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City · 68,025 residents · Pierce County, Washington

South Hill , Washington

In South Hill, a typical home is worth $543,600 and typical rent is $2,088 a month. Compared with all of Pierce County, typical rent is 16% higher, typical household income is 14% higher, and the share of households that own their home is 6 points higher.

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  • Typical home value

    $543,600

    3% above the county

    4% below Washington

    • South Hill
    • Pierce
    • Washington

  • Typical rent

    $2,088a month

    16% above the county

    19% above Washington

    • South Hill
    • Pierce
    • Washington

  • Typical household income

    $113,130a year

    14% above the county

    15% above Washington

    • South Hill
    • Pierce
    • Washington

  • Households that own their home

    71%

    6 points above the county

    7 points above Washington

    • South Hill
    • Pierce
    • Washington

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

South Hill 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 South Hill apart

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

  1. The typical rent in South Hill is $2,088 a month, 16% more than in Pierce County as a whole ($1,806).

  2. 71% of households in South Hill own their home, against 65% in Pierce County.

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

The homes here

Housing in South Hill

What homes there are in South Hill, 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 South Hill, 7 in 10 homes are single-family detached houses; in Pierce County, 7.

Year built

Here half of the homes date from 1997 or later; in Pierce County, from 1986 or later.

In South Hill, 80% of homes have 3 bedrooms or more, more than in Pierce County (64%).

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 Pierce County is high ($1,063,750): at least 98% of owner-occupied homes in South Hill are worth less than $1,000,000.

Monthly rent with utilities

With a mortgage

$2,452 a month

Pierce County: $2,423 a month

Without a mortgage

$830 a month

Pierce County: $836 a month

Owners with a mortgage

77%

Pierce County: 71%

Owning costs about the same in South Hill as in Pierce County: with a mortgage, $2,452 a month; without one, $830.

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 South Hill rose 79% since 2015–2019, more than in Pierce County (74%).

Since 2015–2019, the typical rent in South Hill rose 36%, less than in Pierce County (45%).

Here income did not keep up with housing: it rose 31%, while home values changed +79% and rent +36%.

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

MeasureSouth HillPierce 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 3.2%3.4%3.5%3.4%
People per household 2.912.592.502.53
Drive alone 75%71%63%69%
Carpool 7%10%9%9%
Public transit 1%2%3%3%
Walk or bike Unreliable estimate3%4%3%
Work from home 15%14%20%15%
Other means 1%1%1%2%
Typical commute 30 to 39 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Pierce County, 3.2% of households in South Hill have more than one person per room.

Households in South Hill are bigger: 2.91 people on average; in Pierce County, 2.59.

To get to work, 75% of workers in South Hill 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 South Hill?

A typical home costs more than the typical income allows

We start with a typical home in South Hill, worth $543,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 47% of the typical household income in South Hill, which is $113,130 a year. For that payment to be 28% of income, a household would need to earn about $191,478 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 South Hill. 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 $19,026 (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

$4,468

at 7.18% · 30 years

Loan amount
$533,754
Total interest
$767,947
Paid off in
November 2056

Includes $9,180 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,640 a month

  • Tight

    $2,640 to $3,394 a month

  • Hard

    more than $3,394 a month

    Your payment · 47%

Compared with the typical household income in South Hill ($113,130 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,468
Principal & interest$3,616
Property tax$385
Home insurance$227
FHA mortgage insurance (MIP)$240

You need at least $19,026 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

South Hill and Pierce County

South Hill 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).

South Hill's own numbers

Typical home value
$543,600
Typical monthly rent
$2,088
Typical yearly household income
$113,130
Households that own their home
71%
Effective property tax rate
0.85%

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 South Hill

A typical home in South Hill is worth $543,600: 3% above the county and 4% below Washington. With the typical household income in South Hill ($113,130 a year), a typical home costs 4.8 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.

  • South Hill 4.8 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

South Hill 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
  • South Hill $543,600
  • Pierce $526,600
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • South Hill $2,088
  • Pierce $1,806
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • South Hill $113,130
  • Pierce $99,564
  • Washington $98,141
  • United States $80,734
See the full table
South Hill next to Pierce County and Washington
Measure South Hill Pierce County Washington U.S.
Typical home value $543,600 $526,600 $564,600 $332,700
Typical monthly rent $2,088 $1,806 $1,760 $1,413
Typical yearly household income $113,130 $99,564 $98,141 $80,734
Households that own their home 71% 65% 64% 65%
Typical yearly property tax $4,632 $4,770 $4,556 $3,119
Effective property tax rate 0.85% 0.91% 0.81% 0.94%
Renters with high rent for their income 50% 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 South Hill

For a typical $543,600 home in South Hill, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, South Hill's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,468a month

    Least cash to close
    Down payment
    $19,026
    Cash to close
    $35,334
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $240

  • Conventional, 5% down $4,368a month

    Down payment
    $27,180
    Cash to close
    $43,488
    Rate
    7.18%
    Mortgage insurance
    PMI · $258

  • Conventional, 20% down, no PMI $3,558a month

    Down payment
    $108,720
    Cash to close
    $125,028
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,060a month

    Down payment
    $81,540
    Cash to close
    $97,848
    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 South Hill and for Pierce County.

Property tax

Effective rate in South Hill

0.85%of the home’s value each year

$4,632 a year for the typical owner in South Hill.

  • South Hill 0.85%
  • 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 South Hill

Typical rent in South Hill is $2,088 a month: 16% above the county. In South Hill, 50% 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 South Hill

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). South Hill has 3 ZIP codes with their own.

For 2 bedrooms it runs from $2,180 in 98373 to $2,570 in 98375.

3 of the 3 are above the fair market rent for Pierce County ($2,064).

  • 98373 $2,180$3,010
  • 98374 $2,300$3,170
  • 98375 $2,570$3,550

3 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for South Hill 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 South Hill

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 man smiles on a bench outside his apartment building.

HUD counseling is free or low-cost

Assistance programs in South Hill

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

The HUD-approved agencies closest to the center of South Hill, 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 · 11 miles away

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

  • Homesight

    4219 S Othello St Ste 130B, Seattle · 29 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 · 32 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 South Hill

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 South Hill

HUD’s record names them for South Hill 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 South Hill, 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 South Hill.

All guides
A couple spread mulch under the avocado trees of their family orchard, he on the tractor and she with a shovel.

Questions

Housing questions about South Hill

Short answers with the numbers for South Hill 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 South Hill?

The typical home value in South Hill is $543,600, 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 South Hill?

Typical rent in South Hill is $2,088 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 South Hill?

South Hill 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 South Hill?

The typical homeowner in South Hill pays $4,632 a year, according to the U.S. Census Bureau. That is 0.85% of the home’s value; in Pierce County, the rate is 0.91%.

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

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).