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City · 18,830 residents · Lewis County, Washington

Centralia , Washington

In Centralia, a typical home is worth $318,200 and typical rent is $1,084 a month. Compared with all of Lewis County, typical household income is 25% lower, the typical home value is 18% lower, and the share of households that own their home is 16 points lower.

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  • Typical home value

    $318,200

    18% below the county

    44% below Washington

    • Centralia
    • Lewis
    • Washington

  • Typical rent

    $1,084a month

    About the same as the county

    38% below Washington

    • Centralia
    • Lewis
    • Washington

  • Typical household income

    $56,219a year

    25% below the county

    43% below Washington

    • Centralia
    • Lewis
    • Washington

  • Households that own their home

    60%

    16 points below the county

    4 points below Washington

    • Centralia
    • Lewis
    • Washington

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

Market now, with Zillow data

Zillow data
Typical home value
$386,885
about the same as 12 months ago
Typical rent
$1,433 a month
5.3% more than 12 months ago

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

Centralia is in Lewis County. The FHA loan limit ($541,287 for a one-unit home), the fair market rents and the help on this page are those of all of Lewis County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Centralia apart

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

  1. Centralia has the 8th lowest typical household income of the 194 cities in Washington with more than 5,000 people ($56,219).

  2. Centralia has the 10th lowest typical rent of the 190 cities in Washington with more than 5,000 people ($1,084).

  3. 60% of households in Centralia own their home, against 76% in Lewis County.

  4. The typical home in Centralia is worth $318,200, 18% less than in Lewis County as a whole ($385,800).

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

The homes here

Housing in Centralia

What homes there are in Centralia, 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

In Centralia, 6 in 10 homes are single-family detached houses; in Lewis County, 7.

Year built

By age, homes in Centralia look like those in Lewis County: the typical year built is 1977.

There are fewer big homes in Centralia than in Lewis County: 51% have 3 bedrooms or more, against 63%.

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

By price, most homes in Centralia sit under the FHA limit for Lewis County ($541,287): about 91%.

Monthly rent with utilities

With a mortgage

$1,663 a month

Lewis County: $1,886 a month

Without a mortgage

$650 a month

Lewis County: $578 a month

Owners with a mortgage

61%

Lewis County: 60%

The typical cost for an owner with a mortgage in Centralia is $1,663 a month, less than in Lewis County ($1,886); without one, $650.

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 Centralia gained value faster than in Lewis County: 102% against 84%.

The typical rent in Centralia rose 24% since 2015–2019, about the same as in Lewis County (25%).

To compare: typical income in Centralia rose 32%; the home, +102%; the rent, +24%.

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

MeasureCentraliaLewis CountyWashingtonUnited States
Rental vacancy Unreliable estimate3.9%4.5%5.5%
Homeowner vacancy Unreliable estimateUnreliable estimate0.7%0.9%
More than one person per room 4.1%3.3%3.5%3.4%
People per household 2.342.562.502.53
Drive alone 73%75%63%69%
Carpool 15%11%9%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate3%4%3%
Work from home 7%10%20%15%
Other means Unreliable estimate2%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Centralia, 4.1% of households live with more than one person per room, about the same as in Lewis County.

Fewer people live in each home here: 2.34 on average, against 2.56 in Lewis County.

In Centralia, 15% of workers share a car to get to work; in Lewis County, 11%.

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 Centralia?

A typical home costs more than the typical income allows

We start with a typical home in Centralia, worth $318,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 55% of the typical household income in Centralia, which is $56,219 a year. For that payment to be 28% of income, a household would need to earn about $110,037 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Centralia. 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 $11,137 (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

$2,568

at 7.18% · 30 years

Loan amount
$312,437
Total interest
$449,523
Paid off in
November 2056

Includes $5,374 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,312 a month

  • Tight

    $1,312 to $1,687 a month

  • Hard

    more than $1,687 a month

    Your payment · 55%

Compared with the typical household income in Centralia ($56,219 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,568
Principal & interest$2,117
Property tax$178
Home insurance$133
FHA mortgage insurance (MIP)$141

You need at least $11,137 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

Centralia and Lewis County

Centralia is in Lewis 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).

Centralia's own numbers

Typical home value
$318,200
Typical monthly rent
$1,084
Typical yearly household income
$56,219
Households that own their home
60%
Effective property tax rate
0.67%

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

Numbers for all of Lewis County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,435
Price change over 5 years (FHFA)
+53%

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 Lewis County.

Everything about Lewis County

Buying

Buying a home in Centralia

A typical home in Centralia is worth $318,200: 18% below the county and 44% below Washington. With the typical household income in Centralia ($56,219 a year), a typical home costs 5.7 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.

  • Centralia 5.7 years
  • Lewis 5.2 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Lewis County

According to FHFA’s house price index, home prices in Lewis County rose 147% in the 10 years through 2025.

