How does Carriage House compare with University Place and Washington?

Carriage House in University Place, Washington is about 10% above University Place and in line with Washington. It has walkability of 90, education in the 93rd percentile, a gross yield of 3.3%, and prices up 4.7% over the past year.

What are the main strengths of Carriage House in University Place, Washington?

Carriage House in University Place, Washington stands out for walkability of 90 and education in the 93rd percentile. It also has prices up 4.7% over the past year, which is a positive recent trend, alongside a gross yield of 3.3%.

What risks should I consider in Carriage House, University Place, Washington?

Carriage House in University Place, Washington has a Red Flag score of 67, which is the highest risk reading among the Washington listing here. The gross yield is 3.3%, and prices are about 10% above University Place, so the valuation context is elevated.

Neighborhood

Carriage House

University Place, Washington US

Carriage House in University Place, Washington has a mixed investment profile, with prices about 10% above University Place and in line with Washington. It shows a gross yield of 3.3% and prices are up 4.7% over the past year, indicating recent appreciation. Walkability is 90 and education is in the 93rd percentile, while the Red Flag score of 67 points to a higher overall risk reading.

AI Summary•Updated May 2026

Area

0.01 mi²

ZIP Code

98466

County

Pierce County

State

Washington

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$697,293

YoY+4.7%

Gross Rental Yield

3.3%

Listed rent · ZORI annualized

Red Flag Index

High

67 / 100

Walkability Score

Walker's Paradise

OpenStreetMap POI density · national percentile

Education Score

93 / 100

Excellent · better than 93% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Carriage House Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Carriage House, University Place.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$697,293	+4.7%
Price / Sq Ft (Verified)	$348/sqft	+7.1%
Asking Rent (Median)	$1,921/mo	-0.6%
Gross Rental Yield	3.3%	—
Liquidity Score	30 / 100	Low
Homes Sold (Period)	86	-6.5%

Is Carriage House Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Washington crime context.

Red Flag Breakdown

67 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Flood100Very High

Earthquake100Very High

Heat80Very High

Wildfire60High

Tornado20Low

Strong Wind20Low

Hail20Low

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Washington averaged 27.9 crimes and 3.3 violent per 1,000 residents (-13.0% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Appreciating market — +4.7% sale-price YoY

Highly walkable neighborhood — score 90/100

Active transaction volume — 86 homes sold last period

Flood risk is Very High (100/100)

Earthquake risk is Very High (100/100)

Insights are generated from Carriage House's live DistrictScore metrics.

Carriage House Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Washington-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Washington Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.9	3.3	-13.0%
2023	32.5	3.6	-12.5%
2022	37.5	3.8	+11.9%
2021	33.7	3.4	+12.1%
2020	30.3	2.9	+0.9%
2019	30.3	3.0	—

Reported at the state level — the finest official US crime aggregation; Carriage House inherits the Washington figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Carriage House

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor2 nearbyHigh

Point-source screening near Carriage House: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Carriage House

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

90

Walker's Paradise

Walkability Score

1

Grocery

0

Dining

3

Schools

0

Universities

1

Hospitals

0

Pharmacies

0

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Carriage House's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Carriage House vs University Place vs Washington

How Carriage House benchmarks against its city and state medians.

Benchmark vs City & State

In Carriage House, the median sale price sits about 10% above the median for University Place neighborhoods and in line with the statewide median. Gross rental yield is 3.3%, against 2.9% for University Place neighborhoods and 4.0% statewide. Over the past 12 months, prices rose 4.7%. Transaction liquidity sits above the median for University Place neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Carriage House	$348/sqft	3.3%	30
University Place	$317/sqft	2.9%	21
Washington	$352/sqft	4.0%	32

Unlock the Carriage House benchmark

Compare Carriage House against University Place and Washington medians — free with a DistrictScore account.

Buying Property in the US as a Foreigner

Federal & Washington tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.74% average effective rate (statewide average; set and collected locally).

State Income Tax

No state income tax — rental income is not taxed at the state level.

State Capital Gains

No general income tax; the 7% capital gains tax exempts real estate.

Transfer Tax

Real estate transfer tax: REET graduated 1.1-3% (mansion-style).

Assessment Cap

No Proposition 13-style assessment cap; property is reassessed at market value.

Mansion Tax / Rent Control

Statewide rent control caps rent increases (HB 1217; 9.683% max for 2026); transfer tax is mansion-style.

US citizens & tax residents6

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Washington property-tax guidance for foreign buyers

Latest University Place Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Carriage House Real Estate FAQ

Carriage House in University Place, Washington has mixed signals. Prices are about 10% above University Place and in line with Washington, gross yield is 3.3%, and prices are up 4.7% over the past year. The Red Flag score is 67.

Neighborhoods near Carriage House

Compare Carriage House with nearby neighborhoods in University Place.

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