Can You Afford a Home in Yelm, WA?
A typical home in Yelm is worth $490,346, up 0.6% over the past year. That is $42K below the Thurston County typical of $532,113.
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Assumes housing costs stay at 33% of gross income — the sustainable middle, not the maximum a lender would approve. A typical home in Yelm costs $490,346. Rates as of 5 September 2026; they move weekly and your quote will differ.
What each income level buys in Thurston County
Prices below are what keeps housing at 33% of gross income, using Thurston County’s 0.9% effective property tax rate. The Conventional column assumes 20% down; the zero-down columns finance the funding fee into the loan.
| Household income | Conventional | VA | Zero-down CU | FHA |
|---|---|---|---|---|
| $75,000 | $315,000 | $261,000 | $239,000 | $255,000 |
| $100,000 | $431,000 | $357,000 | $328,000 | $349,000 |
| $125,000 | $548,000 | $453,000 | $416,000 | $443,000 |
| $150,000 | $664,000 | $550,000 | $505,000 | $538,000 |
| $200,000 | $896,000 | $742,000 | $681,000 | $726,000 |
How Yelm compares to nearby towns
| Town | Typical home | Year over year | Income needed |
|---|---|---|---|
| Yelm (this page) | $490,346 | +0.6% | $113,000 |
| Tenino | $515,592 | +1.1% | $118,000 |
| Lacey | $517,030 | +0.2% | $118,000 |
| Rochester | $519,210 | +1.2% | $119,000 |
| Rainier | $523,870 | +1.5% | $120,000 |
| Tumwater | $529,264 | +0.9% | $121,000 |
| Olympia | $536,583 | -0.2% | $123,000 |
What this does not tell you
These are typical values, not listings. Half the homes in Yelm sell for less than $490,346, and condos and townhomes sit well below it. Property tax is a county-wide effective rate, so your parcel will differ. Insurance is a state average. Run your own numbers with your own quote before you take any of this as settled.