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At a Glance

Puyallup, WA — Quick Facts

Key Statistics · July 2026

MetricValueSource
Population~43,000 residentsU.S. Census ACS 2024
Median Household Income$82,400U.S. Census ACS 2024
Median Home Price$579,975NWMLS InfoSparks, June 2026
Average School Rating7.2/10GreatSchools 2024
Graduation Rate89.3%Puyallup SD 2023–24
Crime Rate12% below WA averageFBI UCR 2023
Distance to Seattle38 miles (45–90 min)Google Maps 2024
Distance to Tacoma12 miles (15–25 min)Google Maps 2024
CountyPierce County, WashingtonWashington State
Incorporated1890City of Puyallup
City Area14.04 sq milesU.S. Census

Data compiled from NWMLS, U.S. Census Bureau, GreatSchools, Puyallup School District, FBI UCR, BestPlaces.net (November–December 2025)

What Makes Puyallup Special

A genuine small-town character with real suburban depth

Puyallup's name comes from the Puyallup Tribe's word meaning "generous people" — a characterization that remains apt today. This Pierce County city of approximately 43,000 has evolved from its agricultural roots into a thriving suburban community while holding onto a distinctive identity you don't find in most suburbs of this size.

Located 12 miles east of Tacoma and 38 miles south of Seattle, Puyallup sits on the valley floor between the Cascade foothills and Puget Sound, with Mount Rainier providing a dramatic backdrop on clear days. That geography has shaped both the community's history and its modern development patterns in ways that make it feel genuinely different from neighboring cities.

Local Insight · HeartLink Homes

Puyallup offers a compelling value proposition for those seeking suburban living with urban accessibility. Quality schools, established residential neighborhoods, and comprehensive amenities at a significantly lower cost than Seattle or Bellevue — while remaining within reasonable commuting distance for those who need it. The key word is reasonable: Seattle commuters should evaluate their tolerance carefully, while Tacoma commuters get the best of both worlds.

Real Estate Market · June 2026

How much do homes cost in Puyallup?

Prices are up compared to a year ago and homes are moving faster, giving sellers the edge while buyers face more competition than in late 2025.

$580k Median home price
(June 2026, +6.9% YoY)
18 days Median days
on market
100% Sale price to
list price ratio
4.0 mo Housing supply
(balanced = 4–6)

Median Home Prices by Neighborhood

NeighborhoodMedian Sale PriceClosed Sales
Manorwood$721,0007
Sunrise$675,00024
Crystal Ridge$648,5002†
Summit$630,0002†
South Hill$575,00082
Silver Creek$540,0007‡
Shaw Road$512,45015
Downtown Puyallup$475,00019

Source: NWMLS Matrix closed sales, April–June 2026 unless noted, compiled by HeartLink Homes. These are the Puyallup sub-areas (MLS Areas 79–88) NWMLS tracks as distinct communities. † Crystal Ridge and Summit each had only 2 closed sales in this window — treat these medians as directional, not statistically reliable. ‡ Silver Creek had zero closed sales April–June 2026, so this median reflects the trailing 12 months (July 2025–June 2026) instead. Wildwood is a locally-known area name but isn't tracked as a separate NWMLS community, so no reliable median is available for it.

Current Market Conditions · June 2026

Months of Supply (closed): 4.0 months, up 17.6% year-over-year (balanced market = 4–6 months)

Sale-to-List Price Ratio: 100.0% — homes are selling at asking price on average, flat versus a year ago

Closed Sales: 197 homes sold in June 2026, up 20.9% year-over-year

Active Listings: 627 homes for sale, up 19.0% year-over-year — more inventory is giving buyers additional options versus this time last year

How Puyallup Compares

Seattle
$880k
52% more than Puyallup
Bellevue
$1.6M
176% more than Puyallup

Source: NWMLS InfoSparks, median sale price, June 2026, all residential property types

Market Insight · HeartLink Homes

Puyallup's market shows strong fundamentals supported by limited inventory, population growth, and the city's position as an affordable alternative to higher-priced markets. Multiple offer situations remain common for well-priced homes in desirable neighborhoods. First-time buyers should expect some competition in the $450,000–$600,000 range. Working with a local broker who understands neighborhood-level pricing is essential.

