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County in Washington

Thurston County, Washington

Thurston County is a county in Washington with 299,067 residents, No. 6 of 39 by population. In Thurston County, the FHA loan limit for a one-unit home is $586,500, and a typical home is worth $480,300. To rent a 2-bedroom apartment at Fair Market Rent ($1,946 a month) without going over 30% of your income, you need to earn about $37.42 an hour.

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  • Typical home price

    $480,300

    −15% vs. Washington +44% vs. U.S.

    Half of owner-occupied homes are worth more and half are worth less.

    • Thurston
    • Washington
    • United States

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

  • Fair market rent, 2 bedrooms

    $1,946 a month

    −5% vs. Washington +11% vs. U.S.

    HUD's reference rent for a two-bedroom apartment, with basic utilities.

    • Thurston
    • Washington
    • United States

    Source: HUD, Fiscal year 2027

  • FHA limit 2026, 1 unit

    $586,500

    FHA high-cost area

    The most you can borrow with an FHA loan for a one-unit home here.

    • Thurston
    • Floor
    • Ceiling

    Source: HUD, 2026 data

  • Property tax

    0.88% of value per year

    +9% vs. Washington −6% vs. U.S.

    $4,209 a year for the typical owner

    • Thurston
    • Washington
    • United States

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

Market now, with Zillow data

Zillow data
Typical home value
$521,378
about the same as 12 months ago
Typical rent
$2,043 a month
2.5% more than 12 months ago

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

Data from October 2026

In short

What is housing like in Thurston County today?

With an FHA loan and the minimum down payment, a typical home would cost about $3,960 a month: 49% of the typical household income here. For that payment to be 28% of income, a household would need to earn about $169,696 a year; the typical income here is $96,563. The typical home value is 15% less than in Washington overall. This is a high-cost area for FHA: the limit is above the national floor.

55% of renter households spend 30% or more of their income on housing, more than in Washington (50%). There are 4 agencies with HUD-approved housing counselors who speak Spanish near here.

Sources: U.S. Census Bureau (Average 2020–2024); HUD (2026 data); HUD (Retrieved November 6, 2026).

Only here

What sets Thurston County apart

  1. Among the neighboring counties, Wahkiakum County has the lowest typical rent ($853), 51% below the $1,736 in Thurston County.

  2. At 0.88%, Thurston County ranks 2nd among the 39 counties in Washington for the highest effective property tax rate.

  3. Nearby, in Grays Harbor County, the typical home value is $314,000: 35% less than in Thurston County ($480,300).

  4. From 2020 to 2025, home prices in Thurston County rose 48% on FHFA's index, faster than in Washington (44%).

Sources: U.S. Census Bureau (Average 2020–2024); FHFA (2025 data).

The homes here

Housing in Thurston County

What homes there are in Thurston County, 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 Thurston County, 7 in 10 homes are single-family detached houses; in Washington, 6.

Year built

The typical home in Thurston County was built in 1991, 6 years after the typical one in Washington.

There is more room for a big family here: 65% of homes have 3 bedrooms or more, against 59% in Washington.

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 loan limit for this county is $586,500, and about 66% of owner-occupied homes in Thurston County are worth less than that.

Monthly rent with utilities

About 64% of rented homes in Thurston County cost less than HUD's 2-bedroom fair market rent for this county ($1,946); the rest cost more.

With a mortgage

$2,288 a month

Washington: $2,445 a month

Without a mortgage

$753 a month

Washington: $773 a month

Owners with a mortgage

67%

Washington: 66%

The typical cost for an owner with a mortgage in Thurston County is $2,288 a month, less than in Washington ($2,445); without one, $753.

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

Much as in Washington, the typical home value in Thurston County rose 67% since 2015–2019.

The typical rent in Thurston County rose 43% since 2015–2019, about the same as in Washington (40%).

Here income did not keep up with housing: it rose 34%, while home values changed +67% and rent +43%.

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

MeasureThurston CountyWashingtonUnited States
Rental vacancy 4.0%4.5%5.5%
Homeowner vacancy 1.0%0.7%0.9%
More than one person per room 1.9%3.5%3.4%
People per household 2.482.502.53
Drive alone 67%63%69%
Carpool 8%9%9%
Public transit 1%3%3%
Walk or bike 3%4%3%
Work from home 21%20%15%
Other means 1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Washington, the rental vacancy rate in Thurston County is 4.0%.

In Thurston County, 1.9% of households live with more than one person per room, against 3.5% in Washington.

Much as in Washington, a household in Thurston County has 2.48 people on average.

