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Renting · Section 8

Data from November 2026

Renting in Thurston County, Washington

Thurston County has a HUD fair market rent of $1,946 a month for 2 bedrooms (Fiscal year 2027). Renter households here pay a typical rent of $1,736 a month (Average 2020–2024). Paying the fair market rent without going over 30% of income takes $37.42 an hour, full time.

Four numbers to start with

Fair market rent, 2 bedrooms
$1,946
a month, HUD, Fiscal year 2027
5% less than in Washington
Typical rent
$1,736
a month, Census, Average 2020–2024
1% less than in Washington
Wage needed
$37.42
an hour, 2 bedrooms
Or $77,840 a year, to spend no more than 30% of income on rent.
Rent-burdened households
55%
spend 30% or more of income on rent
11% more than in Washington

Source: Fair Market Rents (HUD) Fiscal year 2027 Fair Market Rents (HUD) (external site) Source: American Community Survey (ACS) 5-year estimates Average 2020–2024 American Community Survey (ACS) 5-year estimates (external site)

Only here

Renting in Thurston County: what sets it apart

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

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

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

Fair market rent

What HUD sets for each size

Every year HUD (the U.S. Department of Housing and Urban Development) publishes a Fair Market Rent (FMR) for each home size in Thurston County. It is used to work out how much a Section 8 voucher covers. The table shows what you need to earn to pay it without spending more than 30% of income.

The fair market rent covers rent plus basic utilities, except the phone. HUD generally sets it at the 40th percentile: 4 in 10 standard-quality homes rented recently cost less. 24 CFR §888.113(a)

According to Zillow (ZORI), the typical asking rent in Thurston County was $2,043 a month in September 2026: 2.5% more than 12 months ago. It is an index of market listings, not a HUD limit. Zillow data

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

HUD area: Olympia-Lacey-Tumwater, WA MSA. Source: HUD, Fiscal year 2027

By ZIP code

The fair market rent for your ZIP code

HUD also publishes fair market rents by ZIP code (Small Area FMRs) for 17 ZIP codes in Thurston County (Fiscal year 2027). Type yours to see it.

For 2 bedrooms they run from $1,770 in 98530 to $2,280 in 98516. 5 ZIP codes are above the county's fair market rent ($1,946).

Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses. 24 CFR §982.503(a)(1)

Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) (external site)

Rent burden

How many households spend too much

HUD counts rent as a burden when it reaches 30% of income or more. In Thurston County, 55% of renter households are in that position; in Washington, 50%, and nationwide, 51% (Average 2020–2024, Census).

Paying too much rent leaves little for food, transportation and savings. If that is you, the agencies below can guide you for free.

55%

of renter households spend 30% or more of their income on rent.

38,412 households rent in Thurston County

  • Spend half or more of their income 27%
  • Spend 30% or more, but less than half 29%
  • Spend less than 30% 45%

Compared with the state and the country

  • Thurston 55%
  • Washington 50%
  • United States 51%

Low-income apartments

Low-income apartments in Thurston County

HUD lists 38 properties with homes for low-income households in Thurston County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest.

with tax credits (LIHTC)
29
HUD-assisted
11
public housing
1

3,442 homes in all; 3,236 of them low-income, according to HUD.