These charts pull the latest Puyallup data directly from NWMLS and refresh automatically each month, so they stay current between our quarterly page updates. Source: NWMLS InfoSparks.

Median Sales Price

The median price at which homes sold in Puyallup in a given month.

Puyallup, WA — Median Sales Price trend chart (NWMLS)

New Listings

A count of the properties newly listed on the market in a given month.

Puyallup, WA — New Listings trend chart (NWMLS)

Pending Sales

A count of the properties on which contracts were accepted in a given month.

Puyallup, WA — Pending Sales trend chart (NWMLS)

Median Days on Market

The median number of days between when a property is listed and when an offer is accepted.

Puyallup, WA — Median Days on Market trend chart (NWMLS)

Median % of Sale Price to Original List Price

A listing's sale price divided by its original list price, averaged across all sold listings in a month.

Puyallup, WA — Median % of Sale Price to Original List Price trend chart (NWMLS)
Puyallup School District · 2025–26

What are the best schools in Puyallup?

The Puyallup School District ranks 10th largest in Washington State, with a strong reputation for academic quality and comprehensive extracurricular programs.

District Overview

Total Enrollment: 24,073 students  |  Average Rating: 7.2/10 (GreatSchools)  |  Graduation Rate: 89.3%

Schools: 21 elementary · 6 middle · 4 comprehensive high schools · plus alternative programs

Service Area: 120 square miles including Puyallup, portions of Edgewood, Fife, Milton, South Hill, Summit, and unincorporated areas  |  Budget: ~$370 million annual operating (2025–26)

Source: Puyallup School District — puyallupsd.org

Top-Rated Elementary Schools

SchoolRatingEnrollmentStudent–TeacherNotable Programs
Karshner Elementary 9/1054219:1STEM, Dual Language
Shaw Road Elementary 8/1062821:1Arts Integration, Literacy Focus
Maplewood Elementary 8/1048520:1Outdoor Learning, Music
Wildwood Elementary 7/1051222:1Technology Integration
Northwood Elementary 7/1049821:1Comprehensive Programs

High Schools Comparison

SchoolRatingEnrollmentGraduation RateAP CoursesStrengths
Rogers High School 8/101,84792.1%24 coursesAthletics, performing arts
Puyallup High School 7/102,12489.8%22 coursesComprehensive programs
Emerald Ridge High School 7/101,95688.5%20 coursesTechnology focus
Walker High School 6/101,62387.2%18 coursesGrowing programs

Source: Puyallup School District 2025–26 data, GreatSchools ratings November 2025

Important Note

School performance and ratings change over time. Prospective buyers should independently verify current ratings, test scores, and program offerings before making decisions. School assignment is based on address — confirm specific boundaries directly with the district at puyallupsd.org as they can change year to year.

Transportation · 2025 Actual Data

How do I commute from Puyallup to Seattle and Tacoma?

Puyallup's location makes it viable for commuters to both cities — though Seattle commuters should evaluate their tolerance for drive time before committing.

DestinationDistanceNon-PeakPeak HoursPrimary Route
Downtown Seattle38 miles45–60 min75–90 minSR-512 → I-5 North
Bellevue42 miles50–65 min80–100 minI-405 via I-5
Downtown Tacoma12 miles15–20 min25–35 minSR-512 → I-5 South
SeaTac Airport25 miles30–40 min50–65 minSR-512 → I-5 North
Olympia28 miles35–45 min45–60 minI-5 South
Joint Base Lewis-McChord18 miles20–25 min30–40 minI-5 South

Peak hours: 7–9am and 4–6:30pm weekdays. Data from Google Maps and local commuter surveys, November 2025

Public Transit Options

Pierce Transit Route 402 — $2.00/ride to Tacoma Dome Station
Sounder Train — $5.75/ride from Tacoma Dome to Seattle (90–120 min total)
Monthly Pass — $99 combined Pierce + Sound Transit
Limitation: Sounder runs weekday peak schedules only — no weekend service
Park & Ride: Free parking at Puyallup transit centers

Commuting Reality Check

Seattle commuters from Puyallup should expect 75–90 minutes each way during peak hours — 2.5–3 hours daily. This is manageable for some and unsustainable for others. Test your actual commute during your working hours before committing to a purchase. Weather, accidents, and construction can add 15–30 minutes. Tacoma commuters fare far better at 15–35 minutes each way.

