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City · 10,612 residents · Mason County, Washington

Shelton , Washington

In Shelton, a typical home is worth $345,700 and typical rent is $1,365 a month. Compared with all of Mason County, typical household income is 16% lower, the typical home value is 16% lower, and the share of households that own their home is 20 points lower.

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  • Typical home value

    $345,700

    16% below the county

    39% below Washington

    • Shelton
    • Mason
    • Washington

  • Typical rent

    $1,365a month

    6% above the county

    22% below Washington

    • Shelton
    • Mason
    • Washington

  • Typical household income

    $69,598a year

    16% below the county

    29% below Washington

    • Shelton
    • Mason
    • Washington

  • Households that own their home

    62%

    20 points below the county

    2 points below Washington

    • Shelton
    • Mason
    • Washington

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

Market now, with Zillow data

Zillow data
Typical home value
$418,789
about the same as 12 months ago
Typical rent
$1,803 a month

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

Shelton is in Mason 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 Mason County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Shelton apart

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

  1. 62% of households in Shelton own their home, against 82% in Mason County.

  2. The typical household income in Shelton is $69,598, 16% less than in Mason County as a whole ($83,270).

  3. The typical home in Shelton is worth $345,700, 16% less than in Mason County as a whole ($411,800).

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

The homes here

Housing in Shelton

What homes there are in Shelton, 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

Detached houses are the majority in Shelton (69%), but less so than in Mason County (76%).

Year built

Homes in Shelton are older: the typical year built is 1976; in Mason County, 1989.

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

The FHA limit for Mason County is high ($541,287): at least 92% of owner-occupied homes in Shelton are worth less than $500,000.

Monthly rent with utilities

With a mortgage

$1,812 a month

Mason County: $1,967 a month

Without a mortgage

$667 a month

Mason County: $597 a month

Owners with a mortgage

71%

Mason County: 63%

In Shelton, 71% of owners have a mortgage, and their typical cost is $1,812 a month, against $1,967 in Mason County. Without one it drops to $667.

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

The typical home value in Shelton rose 113% since 2015–2019, more than in Mason County (82%).

Rents in Shelton rose faster than in Mason County: 47% since 2015–2019, against 30%.

To compare: typical income in Shelton rose 71%; the home, +113%; the rent, +47%.

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

MeasureSheltonMason CountyWashingtonUnited States
Rental vacancy Unreliable estimateUnreliable estimate4.5%5.5%
Homeowner vacancy Unreliable estimate1.8%0.7%0.9%
More than one person per room Unreliable estimate4.4%3.5%3.4%
People per household 2.912.552.502.53
Drive alone 73%71%63%69%
Carpool 14%12%9%9%
Public transit Unreliable estimateUnreliable estimate3%3%
Walk or bike Unreliable estimate1%4%3%
Work from home 9%15%20%15%
Other means Unreliable estimateUnreliable estimate1%2%
Typical commute Unreliable estimate30 to 39 minutes20 to 29 minutes20 to 29 minutes

On average, a household in Shelton has 2.91 people, more than in Mason County (2.55).

In Shelton, 73% of workers drive alone to work; in Mason 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 Shelton?

A typical home costs more than the typical income allows

We start with a typical home in Shelton, worth $345,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income in Shelton, which is $69,598 a year. For that payment to be 28% of income, a household would need to earn about $122,263 a year.

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

Your numbers

Local data
$

Starts at the typical home value in Shelton. 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 $12,100 (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

$2,853

at 7.18% · 30 years

Loan amount
$339,438
Total interest
$488,372
Paid off in
November 2056

Includes $5,838 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $1,624 a month

  • Tight

    $1,624 to $2,088 a month

  • Hard

    more than $2,088 a month

    Your payment · 49%

Compared with the typical household income in Shelton ($69,598 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$2,853
Principal & interest$2,299
Property tax$256
Home insurance$144
FHA mortgage insurance (MIP)$153

You need at least $12,100 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

Shelton and Mason County

Shelton is in Mason 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).

Shelton's own numbers

Typical home value
$345,700
Typical monthly rent
$1,365
Typical yearly household income
$69,598
Households that own their home
62%
Effective property tax rate
0.89%

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

Numbers for all of Mason County

FHA limit, one-unit home
$541,287
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,572
Price change over 5 years (FHFA)
+55%
Homes in a high flood-risk zone
4.4%

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 Mason County.

Everything about Mason County

Buying

Buying a home in Shelton

A typical home in Shelton is worth $345,700: 16% below the county and 39% below Washington. With the typical household income in Shelton ($69,598 a year), a typical home costs 5.0 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.

  • Shelton 5.0 years
  • Mason 4.9 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Mason County

According to FHFA’s house price index, home prices in Mason County rose 140% in the 10 years through 2025.

