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City · 5,956 residents · Kitsap County, Washington

Manchester , Washington

In Manchester, a typical home is worth $478,200 and typical rent is $1,740 a month. Compared with all of Kitsap County, typical household income is 21% higher, the typical home value is 14% lower, and the share of households that own their home is 16 points higher.

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  • Typical home value

    $478,200

    14% below the county

    15% below Washington

    • Manchester
    • Kitsap
    • Washington

  • Typical rent

    $1,740a month

    5% below the county

    About the same as Washington

    • Manchester
    • Kitsap
    • Washington

  • Typical household income

    $126,371a year

    21% above the county

    29% above Washington

    • Manchester
    • Kitsap
    • Washington

  • Households that own their home

    86%

    16 points above the county

    22 points above Washington

    • Manchester
    • Kitsap
    • Washington

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

Manchester is in Kitsap County. The FHA loan limit ($616,400 for a one-unit home), the fair market rents and the help on this page are those of all of Kitsap County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Manchester apart

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

  1. 86% of households in Manchester own their home, against 70% in Kitsap County.

  2. The typical household income in Manchester is $126,371, 21% more than in Kitsap County as a whole ($104,158).

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

The homes here

Housing in Manchester

What homes there are in Manchester, 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 Manchester, 9 in 10 homes are single-family detached houses; in Kitsap County, 7.

Year built

In Manchester, half of the homes were built before 1988; in Kitsap County, before 1986.

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

$2,207 a month

Kitsap County: $2,330 a month

Without a mortgage

$724 a month

Kitsap County: $758 a month

Owners with a mortgage

75%

Kitsap County: 68%

The typical cost for an owner with a mortgage in Manchester is $2,207 a month, less than in Kitsap County ($2,330); without one, $724.

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

From 2015–2019 to 2020–2024, the typical home value in Manchester rose 65%; in Kitsap County, it rose 68%.

The typical rent in Manchester rose 26% over the same time; in Kitsap County, it rose 46%.

While home values in Manchester changed +65% and rent +26%, the typical household income rose 58%.

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

MeasureManchesterKitsap CountyWashingtonUnited States
Rental vacancy Unreliable estimate4.3%4.5%5.5%
Homeowner vacancy Unreliable estimate1.0%0.7%0.9%
More than one person per room Unreliable estimate2.1%3.5%3.4%
People per household 2.642.492.502.53
Drive alone 69%63%63%69%
Carpool Unreliable estimate9%9%9%
Public transit 10%5%3%3%
Walk or bike Unreliable estimate5%4%3%
Work from home 16%16%20%15%
Other means Unreliable estimate2%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

More people live in each home here: 2.64 on average, against 2.49 in Kitsap County.

Public transit matters here: 10% of workers take it to work, against 5% in Kitsap County.

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 Manchester?

A typical home costs more than the typical income allows

We start with a typical home in Manchester, worth $478,200, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 37% of the typical household income in Manchester, which is $126,371 a year. For that payment to be 28% of income, a household would need to earn about $166,563 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Manchester. 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 $16,737 (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

$3,886

at 7.18% · 30 years

Loan amount
$469,539
Total interest
$675,556
Paid off in
November 2056

Includes $8,076 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,949 a month

  • Tight

    $2,949 to $3,791 a month

  • Hard

    more than $3,791 a month

    Your payment · 37%

Compared with the typical household income in Manchester ($126,371 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,886
Principal & interest$3,181
Property tax$295
Home insurance$199
FHA mortgage insurance (MIP)$212

You need at least $16,737 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

Manchester and Kitsap County

Manchester is in Kitsap 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).

Manchester's own numbers

Typical home value
$478,200
Typical monthly rent
$1,740
Typical yearly household income
$126,371
Households that own their home
86%
Effective property tax rate
0.74%

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

Numbers for all of Kitsap County

FHA limit, one-unit home
$616,400
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,967
Price change over 5 years (FHFA)
+41%
Homes in a high flood-risk zone
1.1%

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 Kitsap County.

Everything about Kitsap County

Buying

Buying a home in Manchester

A typical home in Manchester is worth $478,200: 14% below the county and 15% below Washington. With the typical household income in Manchester ($126,371 a year), a typical home costs 3.8 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.

  • Manchester 3.8 years
  • Kitsap 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 Kitsap County

According to FHFA’s house price index, home prices in Kitsap County rose 114% in the 10 years through 2025.