Cost of Living · 2025 Data

What does it cost to live in Puyallup?

Puyallup's cost of living is significantly lower than Seattle but still above the U.S. average — reflecting its position as a desirable Pacific Northwest suburb.

Cost of Living Index (US Average = 100)

CategoryPuyallupSeattleTacomaBellevueUS Avg
Overall122172115168100
Housing147256135142100
Groceries107115106107100
Transportation114128112113100
Healthcare111119110111100
Utilities981029695100

Source: BestPlaces.net Cost of Living Calculator, 2025 data

Community & Culture

What is community life like in Puyallup?

Schools, parks, and community programs that are genuinely funded and active.

🌲

Parks & Recreation

20+ city parks totaling 400+ acres. Bradley Lake Park, Pioneer Park, playground equipment, and extensive sports fields throughout the city.

📚

Libraries

Puyallup Public Library with children's programs, story time, and summer reading — part of the Pierce County Library System.

Youth Sports

Extensive leagues for baseball, soccer, football, basketball, and swimming. Puyallup schools regularly compete for state championships.

🎪

Washington State Fair

One of North America's largest fairs — 1.2 million visitors over 17 days every September. A source of community pride and an annual citywide event.

🎭

Arts & Culture

Meridian Center for the Arts, community theater, performing arts programs in local schools, and rotating art exhibits throughout the year.

🚒

Public Safety

Crime 12% below Washington state average. Well-funded police and fire departments with 6.5-minute average emergency response time.

Community Character

Puyallup maintains a distinctive small-town character despite nearly 43,000 residents. The city's agricultural heritage remains visible in farmland at the periphery and its deep connection to the fairgrounds. Long-term residents — many families span multiple generations — create neighborhood stability. At the same time, the city genuinely welcomes newcomers, creating a blend of deep local knowledge and fresh perspectives that defines the community today.

Pacific Northwest Climate

What is the weather like in Puyallup?

A mild maritime climate — cooler and wetter than most of the country, but less severe than the Pacific Northwest reputation suggests.

Climate FactorAnnual DataContext
Average High (Summer)78°F (July–August)Comfortable; rarely exceeds 90°F
Average High (Winter)45°F (December–February)Mild compared to national average
Annual Rainfall38 inchesSlightly less than Seattle (39 inches)
Days of Sun152 days/yearSimilar to Seattle (152 days)
Snowfall~6 inches/year averageMinimal; occasional disruption
Dry SeasonJune–SeptemberPleasant; ideal for outdoor activities
Rainy SeasonOctober–MaySteady drizzle, not heavy downpours

Source: National Weather Service, U.S. Climate Data (30-year averages)

Climate Considerations

Newcomers from sunny climates should prepare for extended gray periods (November–March). The mild temperatures mean year-round outdoor activities are possible with appropriate clothing. Summer months (June–September) are spectacular — clear views of Mount Rainier, minimal rain, and comfortable temperatures. Many long-term residents say the reward of summer makes the gray winter entirely worth it.

Local Economy · November 2025

What are the job opportunities in Puyallup?

Unemployment at 4.2% — slightly below the national average of 4.5%. Healthcare, education, retail, and access to major employment centers define the local economy.

Good Samaritan Hospital

Healthcare · 1,800+ employees · Part of MultiCare Health System

Puyallup School District

Education · 2,000+ employees · Teachers, administrators, support staff

MultiCare Health System

Healthcare · Regional employer · Multiple facilities throughout Pierce County

South Hill Mall

Retail/Commerce · 900,000 sq ft · 100+ stores and restaurants

City of Puyallup

Government · Municipal employer · Public works, safety, administration

Joint Base Lewis-McChord

Military/Defense · 18 miles away · One of the largest employers in Pierce County

Parks, Dining & Community

What is there to do in Puyallup?

Beyond the statistics — the parks, restaurants, events, and shops that give Puyallup its everyday character.

Parks & Recreation

Puyallup maintains an extensive parks system that reflects the community's commitment to outdoor recreation and family activities. The city manages over 400 acres of parkland across 20+ developed parks offering diverse recreational opportunities.

🏊

Bradley Lake Park (23 acres)

Swimming beach, fishing pier, picnic areas, and playground. One of the few swimmable lakes in Pierce County with lifeguard service — a popular summer destination for swimming, trout fishing, and paddleboarding.