  • Boardwalk Apartments Tax credit (LIHTC) 410 + 510 Capitol Way North, Olympia 98501 284 homes, 280 low-income · 1 bd: 186 · 2 bd: 94 · In service since 2000 · For older adults
  • Copper Trail Tax credit (LIHTC) 3500 Block of Capitol Mall Drive SW, Olympia 98502 260 homes, 258 low-income · 1 bd: 44 · 2 bd: 154 · 3 bd: 62 · In service since 2015 · For people with disabilities
  • Reserve at Lacey Tax credit (LIHTC) 6100 Pacific Ave SE, Lacey 98503 241 homes, 239 low-income · Studio: 1 · 1 bd: 119 · 2 bd: 121 · In service since 2020 · For older adults
  • Copper Wood Apartments Tax credit (LIHTC) 110 Copper Wood Ln SE, Lacey 98516 228 homes, 225 low-income · 1 bd: 48 · 2 bd: 124 · 3 bd: 44 · 4 bd: 12 · In service since 2018 · For people with disabilities, families
  • Courtside Apartments Tax credit (LIHTC) 515 Courtside St SW, Olympia 98502 211 homes, 209 low-income · Studio: 20 · 1 bd: 62 · 2 bd: 84 · 3 bd: 45 · In service since 1997
  • Evergreen Villages Tax credit (LIHTC) · HUD-assisted 505 Division St NW, Olympia 98502 180 low-income homes · 1 bd: 72 · 2 bd: 54 · 3 bd: 36 · 4 bd: 18 · In service since 2018 · For families · (360) 943-5505
  • College Glen Tax credit (LIHTC) 4870 55th Ln SE, Lacey 98503 164 homes, 161 low-income · 2 bd: 96 · 3 bd: 68 · In service since 1996 · For people with disabilities, families
  • Crowne Pointe Apartments Tax credit (LIHTC) 2800 Limited Ln NW, Olympia 98502 160 homes, 158 low-income · 1 bd: 60 · 2 bd: 86 · 3 bd: 14 · In service since 2007
  • Aki Kurose Village (stone View) Tax credit (LIHTC) 3600 Forestbrook Way SW, Olympia 98502 141 low-income homes · 1 bd: 96 · 2 bd: 45 · In service since 2014 · For older adults, people with disabilities
  • Olympia Vista Apartments Tax credit (LIHTC) 3600 Forestbrook Way SW, Olympia 98502 141 low-income homes · 1 bd: 96 · 2 bd: 45 · In service since 2015 · For older adults, people with disabilities
  • Forest Grove Apartments Tax credit (LIHTC) 5701 30th Ave SE, Lacey 98503 116 homes, 115 low-income · 2 bd: 104 · 3 bd: 12 · In service since 2000 · For people with disabilities
  • Cac 515 Preservation Portfolio Tax credit (LIHTC) 405 Killion Ct NW, Yelm 98597 109 homes, 106 low-income · 1 bd: 99 · 2 bd: 10 · In service since 2016
  • Evergreen Vista I Tax credit (LIHTC) 1209 Fern St SW, Olympia 98502 104 homes, 102 low-income · 2 bd: 29 · 3 bd: 75 · In service since 2012 · For families
  • Ashwood Downs Tax credit (LIHTC) 1900 Ashwood Downs Ln SE, Olympia 98501 96 homes, 95 low-income · 2 bd: 72 · 3 bd: 24 · In service since 2013 · For families
  • Casa Madrona II Public housing 3948 Martin Way E, Olympia 98506 70 low-income homes · Run by Ha of King County · Average payment: $374 a month · (206) 574-1100
  • South Sound Villa Apartments HUD-assisted 4101 Lacey Blvd SE, Lacey 98503 70 low-income homes · For older adults · (360) 459-8792
  • Providence ST Francis House HUD-assisted 3415 12th Ave NE, Olympia 98506 60 homes, 59 low-income · For older adults · (360) 493-5700
  • Evergreen Vista II Tax credit (LIHTC) 1225 Fern St SW, Olympia 98502 51 homes, 50 low-income · 1 bd: 12 · 2 bd: 27 · 3 bd: 12 · In service since 2007 · For people with disabilities, families, people experiencing homelessness
  • Drexel House II Tax credit (LIHTC) 607 Pattison St SE, Olympia 98501 50 low-income homes · Studio: 50 · In service since 2017 · For people experiencing homelessness
  • Olympian Apts HUD-assisted 519 Washington St SE, Olympia 98501 50 low-income homes · For older adults · (360) 357-4451
  • Tumwater Apartments HUD-assisted 5701 6th Ave SW, Tumwater 98501 50 low-income homes · For older adults · (360) 352-4321
  • Fern Ridge II Tax credit (LIHTC) 1309 Fern St SW, Olympia 98502 50 homes, 49 low-income · 1 bd: 18 · 2 bd: 16 · 3 bd: 16 · In service since 1995 · For families
  • Fern Ridge Tax credit (LIHTC) 1309 Fern St SW, Olympia 98502 49 low-income homes · 1 bd: 16 · 2 bd: 21 · 3 bd: 12 · In service since 1995 · For families
  • Billy Frank JR. Place Tax credit (LIHTC) · HUD-assisted 318 State Ave NE, Olympia 98501 43 homes, 42 low-income · Studio: 15 · 1 bd: 21 · 2 bd: 7 · In service since 2017 · For people experiencing homelessness · (206) 437-1070
  • Fleetwood Apartments Tax credit (LIHTC) 119 East 7th Street, Olympia 98504 43 homes, 42 low-income · Studio: 42 · In service since 1997
  • Salmon Run Apartments Tax credit (LIHTC) 10720 Vancil Rd SE, Yelm 98597 40 homes, 39 low-income · 1 bd: 6 · 2 bd: 14 · 3 bd: 18 · 4 bd: 1 · In service since 2012 · For people with disabilities, families
  • Olympic Heights Tax credit (LIHTC) 300 Kenyon St NW, Olympia 98502 178 homes, 36 low-income · 1 bd: 60 · 2 bd: 78 · 3 bd: 40
  • Stuart Place Tax credit (LIHTC) 110 Legion Way SE, Olympia 98501 36 low-income homes · Studio: 8 · 1 bd: 24 · 2 bd: 4 · In service since 1994 · For people with disabilities
  • Orchard Apartments HUD-assisted 500 McKenzie Ave SW, Yelm 98597 32 low-income homes · For families · (360) 458-2048
  • Prairie Run Apartments Tax credit (LIHTC) 205 Mountain View Rd SE, Yelm 98597 32 homes, 31 low-income · 2 bd: 24 · 3 bd: 8 · In service since 2002 · For people with disabilities, families
  • Drexel House Tax credit (LIHTC) 606 Devoe St SE, Olympia 98501 26 homes, 25 low-income · Studio: 25 · In service since 2007 · For people with disabilities, people experiencing homelessness
  • Drexel House Tax credit (LIHTC) 606 Devoe St SE, Olympia 98501 25 low-income homes · Studio: 25 · In service since 2007 · For people with disabilities, people experiencing homelessness
  • Magnolia Villa Tax credit (LIHTC) · HUD-assisted 1410 Magnolia St SE, Lacey 98503 21 low-income homes · 2 bd: 11 · 3 bd: 7 · 4 bd: 2 · In service since 2000 · For people with disabilities, families · (360) 491-3924
  • 118 Mcarthur ST Tax credit (LIHTC) 118 McArthur St N, Tenino 98589 30 homes
  • 298 Ritter ST S Tax credit (LIHTC) 298 S Ritter St, Tenino 98589 1 home
  • Wa19rdd1201 HUD-assisted 1011 Plum St SE, Olympia 98501
  • Washington State Department of Commerce HUD-assisted 1011 Plum St SE, Olympia 98501 (202) 482-2000
  • Washington State Dept of Commerce HUD-assisted 1011 Plum St SE, Olympia 98501 (360) 725-2991

