What should you know before moving to Pierce County from Colorado?
About 10,000 people moved from Colorado to Washington in 2024, making it the fourth-largest source of new residents (U.S. Census Bureau). Coming to Pierce County, you trade Colorado’s flat state income tax for no tax on wages, dry sunshine for mild, wet winters, and the Front Range for Mount Rainier and the Cascades. The county’s median residential sale price was $570,000 in October 2026 (NWMLS InfoSparks), and many Colorado buyers find more trees, bigger lots, and comparable or lower prices than they left behind along the Front Range.
We meet a lot of Colorado families — some transferring from Fort Carson to Joint Base Lewis-McChord, others following jobs in Tacoma and Seattle, and plenty who simply want mountains with more green. The outdoor lifestyle carries over. The climate, taxes, and housing take some adjusting.
Here’s what to plan for. For a broader look at communities and commutes, start with our Pierce County Relocation Hub.
Taxes compared
Income tax. Colorado taxes wages at a flat rate. Washington doesn’t tax wages for most people. It does have a capital gains excise tax on certain large long-term gains (real estate sales are generally excluded), and a 9.9% tax on personal income above $1 million is scheduled to begin in 2028.
Sales tax. Combined sales tax runs around 10% in much of Pierce County — likely higher than you’re used to in many Colorado cities.
Property tax. Washington property taxes are often higher than Colorado’s, which are among the lower rates in the country. In 2026, average levy rates were about $9.82 per $1,000 of assessed value in Puyallup and $11.47 in Bonney Lake. Our comparison of property tax rates across Pierce County cities breaks it down.
This is general information, not tax advice.
Climate and lifestyle
Weather. The biggest adjustment. Colorado’s sunny, dry climate gives way to gray, damp winters and long, cool springs. Summers here are dry, mild, and spectacular. Snow is occasional in the lowlands and usually melts fast — but the mountains get plenty.
Elevation. You’ll be at or near sea level. Baking and breathing both get easier.
Mountains and recreation. Mount Rainier National Park is roughly an hour and a half from Puyallup. Crystal Mountain is the closest major ski area, and hiking, paddling, and Puget Sound boating replace some of your Front Range habits. The Foothills Trail runs through Orting, South Prairie, and Buckley.
Housing: what’s different
- Crawlspaces, not basements. Many Pierce County homes sit on crawlspaces, and inspectors focus on moisture and ventilation.
- Heat pumps and less AC. Heat pumps are increasingly common; some older homes have gas furnaces or baseboard heat and no central air.
- Moss and drainage. Roofs, gutters, and drainage matter more here than hail or snow load.
- Sewer scopes, septic, and wells. Sewer scopes are standard on older homes, and rural properties may have septic systems or private wells.
Recent NWMLS InfoSparks medians (residential, August–October 2026) give you a sense of range: Spanaway $507,000, Lakewood $540,000, Puyallup $577,500, Bonney Lake $645,000, Edgewood $780,000, and Gig Harbor $937,500. Countywide supply was 3.6 months in October — a balanced market with room to negotiate.
Coming from Colorado Springs and looking for space? Graham, Orting, Edgewood, and parts of Bonney Lake offer larger lots and acreage. Our comparison of Orting vs. Graham is a good starting point.
Military moves from Fort Carson
Fort Carson to JBLM is a common PCS route. Spanaway, Lakewood, DuPont, University Place, and Puyallup are popular for commute and price. Our guide to buying a home near JBLM covers commute options and VA loan timing.
Practical to-dos
- Get a Washington driver license and register vehicles within 30 days of becoming a resident.
- Sign a written buyer services agreement with your broker — it’s required in Washington. See buyer representation agreements in Washington.
- Plan for rain gear, a good dehumidifier, and vitamin D.
Frequently Asked Questions
How many people move from Colorado to Washington?
About 10,000 people moved from Colorado to Washington in 2024, according to U.S. Census Bureau data. Colorado was the fourth-largest source of new Washington residents.
Does Washington have a state income tax like Colorado?
Washington doesn’t tax wages for most residents, unlike Colorado’s flat income tax. Washington has a capital gains excise tax on certain large gains, and a 9.9% tax on income above $1 million starts in 2028.
Is the weather in Pierce County very different from Colorado?
Yes. Pierce County has milder temperatures but far more cloudy, rainy days from fall through spring. Summers are dry and comfortable, and heavy snow is uncommon in the lowlands.
How much does a house cost in Pierce County?
The median residential sale price was $570,000 in October 2026, according to NWMLS InfoSparks. Prices range from the $500,000s in Spanaway and Lakewood to over $900,000 in Gig Harbor.
Trading the Rockies for the Cascades is easier with someone who knows both the market and the process. If you’re considering a move to Pierce County, text RELOCATE to 253-677-5765 for a personalized consultation covering neighborhoods, housing options, and what life here actually looks like — or schedule a call.
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.