🌳

Pioneer Park (6 acres)

Historic gazebo, mature trees, open lawns, and a downtown location. The city's oldest park, dating to the early 1900s, and the heart of historic downtown — hosts the farmers market, concerts, and community events.

🥾

Wildwood Park (71 acres)

Nature trails, forested areas, wildlife habitat, and wetlands with educational signage about local ecology. Popular for trail running, mountain biking, birdwatching, and nature photography.

Grayland Park & Outdoor Pool

Seasonal outdoor pool, baseball and softball fields, playground, and picnic facilities. A neighborhood park with quality athletic facilities and summer swim lessons.

Regional Recreation Access

Puyallup's location provides exceptional access to diverse outdoor recreation. Mount Rainier National Park (about 50 miles) offers world-class hiking, climbing, and winter sports. The Cascade foothills provide numerous trail systems for hiking and mountain biking, and Puget Sound (about 20 miles) enables water activities. Several ski areas are within 90 minutes, including Crystal Mountain and White Pass.

Source: City of Puyallup Parks & Recreation Department — view all Puyallup parks

Dining & Entertainment

Puyallup's dining scene reflects its evolution from a small agricultural town to a diverse suburban city. While it doesn't offer the breadth of major urban centers, the city provides quality options spanning various cuisines and price points.

Local Favorites & Institutions

Crockett's Public House (118 E Stewart Ave) — American gastropub in a restored feed store; featured on Food Network's Diners, Drive-Ins and Dives; known for fire-grilled artichokes and creative dishes.

Farm 12 (3303 8th Ave SE) — Farm-to-table restaurant on a restored farm; seasonal menus with local ingredients; a social enterprise supporting local families; weekend brunch.

HG Bistro (1618 E Main Ave) — Contemporary American fine dining, locally owned for over 20 years, with an elevated culinary experience built on fresh local ingredients.

Meridian Café (213 N Meridian) — Breakfast and lunch in a historic downtown building; homemade cinnamon rolls and made-from-scratch dishes.

Additional Dining Options

The Forum (208 S Meridian) — Downtown gastropub with burgers, craft cocktails, and local spirits.

It's Pho U (Willows Shopping Center) — Vietnamese cuisine; authentic pho and banh mi.

Mazatlan Restaurant (106 S Meridian) — Downtown Mexican restaurant with generous portions.

Downtown Meridian offers a walkable mix of locally-owned restaurants, cafes, and breweries in historic buildings. The South Hill corridor along Meridian Avenue (SR 161) offers national chains, casual dining, and coffee shops. Growing selection of Vietnamese, Korean, Japanese, Mexican, and other international cuisines reflects Puyallup's increasing cultural diversity.

Local Expert Insight · HeartLink Homes

While Puyallup doesn't compete with Tacoma or Seattle for culinary variety, the city's dining scene has improved significantly in recent years. Downtown has seen a welcome influx of quality locally-owned establishments like Crockett's Public House (featured on Food Network), HG Bistro (fine dining for over 20 years), and Farm 12 (a unique farm-to-table social enterprise). These restaurants create a genuine dining district worth exploring. For broader options, Tacoma (about 15 minutes away) offers excellent dining across all price points, and Seattle's acclaimed food scene is accessible for special occasions.

Arts, Culture & Community Events

Event / VenueWhat to Know
Washington State Fair (September)One of the largest state fairs in the nation, drawing over 1 million visitors annually. Agriculture exhibits, live entertainment, carnival rides, and diverse food vendors — it defines Puyallup's identity and brings significant economic activity.
Karshner MuseumLocal history museum in a historic downtown mansion documenting Puyallup's evolution from Native American heritage through the agricultural boom to modern city.
Meeker MansionPreserved 1890 Victorian home of pioneer founder Ezra Meeker; tours and historical programs about Puyallup's settlement era.
Puyallup Farmers MarketWeekly market (spring through fall) in Pioneer Park featuring local produce, crafts, and prepared foods — a genuine community gathering point.
Concerts in the ParkSummer series of free outdoor concerts in Pioneer Park, ranging from classical to contemporary music.
Downtown EventsRegular street festivals, car shows, holiday celebrations, and First Friday art walks create a vibrant downtown atmosphere.
Community TheaterLocal theater productions and performing arts at various venues throughout the year.
Arts & Culture Access

While Puyallup offers local cultural activities, proximity to Tacoma provides access to major institutions like the Tacoma Art Museum, Museum of Glass, Broadway Center for Performing Arts, and LeMay — America's Car Museum. Seattle's world-class museums, theaters, and concert venues are accessible for day trips or special occasions.