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

Period County Washington U.S.
Last year (2025) +2.7% +1.8% +2.9%
5 years (2020–2025) +41% +44% +47%
10 years (2015–2025) +114% +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

Manchester next to Kitsap 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
  • Manchester $478,200
  • Kitsap $555,100
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Manchester $1,740
  • Kitsap $1,822
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Manchester $126,371
  • Kitsap $104,158
  • Washington $98,141
  • United States $80,734
See the full table
Manchester next to Kitsap County and Washington
Measure Manchester Kitsap County Washington U.S.
Typical home value $478,200 $555,100 $564,600 $332,700
Typical monthly rent $1,740 $1,822 $1,760 $1,413
Typical yearly household income $126,371 $104,158 $98,141 $80,734
Households that own their home 86% 70% 64% 65%
Typical yearly property tax $3,529 $4,279 $4,556 $3,119
Effective property tax rate 0.74% 0.77% 0.81% 0.94%

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

For a typical $478,200 home in Manchester, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Manchester's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,886a month

    Least cash to close
    Down payment
    $16,737
    Cash to close
    $31,083
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $212

  • Conventional, 5% down $3,799a month

    Down payment
    $23,910
    Cash to close
    $38,256
    Rate
    7.18%
    Mortgage insurance
    PMI · $227

  • Conventional, 20% down, no PMI $3,086a month

    Down payment
    $95,640
    Cash to close
    $109,986
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,528a month

    Down payment
    $71,730
    Cash to close
    $86,076
    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 Manchester and for Kitsap County.

Property tax

Effective rate in Manchester

0.74%of the home’s value each year

$3,529 a year for the typical owner in Manchester.

  • Manchester 0.74%
  • Kitsap 0.77%
  • 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 Kitsap County

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

Homes in the high-risk zone
1.1%
1,128
Of those, with NFIP insurance
39%
County Washington U.S.
Homes in the high-risk zone 1.1% 1.6% 3.5%
Of those, with NFIP insurance 39% 40% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Manchester

Typical rent in Manchester is $1,740 a month: 5% below the county.

HUD publishes a fair market rent for all of Kitsap County, by unit size. To pay the 2-bedroom one ($1,967 a month) without spending more than 30% of your income, you would need to earn $37.83 an hour working full time.

HUD fair market rent for all of Kitsap 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 $1,370 $26.35 $54,800
1 bedroom $1,535 $29.52 $61,400
2 bedrooms $1,967 $37.83 $78,680
3 bedrooms $2,637 $50.71 $105,480
4 bedrooms $2,804 $53.92 $112,160

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 Manchester

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Manchester is in ZIP code 98366.

For 2 bedrooms it is $1,900: $67 less than the fair market rent for Kitsap County ($1,967).

  • 98366 $1,900$2,550

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

Free help

Help to buy or rent in Manchester

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 are 2 HUD-approved agencies with an office in Kitsap County; 1 says it serves in Spanish.

A pregnant woman reads paperwork on the sofa while the grandmother plays with the girl on the floor.

HUD counseling is free or low-cost

Assistance programs in Manchester

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

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

  • American Financial Solutions

    500 Pacific Avenue, Bremerton · 4 miles away · Spanish

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

  • Community Frameworks

    1310 Bertha Ave NW, Bremerton · 6 miles away

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

  • Credit.org - Seattle Branch

    450 Alaskan Way S, Seattle · 10 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more
    (800) 431-8157

Every agency in Kitsap County All counseling agencies in Washington

Help in Spanish near Manchester

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 Manchester

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

  • Kitsap County Consolidated Housing Auth Public housing and Section 8 vouchers (360) 535-6100

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

Cities

Other cities in Kitsap County

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

Everything about Kitsap County Housing in Washington

Nearby cities

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

Neighboring counties

If Kitsap 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 Manchester.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about Manchester

Short answers with the numbers for Manchester and all of Kitsap 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 Manchester?

The typical home value in Manchester is $478,200, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Kitsap County it is $555,100.

How much does it cost to rent in Manchester?

Typical rent in Manchester is $1,740 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Kitsap County is $1,967.

What is the FHA loan limit in Manchester?

Manchester uses the FHA limit for all of Kitsap County (2026): $616,400 for a one-unit home and $1,185,400 for a four-unit home.

How much property tax do owners pay in Manchester?

The typical homeowner in Manchester pays $3,529 a year, according to the U.S. Census Bureau. That is 0.74% of the home’s value; in Kitsap County, the rate is 0.77%.

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

There are 2 HUD-approved counseling agencies with an office in Kitsap County. 1 says it serves in Spanish. 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).