In Thurston County, 67% of workers drive alone to work; in Washington, 63%.

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 in Thurston County?

A typical home costs more than the typical income allows

We start with a typical home of $480,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 49% of the typical household income here, which is $96,563 a year. For that payment to be 28% of income, a household would need to earn about $169,696 a year.

Your numbers

Local data
$

Starts at the typical home value in Thurston County. 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 $16,811 (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

$3,960

at 7.18% · 30 years

Loan amount
$471,600
Total interest
$678,522
Paid off in
November 2056

Includes $8,111 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,253 a month

  • Tight

    $2,253 to $2,897 a month

  • Hard

    more than $2,897 a month

    Your payment · 49%

Compared with the typical household income in Thurston County ($96,563 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,960
Principal & interest$3,195
Property tax$352
Home insurance$200
FHA mortgage insurance (MIP)$212

You need at least $16,811 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.

Buying a home

Buying a home in Thurston County

Here you'll see how prices have changed, how Thurston County compares with Washington and the country, and what you'd pay each month with four kinds of loans.

How have home prices changed?

According to the FHFA House Price Index, home prices in Thurston County rose 121% in the 10 years through 2025. FHFA's index follows the price of the same homes over the years.

Period Here Washington United States
In 2025 +2.3% +1.8% +2.9%
5 years (2020–2025) +48% +44% +47%
10 years (2015–2025) +121% +113% +85%
See each year's change

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

Thurston County compared with Washington and the United States

Home value, rent and household income, side by side. "Typical" is the median: half are above it and half below.

Typical home value
  • Thurston $480,300
  • Washington $564,600
  • United States $332,700
Typical rent a month
  • Thurston $1,736
  • Washington $1,760
  • United States $1,413
Typical household income a year
  • Thurston $96,563
  • Washington $98,141
  • United States $80,734
See the full table
Thurston compared with Washington and the United States
MeasureHereWashingtonU.S.
Residents299,0677,816,116334,922,499
Typical home value$480,300$564,600$332,700
Typical household income$96,563$98,141$80,734
Typical rent$1,736$1,760$1,413
Fair Market Rent (2 bedrooms)$1,946$2,044$1,750
Hourly wage to rent a 2-bedroom$37.42$39.31$33.65
Typical property tax$4,209$4,556$3,119
Effective tax rate0.88%0.81%0.94%
Households that own their home68%64%65%
Renters spending 30% or more on rent55%50%51%
FHA limit (1 unit)*$586,500$541,287$541,287

FHA limit: Washington shows the median of its counties; the United States, the national floor. Download CSV

Four ways to pay for a typical home in Thurston County

For a typical $480,300 home at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, the county's property tax, an example homeowners insurance and mortgage insurance when it applies.

Loan Monthly payment Down payment Loan amount Rate Mortgage insurance Cash to close Minimum score
FHA, 3.5% down $3,960 $16,811 $471,601 7.18% FHA MIP · $212 $31,220 580
Conventional, 5% down $3,872 $24,015 $456,285 7.18% PMI · $228 $38,424 620*
Conventional, 20% down, no PMI $3,155 $96,060 $384,240 7.18% None $110,469 620*
ITIN, 15% down (example) $3,599 $72,045 $408,255 8.18% None $86,454 Set by the lender
  • 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.

Everything about buying in Thurston County: income, limits and help How much house can I afford? Closing costs

Loan limits

This is a high-cost area, so FHA limits in Thurston County are above the national floor. The limit is set for the whole metro area (Olympia-Lacey-Tumwater, WA). If the loan you need is above these amounts, it doesn't fit FHA or it becomes a "jumbo" loan.

VA loans. If you have full VA entitlement, VA doesn't cap the loan amount. If you've used part of your entitlement, the calculation uses the county limit ($832,750 for one unit). VA loan limits (va.gov)

USDA loans. They're for homes in eligible rural areas and households with incomes within USDA's limit. Check whether the address and your income qualify on the official site. USDA eligibility (usda.gov)

Home type FHA limit Conforming limit
1 unit $586,500 $832,750
2 units $750,800 $1,066,250
3 units $907,550 $1,288,800
4 units $1,127,900 $1,601,750

Source: HUD, 2026 data · Source: FHFA, 2026 data

Taxes and risks

Property tax and flooding in Thurston County

Two costs that change a lot from place to place and that a house payment does include: property tax and, in risk zones, flood insurance.

Property tax

In Thurston County, the typical owner pays $4,209 a year: about 0.88% of the home's value. That is more than the rest of Washington and less than the national average.