3 properties have two programs at the same address and appear once. Search HUD's map

Source: HUD, retrieved November 6, 2026. LIHTC database, updated May 14, 2025; Assisted multifamily properties, updated October 23, 2026; Public housing developments, updated October 23, 2026.

Section 8

The Section 8 voucher in Thurston County

The Housing Choice Voucher (Section 8) pays part of your rent on a home you choose. Your public housing agency runs it. 1 agency serves in Thurston County. Here is what the rules say:

The rules, with their source

  1. You apply at the public housing agency. If you qualify, your name usually goes on a waiting list. Applicants must be U.S. citizens or noncitizens with eligible status as HUD defines it. Source: HUD

  2. Generally, your family must have very low income: no more than 50% of the area median income, by family size (the middle column of the table). Source: 24 CFR §5.603, §982.201(b)

  3. Each year, at least 75% of the families an agency admits from its list must have extremely low income (the 30% column). Source: 24 CFR §982.201(b)(2)

  4. If the rent is below the payment standard, the family generally pays 30% of its adjusted monthly income. If it is above, the family pays more. Source: 24 CFR §982.1(a)(3)

  5. When you move in, if the rent is above the payment standard, your share cannot go over 40% of your adjusted monthly income. Source: 24 CFR §982.508

  6. Each agency sets a payment standard for each size. Without asking HUD, it can go from 90% to 110% of the fair market rent. Source: 24 CFR §982.503(b), (c)

Mixed-status families: how assistance is figured
HUD income limits Yearly income of the whole family, before taxes.
HUD income limits by family size, Fiscal year 2026. Area: Olympia-Lacey-Tumwater, WA MSA.
People Extremely low (30%) Very low (50%) Low
1 person $25,800 $43,000 $68,800
2 people $29,500 $49,150 $78,600
3 people $33,200 $55,300 $88,450
4 people $36,850 $61,400 $98,250
5 people $39,800 $66,350 $106,150
6 people $44,360 $71,250 $114,000
7 people $50,040 $76,150 $121,850
8 people $55,720 $81,050 $129,700

Area median income: $122,800. HUD income limits by family size, Fiscal year 2026. Area: Olympia-Lacey-Tumwater, WA MSA. Source: HUD, Fiscal year 2026

How much can you earn? Check your case

Possible payment standard

  • Studio $1,427 – $1,745
  • 1 bedroom $1,490 – $1,822
  • 2 bedrooms $1,751 – $2,141
  • 3 bedrooms $2,287 – $2,795
  • 4 bedrooms $2,827 – $3,455

The range the rule allows: 90% to 110% of the county's fair market rent. Your agency publishes its own.

