households that own their home

    79%

    14 points above the county

    15 points above Washington

    • Bonney Lake
    • Pierce
    • Washington

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$664,561
about the same as 12 months ago
Typical rent
$2,627 a month
4.6% more than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Bonney Lake is in Pierce County. The FHA loan limit ($1,063,750 for a one-unit home), the fair market rents and the help on this page are those of all of Pierce County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Bonney Lake apart

What this place has that others do not, from public data, most unusual first.

  1. The typical household income in Bonney Lake is $136,845, 37% more than in Pierce County as a whole ($99,564).

  2. Nearby, in Pacific, the typical rent is $1,692: 25% less than in Bonney Lake ($2,256).

  3. Nearby, in Prairie Ridge, the typical home value is $462,000: 24% less than in Bonney Lake ($607,900).

  4. 79% of households in Bonney Lake own their home, against 65% in Pierce County.

  5. The typical rent in Bonney Lake is $2,256 a month, 25% more than in Pierce County as a whole ($1,806).

  6. The typical home in Bonney Lake is worth $607,900, 15% more than in Pierce County as a whole ($526,600).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Bonney Lake

What homes there are in Bonney Lake, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in Bonney Lake: 82% of homes, more than in Pierce County (65%).

Year built

Here half of the homes date from 2001 or later; in Pierce County, from 1986 or later.

There is more room for a big family here: 88% of homes have 3 bedrooms or more, against 64% in Pierce County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,684 a month

Pierce County: $2,423 a month

Without a mortgage

$889 a month

Pierce County: $836 a month

Owners with a mortgage

79%

Pierce County: 71%

Owning costs more in Bonney Lake: with a mortgage, the typical cost is $2,684 a month; in Pierce County, $2,423. Without one, $889.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in Bonney Lake gained value faster than in Pierce County: 84% against 74%.

Since 2015–2019, the typical rent in Bonney Lake rose 41%, less than in Pierce County (45%).

While home values in Bonney Lake changed +84% and rent +41%, the typical household income rose 41%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureBonney LakePierce CountyWashingtonUnited States
Rental vacancy Unreliable estimate4.1%4.5%5.5%
Homeowner vacancy Unreliable estimate0.5%0.7%0.9%
More than one person per room Unreliable estimate3.4%3.5%3.4%
People per household 2.942.592.502.53
Drive alone 69%71%63%69%
Carpool 11%10%9%9%
Public transit Unreliable estimate2%3%3%
Walk or bike Unreliable estimate3%4%3%
Work from home 16%14%20%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Bonney Lake are bigger: 2.94 people on average; in Pierce County, 2.59.

To get to work, 69% of workers in Bonney Lake drive alone; in Pierce County, 71%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Bonney Lake?

A typical home costs more than the typical income allows

We start with a typical home in Bonney Lake, worth $607,900, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 44% of the typical household income in Bonney Lake, which is $136,845 a year. For that payment to be 28% of income, a household would need to earn about $214,995 a year.

The calculator's FHA and conventional loan limits are those of all of Pierce County.

Your numbers

Local data
$

Starts at the typical home value in Bonney Lake. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $21,277 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$5,017

at 7.18% · 30 years

Loan amount
$596,889
Total interest
$858,783
Paid off in
November 2056

Includes $10,266 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $3,193 a month

  • Tight

    $3,193 to $4,105 a month

  • Hard

    more than $4,105 a month

    Your payment · 44%

Compared with the typical household income in Bonney Lake ($136,845 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$5,017
Principal & interest$4,044
Property tax$451
Home insurance$253
FHA mortgage insurance (MIP)$269

You need at least $21,277 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Bonney Lake and Pierce County

Bonney Lake is in Pierce County, Washington. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Bonney Lake's own numbers

Typical home value
$607,900
Typical monthly rent
$2,256
Typical yearly household income
$136,845
Households that own their home
79%
Effective property tax rate
0.89%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Pierce County

FHA limit, one-unit home
$1,063,750
Conventional limit, one unit
$1,063,750
HUD fair market rent, 2 bedrooms
$2,064
Price change over 5 years (FHFA)
+46%
Homes in a high flood-risk zone
1%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Pierce County.

Everything about Pierce County

Buying

Buying a home in Bonney Lake

A typical home in Bonney Lake is worth $607,900: 15% above the county and 8% above Washington. With the typical household income in Bonney Lake ($136,845 a year), a typical home costs 4.4 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Bonney Lake 4.4 years
  • Pierce 5.3 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Pierce County

According to FHFA’s house price index, home prices in Pierce County rose 132% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Pierce County.

Period County Washington U.S.
Last year (2025) +2.9% +1.8% +2.9%
5 years (2020–2025) +46% +44% +47%
10 years (2015–2025) +132% +113% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Bonney Lake next to Pierce County, Washington and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Bonney Lake $607,900
  • Pierce $526,600
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Bonney Lake $2,256
  • Pierce $1,806
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Bonney Lake $136,845
  • Pierce $99,564
  • Washington $98,141
  • United States $80,734
See the full table
Bonney Lake next to Pierce County and Washington
Measure Bonney Lake Pierce County Washington U.S.
Typical home value $607,900 $526,600 $564,600 $332,700
Typical monthly rent $2,256 $1,806 $1,760 $1,413
Typical yearly household income $136,845 $99,564 $98,141 $80,734
Households that own their home 79% 65% 64% 65%
Typical yearly property tax $5,436 $4,770 $4,556 $3,119
Effective property tax rate 0.89% 0.91% 0.81% 0.94%
Renters with high rent for their income 48% 53% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Pierce County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Bonney Lake

For a typical $607,900 home in Bonney Lake, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Bonney Lake's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $5,017a month

    Least cash to close
    Down payment
    $21,277
    Cash to close
    $39,514
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $269

  • Conventional, 5% down $4,905a month

    Down payment
    $30,395
    Cash to close
    $48,632
    Rate
    7.18%
    Mortgage insurance
    PMI · $289

  • Conventional, 20% down, no PMI $3,999a month

    Down payment
    $121,580
    Cash to close
    $139,817
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,561a month

    Down payment
    $91,185
    Cash to close
    $109,422
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Bonney Lake and for Pierce County.