Source: City of Puyallup Events Calendar, Washington State Fair — thefair.com

Shopping & Retail

South Hill Mall Area

Anchored by South Hill Mall, this corridor along Meridian Avenue (SR 161) features the city's primary retail concentration, including Target, Home Depot, Costco, Best Buy, major grocery chains, restaurants, and numerous specialty retailers — Puyallup's main commercial district.

Downtown Boutique District

Historic downtown along Meridian features locally-owned boutiques, antique shops, specialty stores, and professional services — a district that emphasizes local ownership and community connection over corporate retail.

Regional shopping access: Residents also shop at Tacoma Mall (about 15 minutes away), one of the largest malls in the Pacific Northwest, and can reach major Seattle shopping districts (35–45 minutes) for specialty items or high-end retail.

Getting Around Without a Car

Downtown Puyallup and Pioneer Park are genuinely walkable, and Pierce Transit and Sound Transit connect the city to Tacoma and Seattle — see the commute section above for routes, schedules, and fares.

Common Questions

Questions about moving to Puyallup

Honest answers to what people ask most — including the downsides.

As of June 2026, Puyallup had moved into roughly balanced territory. NWMLS data showed about 4.0 months of housing supply (a balanced market is 4-6 months), a median of 18 days on market, and active listings up about 19% year-over-year to 627. Even so, prices were still rising (median up 6.9% year-over-year) and homes sold at 100% of list price on average, so it remains competitive for well-priced homes while giving buyers more choice than in recent years.
As of June 2026, the median sale price in Puyallup was about $580,000, up 6.9% year-over-year (NWMLS). Prices vary by neighborhood, from more affordable established areas to newer South Hill and gated communities that command a premium. Because conditions differ block to block, a street-level analysis matters more than the citywide median. We are glad to pull current comparables for any specific Puyallup neighborhood.
Puyallup prices were still rising as of June 2026, with the median up 6.9% year-over-year to about $580,000, even as inventory grew and the market moved toward balance. That combination of rising prices but more listings and slightly longer days on market points to a healthier, less frantic market than 2021-2022, with room for buyers to negotiate on homes that sit. Trends can shift quickly, so current data for your target area is the best guide.
Puyallup is in Pierce County, and Washington has no state personal income tax, which benefits many households. Property taxes are assessed by Pierce County, and overall cost of living runs below King County to the north while home prices sit above the county median. Washington relies on sales and property taxes in place of an income tax. Verify current tax rates and any HOA dues for a specific property before buying.
Puyallup has a crime rate 12% lower than the Washington state average and 8% lower than the national average. Violent crime rate: 2.1 per 1,000 residents (vs. 2.9 state average). Property crime rate: 18.4 per 1,000 residents (vs. 29.1 state average). The city maintains well-funded police and fire departments with average emergency response times of 6.5 minutes. Most neighborhoods experience minimal crime, with South Hill and newer developments reporting the lowest incidents.
Yes, Puyallup has reliable utilities. Internet options include Xfinity (cable, up to 1200 Mbps), CenturyLink (fiber in select areas, up to 940 Mbps), and T-Mobile 5G home internet. Electric service is provided by Puget Sound Energy (PSE), natural gas by PSE, and water by City of Puyallup Utilities. Average monthly utilities (electric, gas, water, sewer, garbage) for a 2,000 sq ft home run $250-350.
Puyallup is well-served by healthcare. Good Samaritan Hospital (MultiCare) is a 254-bed facility offering emergency services, surgery, maternity, and specialized care. Numerous primary care clinics, specialists, urgent care centers, and dental practices operate throughout the city. Residents also have access to major medical centers in Tacoma (15-20 minutes) including Tacoma General and St. Joseph Medical Center.
Puyallup's demographics (2023 Census): 73.2% White, 11.4% Hispanic/Latino, 6.8% Asian, 3.2% Black/African American, and 5.4% two or more races. The city is less diverse than Seattle or Tacoma but more diverse than many smaller Washington cities. The community has grown more diverse over the past decade with increasing Hispanic and Asian populations.
