Can You Afford a Home in Yelm, WA?
A typical home in Yelm is worth $483,084, up 0.5% over the past year. That is $42K below the Thurston County typical of $524,886.
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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 $483,084. 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 | $316,000 | $262,000 | $240,000 | $256,000 |
| $100,000 | $432,000 | $358,000 | $329,000 | $350,000 |
| $125,000 | $549,000 | $454,000 | $417,000 | $444,000 |
| $150,000 | $665,000 | $551,000 | $506,000 | $538,000 |
| $200,000 | $898,000 | $743,000 | $682,000 | $727,000 |
How Yelm compares to nearby towns
| Town | Typical home | Year over year | Income needed |
|---|---|---|---|
| Yelm (this page) | $483,084 | +0.5% | $111,000 |
| Tenino | $508,246 | +1% | $116,000 |
| Lacey | $509,747 | +0.2% | $117,000 |
| Rochester | $513,343 | +1% | $117,000 |
| Rainier | $515,485 | +1.2% | $118,000 |
| Tumwater | $522,305 | +0.8% | $119,000 |
| Olympia | $529,479 | -0.2% | $121,000 |
What this does not tell you
These are typical values, not listings. Half the homes in Yelm sell for less than $483,084, 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.