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

Period County Washington U.S.
Last year (2025) +3.6% +1.8% +2.9%
5 years (2020–2025) +53% +44% +47%
10 years (2015–2025) +147% +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

Centralia next to Lewis 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
  • Centralia $318,200
  • Lewis $385,800
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Centralia $1,084
  • Lewis $1,097
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Centralia $56,219
  • Lewis $74,796
  • Washington $98,141
  • United States $80,734
See the full table
Centralia next to Lewis County and Washington
Measure Centralia Lewis County Washington U.S.
Typical home value $318,200 $385,800 $564,600 $332,700
Typical monthly rent $1,084 $1,097 $1,760 $1,413
Typical yearly household income $56,219 $74,796 $98,141 $80,734
Households that own their home 60% 76% 64% 65%
Typical yearly property tax $2,146 $2,581 $4,556 $3,119
Effective property tax rate 0.67% 0.67% 0.81% 0.94%
Renters with high rent for their income 58% 50% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Lewis 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 Centralia

For a typical $318,200 home in Centralia, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Centralia's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,568a month

    Least cash to close
    Down payment
    $11,137
    Cash to close
    $20,683
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $141

  • Conventional, 5% down $2,509a month

    Down payment
    $15,910
    Cash to close
    $25,456
    Rate
    7.18%
    Mortgage insurance
    PMI · $151

  • Conventional, 20% down, no PMI $2,035a month

    Down payment
    $63,640
    Cash to close
    $73,186
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,329a month

    Down payment
    $47,730
    Cash to close
    $57,276
    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 Centralia and for Lewis County.

Property tax

Effective rate in Centralia

0.67%of the home’s value each year

$2,146 a year for the typical owner in Centralia.

  • Centralia 0.67%
  • Lewis 0.67%
  • 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 Lewis County

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

FEMA’s maps count no homes in the high-risk zone in Lewis County. That does not mean it cannot flood: check your address.

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Centralia

Typical rent in Centralia is $1,084 a month: about the same as the county. In Centralia, 58% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Lewis County, by unit size. To pay the 2-bedroom one ($1,435 a month) without spending more than 30% of your income, you would need to earn $27.60 an hour working full time.

HUD fair market rent for all of Lewis 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 $999 $19.21 $39,960
1 bedroom $1,097 $21.10 $43,880
2 bedrooms $1,435 $27.60 $57,400
3 bedrooms $1,870 $35.96 $74,800
4 bedrooms $2,177 $41.87 $87,080

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 Centralia

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Centralia is in ZIP code 98531.

For 2 bedrooms it is $1,770: $335 more than the fair market rent for Lewis County ($1,435).

  • 98531 $1,770$2,360

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Centralia 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 Centralia

HUD lists 19 buildings with rents for lower incomes in Centralia. These are the largest.

  • Ives & Harrison Family Housing 3115 Ives Rd, Centralia 98531 74 low-income homes · 2 bd: 20 · 3 bd: 43 · 4 bd: 11 · In service since 2011
  • Villa Los Milagros 3115 Ives Rd, Centralia 98531 74 low-income homes · 2 bd: 20 · 3 bd: 43 · 4 bd: 11 · In service since 2011
  • Brindlewood Apartments 1401 Johnson Rd, Centralia 98531 68 low-income homes · 1 bd: 20 · 2 bd: 40 · 3 bd: 8 · In service since 2007 · For families (360) 736-2388
  • Southcreek Apartments 1101 Scammon Creek Rd, Centralia 98531 52 homes, 50 low-income · 2 bd: 10 · 3 bd: 24 · 4 bd: 16 · In service since 2004 · For people with disabilities, families
  • Southcreek II Apartments 1013 Scammon Creek Rd, Centralia 98531 52 homes, 50 low-income · 2 bd: 16 · 3 bd: 24 · 4 bd: 12 · In service since 2007 · For people with disabilities, families, people experiencing homelessness

See all 27 buildings in Lewis County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Centralia

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.

We found no HUD-approved agencies with an office in Lewis County. The nearest ones are below; many serve by phone or online.

A man shakes hands with the specialist who helped him with his loan, in the kitchen of his new home.

HUD counseling is free or low-cost

Assistance programs in Centralia

No down payment, repair or rent-help program on our list is for Centralia or Lewis County. The ones below are statewide in Washington: they work in Centralia 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 Centralia

The HUD-approved agencies closest to the center of Centralia, 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 · 41 miles away

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

  • Community Frameworks

    1310 Bertha Ave NW, Bremerton · 60 miles away

    • Home improvement and repairs
    • Workshops for new owners
    • and 2 more
    (360) 842-8059

  • American Financial Solutions

    500 Pacific Avenue, Bremerton · 60 miles away · Spanish

    • Mortgage delinquency and default
    • Pre-purchase counseling
    • and 1 more
    (888) 864-8699

All counseling agencies in Washington

Help in Spanish near Centralia

1 of the 3 agencies on this list says it serves 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 Centralia

HUD lists no housing authority with an office in Lewis County. One in a neighboring county or the state’s may serve the area.

All housing agencies in Washington Source: HUD

Cities

Other cities in Lewis County

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

Everything about Lewis County Housing in Washington

Nearby cities

The cities closest to Centralia, with the typical home value.

Neighboring counties

If Lewis 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 Centralia.

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Centralia

Short answers with the numbers for Centralia and all of Lewis 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 Centralia?

The typical home value in Centralia is $318,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Lewis County it is $385,800.

How much does it cost to rent in Centralia?

Typical rent in Centralia is $1,084 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Lewis County is $1,435.

What is the FHA loan limit in Centralia?

Centralia uses the FHA limit for all of Lewis County (2026): $541,287 for a one-unit home and $1,041,125 for a four-unit home.

How much property tax do owners pay in Centralia?

The typical homeowner in Centralia pays $2,146 a year, according to the U.S. Census Bureau. That is 0.67% of the home’s value; in Lewis County, the rate is 0.67%.

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

We found no HUD-approved counseling agencies with an office in Lewis County; the nearest ones are on this page. 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).