How much does it cost to move up to a bigger home in Pierce County?
Moving up costs more than the price difference between two homes. In this illustrative Pierce County example, selling a $650,000 Puyallup home costs about $52,000, leaving roughly $298,000 in net proceeds after a $300,000 payoff. After moving costs, a cash reserve, and buyer closing costs, that funds about a 29% down payment on a $900,000 home — but the monthly housing payment rises from about $2,170 to about $5,150 at a 7% rate. Your numbers will differ, so model your own before you shop.
When homeowners tell me they’re ready for more space, the first thing we do isn’t tour homes. It’s build a worked example — because the true cost of moving up hides in the details: selling costs, closing costs, moving, reserves, and a new interest rate.
Here’s a complete example using assumptions typical of our market. Every number is labeled so you can swap in your own.
The starting point
Meet a hypothetical Puyallup homeowner:
- Current home value: $650,000
- Mortgage balance: $300,000 at 3.0%, originally $360,000 on a 30-year loan
- Current principal and interest: about $1,518/month
- Goal: a larger home around $900,000 in Puyallup, Bonney Lake, or Sumner
Our homeowner has about $350,000 in equity. That’s the number most people anchor on. It’s not the number you can spend.
Step 1: What it costs to sell
| Selling cost | Amount | Notes |
|---|---|---|
| REET (state + 0.5% local) | $10,625 | Based on 2026 state thresholds |
| Listing brokerage compensation | $16,250 | Assumed 2.5%; negotiable |
| Buyer-brokerage compensation | $16,250 | Assumed 2.5%, if offered; negotiable |
| Owner’s title policy | $2,000 | Estimate |
| Seller’s share of escrow | $1,500 | Estimate |
| Recording and misc. | $500 | Estimate |
| Pre-listing prep and repairs | $5,000 | Paint, cleaning, small repairs |
| Total | $52,125 | About 8% of sale price |
Net proceeds: $650,000 – $52,125 – $300,000 payoff = about $297,900.
That’s about $52,000 less than the equity figure — before any buyer concessions. Here’s how to read a net proceeds estimate line by line.
Step 2: What it costs to move and buy
From the $297,900, set aside:
- Moving costs: about $4,000 (assumption — varies with distance and household size)
- Cash reserve: $15,000 for emergencies, furnishing, and the first surprises every new home brings
- Buyer closing costs on the $900,000 purchase: about $18,000 (assumption — lender fees, title, escrow, and prepaid taxes and insurance; your lender’s Loan Estimate will show the real figure)
That leaves roughly $260,900 for the down payment — about 29% of the $900,000 price.
Loan amount: about $639,100.
Step 3: The new monthly payment
Here’s where rates matter. Freddie Mac’s 30-year average was 7.03% on September 24, 2026 — the first time above 7% in over a year, and up from 6.30% a year earlier.
| Monthly cost | Current home | $900,000 home at 7.0% |
|---|---|---|
| Principal and interest | $1,518 | $4,252 |
| Property taxes (assumed ~1% of value per year) | $542 | $750 |
| Homeowners insurance (estimate) | $110 | $150 |
| Total | $2,170 | $5,152 |
The monthly increase: about $2,980.
Property tax rates vary by location in Pierce County, and your new assessed value may differ from your price — here’s how Pierce County property taxes work. Add HOA dues if the new home has them.
How rate changes move the payment
On the same $639,100 loan:
- At 6.5%: about $4,040 principal and interest
- At 7.0%: about $4,252
- At 7.5%: about $4,469
Every half-point is roughly $210–$220 a month at this loan size. That’s why some buyers negotiate a seller-paid rate buydown — a more common ask in today’s more balanced market.
Step 4: Compare a smaller step up
Not every move-up needs to jump $250,000. Here’s the same seller buying at $800,000 instead, with about $16,000 in buyer closing costs:
| $800,000 home | $900,000 home | |
|---|---|---|
| Down payment | ~$262,900 (33%) | ~$260,900 (29%) |
| Loan amount | ~$537,100 | ~$639,100 |
| Principal and interest at 7.0% | ~$3,574 | ~$4,252 |
| Total monthly with taxes and insurance | ~$4,376 | ~$5,152 |
| Increase over current payment | ~$2,206 | ~$2,982 |
That $100,000 difference in price is about $775 a month. For many families, that changes the answer.
What this example leaves out
A worked example is a starting point. Your real plan should also account for:
- Timing costs if you buy before you sell — two payments, utilities, and insurance. See sell first vs. buy first.
- Rent-back or temporary housing if you sell first.
- Concessions buyers may request on your sale.
- Capital gains questions. Many homeowners qualify for an exclusion on a primary residence, but talk with a tax adviser. Here’s our capital gains overview.
- Whether to keep your current home as a rental instead. See sell or rent out when moving up.
- Your full budget — childcare, commuting, and savings goals, not just what a lender approves. Here’s how much house you can afford.
Your numbers will be different — your payoff, your rate, your sale price, and your target price all change the result. That’s why I build this exact worksheet with every move-up client, using a real CMA and your lender’s figures, before we look at a single home.
Frequently Asked Questions
How much equity do I need to move up in Pierce County?
There’s no set amount; it depends on your target price, loan type, and income. What matters is your net proceeds after selling costs, plus enough left over for closing costs and reserves. Many conventional loans allow less than 20% down, often with mortgage insurance.
Is it worth giving up a low mortgage rate to move up?
It depends on how much the new home improves your daily life and whether the higher payment fits comfortably in your budget. Compare the full monthly cost, not just the rate, and consider how long you plan to stay.
What does it cost to sell a house in Pierce County?
In this example, selling costs were about 8% including prep. Many sellers land around 6–8%, depending mostly on brokerage compensation and concessions. REET alone is about 1.6–1.8% combined in most Pierce County cities in this price range.
Should I put all my proceeds into the down payment?
Not necessarily. Keeping a cash reserve protects you from surprises after you move, and a lender can show you how different down payments change your rate, mortgage insurance, and payment.
Can I buy my next home before I sell?
Yes, with options like a bridge loan, a HELOC opened before listing, a buy-before-you-sell program, or qualifying for both payments. Each has costs to compare. See Should you buy before you sell?
What to do next
Moving up is one of the best ways to build a life you love in Pierce County — when the numbers are clear before you commit. A worked example turns “Can we afford it?” into a plan.
If you’re weighing a move, The Barnard Group’s complimentary Home Selling Strategy Session walks you through your home’s current value, your options, and a plan built around your timeline. You can book yours at barnardgroupre.com/sellit.
Sources and research date (September 30, 2026): Washington Department of Revenue REET rates; Pierce County local excise tax rate schedule; Freddie Mac Primary Mortgage Market Survey, September 24, 2026. This is an illustrative example with stated assumptions — not a loan offer, tax advice, or a guarantee of costs or results. Confirm figures with your lender, escrow officer, and tax adviser.
About Josh Barnard
Josh Barnard is the founder of The Barnard Group and has spent over 20 years helping families navigate some of life’s biggest moments through real estate. Known for his “Work Hard. Be Kind.” approach, Josh combines expert market knowledge, innovative marketing, and genuine care to help homeowners make confident decisions about their next chapter. Whether someone is buying their first home, moving up, downsizing, or relocating to Pierce County, his mission is simple: serve people well, create unforgettable experiences, and help families build a life they love.