Property tax

Effective rate in Bonney Lake

0.89%of the home’s value each year

$5,436 a year for the typical owner in Bonney Lake.

  • Bonney Lake 0.89%
  • Pierce 0.91%
  • Washington 0.81%

What Washington publishes Exemption for people 61 and older or with disabilities (Washington State Department of Revenue)

Exemptions and deadlines in Washington

Flood risk in Pierce County

FEMA does not publish these numbers by city: they are for all of Pierce County.

Homes in the high-risk zone
1%
2,861
Of those, with NFIP insurance
44%
County Washington U.S.
Homes in the high-risk zone 1% 1.6% 3.5%
Of those, with NFIP insurance 44% 40% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Bonney Lake

Typical rent in Bonney Lake is $2,256 a month: 25% above the county. In Bonney Lake, 48% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Pierce County, by unit size. To pay the 2-bedroom one ($2,064 a month) without spending more than 30% of your income, you would need to earn $39.69 an hour working full time.

HUD fair market rent for all of Pierce County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,491 $28.67 $59,640
1 bedroom $1,682 $32.35 $67,280
2 bedrooms $2,064 $39.69 $82,560
3 bedrooms $2,849 $54.79 $113,960
4 bedrooms $3,219 $61.90 $128,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Bonney Lake

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Bonney Lake is in ZIP code 98391.

For 2 bedrooms it is $2,600: $536 more than the fair market rent for Pierce County ($2,064).

  • 98391 $2,600$3,590

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Bonney Lake when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Bonney Lake

HUD lists one building with rents for lower incomes in Bonney Lake.

  • View By Vintage, the 21916 State Road 410 East, Bonney Lake 98391 408 low-income homes · 1 bd: 82 · 2 bd: 244 · 3 bd: 82 · In service since 2020 · For families

See all 108 buildings in Pierce County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Bonney Lake

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There is 1 HUD-approved agency with an office in Pierce County; none says it serves in Spanish.

A young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Bonney Lake

No down payment, repair or rent-help program on our list is for Bonney Lake or Pierce County. The ones below are statewide in Washington: they work in Bonney Lake the same as in the rest of the state.

Which programs do I qualify for? All programs in Washington

  • Home Advantage Downpayment Assistance

    Statewide in Washington

    Washington state commission 0% second mortgage for 3%, 4% or 5% of the first mortgage, with no monthly payments; you do not need to be a first-time buyer. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • Covenant Homeownership Program

    Statewide in Washington

    Washington state commission loan with no monthly payments of up to 20% of the price (maximum $150,000) plus closing costs, for first-time buyers whose family lived in Washington before 1968 and belonged to a group affected by housing discrimination, including Hispanic people. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • House Key Opportunity DPA

    Statewide in Washington

    Washington state commission loan of up to $15,000 at 1% simple interest, with no monthly payments, for the down payment and closing costs of first-time buyers with the House Key Opportunity mortgage. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

Housing counselors near Bonney Lake

The HUD-approved agencies closest to the center of Bonney Lake, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Tacoma/ Pierce County Habitat for Humanity

    4824 S Tacoma Way, Tacoma · 15 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    253-627-5626x120

  • Homesight

    4219 S Othello St Ste 130B, Seattle · 24 miles away · Spanish

    Also serves in Vietnamese.

    • Pre-purchase counseling
    • Homebuyer education workshops
    (206) 760-4205

  • El Centro de la Raza

    2524 16th Ave S, Seattle · 27 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (206) 957-4634

Every agency in Pierce County All counseling agencies in Washington

Help in Spanish near Bonney Lake

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Bonney Lake

HUD’s record names them for Bonney Lake or Pierce County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • HA Of Pierce County Public housing and Section 8 vouchers (253) 620-5406

One other authority has an office in Pierce County: see the list Source: HUD

Cities

Other cities in Pierce County

These cities are also in Pierce County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Pierce County Housing in Washington
See 21 more cities in Pierce County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Bonney Lake, with the typical home value.

Neighboring counties

If Pierce County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Bonney Lake.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Bonney Lake

Short answers with the numbers for Bonney Lake and all of Pierce County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Bonney Lake?

The typical home value in Bonney Lake is $607,900, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Pierce County it is $526,600.

How much does it cost to rent in Bonney Lake?

Typical rent in Bonney Lake is $2,256 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Pierce County is $2,064.

What is the FHA loan limit in Bonney Lake?

Bonney Lake uses the FHA limit for all of Pierce County (2026): $1,063,750 for a one-unit home and $2,045,700 for a four-unit home.

How much property tax do owners pay in Bonney Lake?

The typical homeowner in Bonney Lake pays $5,436 a year, according to the U.S. Census Bureau. That is 0.89% of the home’s value; in Pierce County, the rate is 0.91%.

Where can I find free help to buy or rent in Bonney Lake?

There is 1 HUD-approved counseling agency with an office in Pierce County. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).