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

Period County Washington U.S.
Last year (2025) +4.8% +1.8% +2.9%
5 years (2020–2025) +55% +44% +47%
10 years (2015–2025) +140% +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

Shelton next to Mason 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
  • Shelton $345,700
  • Mason $411,800
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Shelton $1,365
  • Mason $1,285
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Shelton $69,598
  • Mason $83,270
  • Washington $98,141
  • United States $80,734
See the full table
Shelton next to Mason County and Washington
Measure Shelton Mason County Washington U.S.
Typical home value $345,700 $411,800 $564,600 $332,700
Typical monthly rent $1,365 $1,285 $1,760 $1,413
Typical yearly household income $69,598 $83,270 $98,141 $80,734
Households that own their home 62% 82% 64% 65%
Typical yearly property tax $3,085 $3,006 $4,556 $3,119
Effective property tax rate 0.89% 0.73% 0.81% 0.94%
Renters with high rent for their income 52% 47% 50% 51%

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

For a typical $345,700 home in Shelton, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Shelton's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $2,853a month

    Least cash to close
    Down payment
    $12,100
    Cash to close
    $22,471
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $153

  • Conventional, 5% down $2,789a month

    Down payment
    $17,285
    Cash to close
    $27,656
    Rate
    7.18%
    Mortgage insurance
    PMI · $164

  • Conventional, 20% down, no PMI $2,274a month

    Down payment
    $69,140
    Cash to close
    $79,511
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $2,594a month

    Down payment
    $51,855
    Cash to close
    $62,226
    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 Shelton and for Mason County.

Property tax

Effective rate in Shelton

0.89%of the home’s value each year

$3,085 a year for the typical owner in Shelton.

  • Shelton 0.89%
  • Mason 0.73%
  • 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 Mason County

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

Homes in the high-risk zone
4.4%
1,564
Of those, with NFIP insurance
22%
County Washington U.S.
Homes in the high-risk zone 4.4% 1.6% 3.5%
Of those, with NFIP insurance 22% 40% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Shelton

Typical rent in Shelton is $1,365 a month: 6% above the county. In Shelton, 52% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Mason County, by unit size. To pay the 2-bedroom one ($1,572 a month) without spending more than 30% of your income, you would need to earn $30.23 an hour working full time.

HUD fair market rent for all of Mason 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 $1,147 $22.06 $45,880
1 bedroom $1,202 $23.12 $48,080
2 bedrooms $1,572 $30.23 $62,880
3 bedrooms $2,177 $41.87 $87,080
4 bedrooms $2,320 $44.62 $92,800

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 Shelton

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Shelton is in ZIP code 98584.

For 2 bedrooms it is $1,590: $18 more than the fair market rent for Mason County ($1,572).

  • 98584 $1,590$2,200

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

HUD lists 6 buildings with rents for lower incomes in Shelton. These are the largest.

  • Fir Tree Park 614 N 4th St, Shelton 98584 60 homes, 55 low-income · For older adults (360) 426-5666
  • Harmony House 1100 N 13th St, Shelton 98584 30 homes, 29 low-income · 1 bd: 20 · 2 bd: 10 · In service since 2013
  • Pine Garden Apartments 3000 Johns Prairie Rd, Shelton 98584 28 homes, 24 low-income · For families (360) 427-7909
  • Goldsborough Creek Apartments 303 S 7th St, Shelton 98584 24 low-income homes · For older adults (360) 426-3903
  • Kneeland Park 215 Turner Ave, Shelton 98584 21 homes, 20 low-income · 2 bd: 4 · 3 bd: 13 · 4 bd: 4 · In service since 1996 · For people with disabilities, families

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

Free help

Help to buy or rent in Shelton

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 Mason County. The nearest ones are below; many serve by phone or online.

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

HUD counseling is free or low-cost

Assistance programs in Shelton

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

The HUD-approved agencies closest to the center of Shelton, 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 · 30 miles away

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

  • Community Frameworks

    1310 Bertha Ave NW, Bremerton · 32 miles away

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

  • American Financial Solutions

    500 Pacific Avenue, Bremerton · 33 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 Shelton

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 Shelton

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

All housing agencies in Washington Source: HUD

Cities

Nearby cities

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

Everything about Mason County Housing in Washington

Neighboring counties

If Mason 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 Shelton.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Shelton

Short answers with the numbers for Shelton and all of Mason 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 Shelton?

The typical home value in Shelton is $345,700, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Mason County it is $411,800.

How much does it cost to rent in Shelton?

Typical rent in Shelton is $1,365 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Mason County is $1,572.

What is the FHA loan limit in Shelton?

Shelton uses the FHA limit for all of Mason 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 Shelton?

The typical homeowner in Shelton pays $3,085 a year, according to the U.S. Census Bureau. That is 0.89% of the home’s value; in Mason County, the rate is 0.73%.

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

We found no HUD-approved counseling agencies with an office in Mason 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).