  • Thurston 0.88%
  • Washington 0.81%
  • United States 0.94%

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

Exemptions and deadlines in Washington

Is there a flood risk?

According to FEMA, in Thurston County 1.2% of homes (948) are in a high-risk flood zone. Of those homes, 43% have NFIP flood insurance.

  • A high-risk zone (Special Flood Hazard Area) has a 1% or greater chance of flooding each year. (44 CFR 59.1)
  • If the home is in that zone and the loan comes from a regulated lender, federal law requires flood insurance for the life of the loan, in communities that take part in the NFIP. (42 U.S.C. 4012a)
  • Most homeowners insurance does not cover flood damage. (FEMA, FloodSmart)

Source: FEMA, As of August 3, 2026

Look up your address on FEMA’s map

Owning a home here

Owning a home in Thurston County

The natural hazards FEMA measures in Thurston County, a maintenance plan for your climate and what the trades earn in your area.

Risks to your home

FEMA, National Risk Index 1.20.0 (December 2025)

FEMA rates the natural hazard risk in Thurston County as relatively high.

That rating combines the loss FEMA expects with social vulnerability and community resilience.

In Thurston County, FEMA expects natural hazards to cause $191 million in losses a year, counting buildings, people and crops.

The hazard that would do the most damage to homes and buildings here is earthquake: about $82.5 million a year.

Loss FEMA expects each year to homes and buildings, by hazard
  1. EarthquakeRelatively high $82.5 million a year
  2. Inland floodingRelatively moderate $49.6 million a year
  3. Coastal floodingRelatively low $446,947 a year
  4. TornadoVery low $161,618 a year
  5. WildfireVery low $80,067 a year

What it means for your home

The ratings are FEMA's own. FEMA says its data is meant for planning and does not replace a local study. Drought is not shown: FEMA counts its loss in crops only.

National Risk Index, version 1.20.0 (December 2025), retrieved November 6, 2026

FEMA notice: This product uses the Federal Emergency Management Agency's National Risk Index dataset API or downloadable datasets but is not endorsed by FEMA. The Federal Government or FEMA cannot vouch for the data or analyses derived from these data after the data have been retrieved from the Agency's website(s).

Climate and upkeep

Department of Energy (PNNL), 2021 IECC zones

Thurston County is in climate zone 4C of the home energy code (IECC): marine.

The zone's number says how hot or cold it gets; the letter says how humid: A is moist, B is dry and C is marine.

  • Spring

    • Book the air conditioner's check-up before the heat: ENERGY STAR advises checking the cooling system in the spring, because contractors get busy once summer comes. ENERGY STAR (EPA)
    • Check that the ground slopes away from the house, so water does not collect around the foundation. EPA

  • Summer

    • Seal the air ducts that run through the attic, crawlspace, basement or garage with duct mastic or foil tape, then wrap them in insulation. ENERGY STAR (EPA)
    • Look for drafts at windows and doors: close the window on a piece of paper; if it moves back and forth easily, it needs thicker weather stripping. ENERGY STAR (EPA)

  • Fall

    • Book the heating check-up in the fall. If it runs on gas or oil, the technician should check the connections: faulty ones are a fire hazard. ENERGY STAR (EPA)
    • Clean and repair the roof gutters. EPA

  • Winter

    • Keep indoor humidity below 60 % (ideally between 30 % and 50 %). A humidity meter is inexpensive and sold at hardware stores. EPA
    • Get the house ready for the cold with insulation, caulking and weather stripping, and learn how to keep pipes from freezing. Ready.gov (FEMA)

All year

  • Check the air filter every month, especially in heavy-use months. If it looks dirty, change it; change it at least every 3 months. ENERGY STAR (EPA)
  • Test the smoke alarms every month and replace their batteries at least once a year. USFA (FEMA)

Each task comes from the official page beside it. The spring air-conditioning and fall heating check-ups are the timing ENERGY STAR advises; the rest is a suggested order.

Climate zones by county, 2021 IECC

What the trades charge here

BLS, wages for May 2025

TradeTypical hourly wage8 in 10 earn between
Electricians$46.44$23.66 and $62.28
Plumbers, pipefitters and steamfitters$38.48$22.79 and $63.23
Heating, air conditioning and refrigeration mechanics$36.66$22.59 and $65.19
Roofers$27.84$20.51 and $45.50
Carpenters$30.41$24.60 and $48.22
Painters, construction and maintenance$29.04$22.05 and $40.41
Maintenance and repair workers, general$28.36$19.09 and $37.50

In the Olympia-Lacey-Tumwater, WA area, half of electricians earn more than $46.44 an hour and half earn less; for a plumber, the typical figure is $38.48.