Housing agencies that serve this place

Housing agencies in Washington Source: HUD, Retrieved November 6, 2026

Your rights as a tenant in Washington

What Washington law says about deposits, notices and eviction, with the citation for each rule.

See your rights, rule by rule

Compare these rules with other states →

A summary of state law, not legal advice. Cities may have additional rules.

When must they return my deposit?
30 days
RCW 59.18.280(1)(a)
If I fall behind on rent, what notice must I get?
14 days
RCW 59.12.030(3)
How much notice ends a month-to-month rental?
20 days
RCW 59.18.200(1)(a)
How much notice before a rent increase?
30 or 90 days, depending on the case
RCW 59.18.140(3)(a)-(b)
  • Only a court order can remove youRCW 59.18.290(1)
  • Protection from retaliationRCW 59.18.240
  • Repair and deduct from the rentRCW 59.18.100(2)

Help

Where to get help with rent in Thurston County

This is the nearest HUD-approved agency. They counsel for free or at low cost.

  • Credit.org - Seattle Branch

    450 Alaskan Way S, Seattle · 51 miles away · Spanish

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 7 more

Tool

How much cash do you need to move in?

It starts with the 2-bedroom fair market rent in Thurston County. Change the rent, the deposit and the fees to yours: the numbers stay in your browser.

Count power on top of the rent: in Washington, the average home bill was $114 a month in 2024 (EIA). See electricity and gas costs

Your move

We use the place's fair market rent and the state's deposit rule.

Adjust advanced details
Deposit and rent in advance
The deposit, in

Let's do the math

Cash to move in

$3,892

What you need before you get the keys.

What adds up

First month
$1,946
Security deposit
$1,946
Total
$3,892

The deposit cap

Pick your state to see whether its law caps the deposit.

Compare each state's rules →

When you'll have it

Enter what you can set aside each month to see how long it takes.

What helps

  • Ask for a receipt for every payment and keep a copy of the lease.
  • On move-in day, walk through the home and take dated photos.
  • Never send money for a home you haven't seen or a lease you haven't read.

This is a planning estimate, not a price. What you are asked for depends on the landlord, your lease and your state's and city's rules. It is not legal advice.

Guides

Before you sign

Frequently asked questions

What is the fair market rent in Thurston County?

According to HUD (Fiscal year 2027): Studio: $1,586; 1 bedroom: $1,656; 2 bedrooms: $1,946; 3 bedrooms: $2,541; 4 bedrooms: $3,141. It covers rent plus basic utilities, except the phone.

How much do you need to earn to rent in Thurston County?

Paying the 2-bedroom fair market rent ($1,946) without spending more than 30% of income takes $37.42 an hour full time, or $77,840 a year.

Who qualifies for Section 8 in Thurston County?

Generally, families with very low income: no more than 50% of the area median income. For 4 people, HUD's limit here is $61,400 a year (Fiscal year 2026). The family usually pays 30% of its adjusted monthly income. You apply at the housing agency.

How much does Section 8 pay in Thurston County?

The voucher pays up to your housing agency's payment standard, minus your share. The rule lets the agency set it between 90% and 110% of the fair market rent: for 2 bedrooms here, between $1,751 and $2,141 a month. Your agency publishes its figure.

Does the fair market rent change by ZIP code in Thurston County?

For 2 bedrooms they run from $1,770 in 98530 to $2,280 in 98516. Where HUD designates these areas, or where the housing agency chooses to use them, the voucher is figured on the ZIP code's rent instead of the county's. Ask your agency which one it uses.

How many low-income apartments are there in Thurston County?

HUD lists 38 properties with homes for low-income households in Thurston County: tax-credit apartments (LIHTC), HUD-assisted buildings and public housing. They run from the most low-income homes to the fewest. For tax-credit apartments and HUD-assisted buildings, you apply directly at the building's management office. They tell you whether units are open and how to apply; HUD does not have that information.

How many households spend too much on rent in Thurston County?

HUD counts rent as a burden when it reaches 30% of income or more. In Thurston County, 55% of renter households are in that position; in Washington, 50%, and nationwide, 51% (Average 2020–2024, Census).