Puyallup offers comprehensive shopping: South Hill Mall (Macy's, JCPenney, 100+ stores), multiple grocery stores (Safeway, Fred Meyer, Trader Joe's, WinCo, Grocery Outlet), Target, Walmart, Costco, and extensive retail along South Hill Mall Boulevard. Dining ranges from national chains to local restaurants, with downtown Puyallup featuring independent eateries, breweries, and cafes. For premium shopping and dining, Tacoma (12 miles) and Seattle (38 miles) provide additional options.
Yes, Puyallup is growing. Population increased 20% over the past decade (2013-2025), from 36,500 to 43,730. Growth is projected to continue as the broader Puget Sound region expands and buyers seek affordability. The city has approved multiple residential developments, particularly on the north and east sides. Infrastructure investments include road improvements, utility upgrades, and park expansions to accommodate growth.
Visit during different seasons to experience Puyallup's range. Summer (June-September) showcases the area at its best with clear weather and Mount Rainier views, but doesn't show the rainy reality. Visit during fall/winter (November-February) to experience the gray, wet weather that defines much of the year. Test your commute during actual working hours (depart 7-8am, return 5-6pm) on a weekday. Visit neighborhoods at different times: weekday mornings, evenings, and weekends.
Potential downsides include: long commutes to Seattle (75-90 min peak hours), a car-dependent lifestyle with limited walkability outside downtown, gray/rainy weather October-May, Washington State Fair traffic and parking in September, limited cultural amenities compared to larger cities, and traffic congestion on SR-512 and SR-167 during commute hours. Additionally, property values typically appreciate slower than Seattle or Bellevue.
Puyallup vs. Tacoma: Puyallup offers better schools (7.2/10 vs 5.8/10 average), lower crime, a more suburban feel, but less urban amenities and higher home prices ($580K vs $500K median, per NWMLS June 2026 data). Puyallup vs. Sumner: Similar demographics and school quality, Puyallup has more shopping and dining and a better hospital, Sumner offers smaller-town charm. Puyallup vs. Bonney Lake/Lake Tapps: Puyallup has superior schools and amenities, Bonney Lake offers more affordable housing and waterfront living.
Puyallup is 50 miles from Mount Rainier National Park's Nisqually entrance (approximately 75 minutes by car). The mountain is visible from many Puyallup locations on clear days, providing spectacular views. The proximity allows for weekend hiking, skiing, and recreation without extensive travel. Paradise, the park's most popular destination, is approximately 90 minutes from Puyallup.
Jeff and Michelle Guykema, HeartLink Homes Real Estate Brokers, Puyallup WA

Written by Jeff & Michelle Guykema

20+ Years Combined Real Estate Experience  |  WA Managing Broker #23024103  |  WA Broker #135675  |  CPRES · KW Luxury Certified

Jeff Guykema is a Managing Broker and former Washington State Senate Ways and Means Committee budget analyst. Michelle Guykema is a Broker and Sales Manager and former licensed mortgage loan officer and senior care professional. Together they lead HeartLink Homes, a faith-based real estate team with 20+ years of combined real estate experience serving Pierce County and South King County. Their combined background in public policy, mortgage lending, and senior care gives this team an unusually broad foundation for navigating complex real estate decisions — including first-time purchases, senior transitions, and probate sales.

Our Expertise Includes: Puyallup neighborhoods and schools, Pierce County market trends, first-time homebuyer guidance, senior and probate real estate transitions, investment property analysis, and faith-based client care.

"Grounded in Faith. Built for Service. Our Map... Your Journey."

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About This Guide & Sources

This comprehensive community guide to Puyallup, Washington was created by HeartLink Homes at Keller Williams Puyallup to provide prospective residents with detailed, accurate information about living in this Pierce County city. Information has been compiled from:

Important: While every effort has been made to ensure accuracy, all information is subject to change. Statistics, school ratings, market conditions, and development plans evolve over time. Prospective residents should independently verify information critical to their decision — including school boundaries, current pricing, crime statistics, and specific property details. Contact HeartLink Homes for current NWMLS data.