These are workers' hourly wages, not the price of a job.

Need help paying for a repair?

Renting

Renting in Thurston County

The typical rent in Thurston County is $1,736 a month. HUD also publishes a “fair market rent” by unit size: it's the one programs like Section 8 use.

55% of renter households in Thurston County spend 30% or more of their income on housing. 27% spend half or more.

Fair market rent by size

To pay the fair market rent without spending more than 30% of income, working full time (40 hours a week).

Size Fair rent a month Hourly wage Income needed per year
Studio $1,586 $30.50 $63,440
1 bedroom $1,656 $31.85 $66,240
2 bedrooms $1,946 $37.42 $77,840
3 bedrooms $2,541 $48.87 $101,640
4 bedrooms $3,141 $60.40 $125,640

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

Free help in Thurston County

Programs and counseling in Thurston County

We didn't find HUD-approved agencies with an office in this county. These are the 6 nearest; many serve by phone or online.

Official programs for the down payment and loans for buyers. Check which ones you might qualify for with your income and your county.

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

HUD counseling is free or low-cost

Washington down payment programs

  1. Home Advantage Downpayment Assistance

    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

    No first-time requirement. Run by Washington State Housing Finance Commission.

    Deferred Verified November 5, 2026

  2. Covenant Homeownership Program

    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

    First-time buyers only. Run by Washington State Housing Finance Commission.

    Deferred Verified November 5, 2026

  3. House Key Opportunity DPA

    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

    First-time buyers only. Run by Washington State Housing Finance Commission.

    Deferred Verified November 5, 2026

Which programs do I qualify for? See all Washington programs

Help in Spanish in Thurston County

4 of the 6 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.

Public housing agencies

They run public housing and Section 8 vouchers (Housing Choice Vouchers) in this county.

Free legal help

If you have a problem with your landlord, an eviction notice or a scam, the Legal Services Corporation (LSC) search shows the free legal aid offices that serve your area.

Find legal aid (lsc.gov)

Housing counseling nearby

These are the nearest agencies, with the distance in miles. Many help by phone or online. Official HUD list. Confirm hours and fees with the agency before you go.

  • Tacoma/ Pierce County Habitat for Humanity

    4824 S Tacoma Way, Tacoma · 25 miles away

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

  • American Financial Solutions

    500 Pacific Avenue, Bremerton · 45 miles away · Spanish

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

  • Community Frameworks

    1310 Bertha Ave NW, Bremerton · 45 miles away

    • Home improvement and repairs
    • Workshops for new owners
    • and 2 more
    (360) 842-8059
See every agency in Washington

Places

Cities in Thurston County

Each city has its own page with prices, rents and help. These are the largest.

See all 6 cities of Thurston County

Nearby counties

Each row compares its typical value, typical rent and FHA limit with Thurston County.

Read next

Guides that help here

We picked them by this county's numbers: what weighs most here is what's worth understanding first.

Frequently asked questions

What is the FHA loan limit in Thurston County in 2026?

Thurston County has an FHA limit of $586,500 for a one-unit home. For 2 units it's $750,800, for 3 it's $907,550 and for 4 it's $1,127,900. It's a high-cost area, so the limit is above the national floor.

What is the conforming loan limit in Thurston County?

Thurston County has a conforming limit of $832,750 for one-unit conventional loans in 2026. A bigger loan is a “jumbo” loan.

How much does a typical home cost in Thurston County?

The typical home value in Thurston County is $480,300 (Average 2020–2024, U.S. Census). Across Washington it's $564,600.

How much does it cost to rent in Thurston County?

Thurston County has a typical rent of $1,736 a month (Average 2020–2024, U.S. Census). HUD's fair market rent for a 2-bedroom apartment is $1,946 (Fiscal year 2027).

How much do you need to earn to rent a 2-bedroom apartment in Thurston County?

About $37.42 an hour working full time (2,080 hours a year), or $77,840 a year, so the fair market rent of $1,946 stays under 30% of income.

Sources: American Community Survey (Average 2020–2024); FHA mortgage limits (2026 data); Conforming loan limits (2026 data); Fair Market Rents (Fiscal year 2027); Income Limits (Fiscal year 2026); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (As of November 5, 2026); FHFA House Price Index (2025 data); Homes with flood insurance (As of August 3, 2026); National Risk Index (2025 data); IECC climate zones by county (2021 data); Occupational Employment and Wage Statistics (2025 data); Census Bureau cartographic boundary files (2024 data).