Graham, Washington · 98338 · The local's guide
Everything you'd want to know before moving to Graham, from the new neighborhoods off Meridian to the acreage out toward Kapowsin, written by a realtor who sells homes here and lives just up the road in Buckley.
Graham in 60 seconds
Last updated November 10, 2026 · Larissa Butler, Keller Williams Realty
Why people move here
I live just up the road in Buckley, I've sold homes in Graham, and I list homes here too. What I love most about Graham is the variety, especially the acreage and the Mount Rainier views.
If a friend asked me about Graham, I'd start with the mountain. The views are incredible. Then I'd tell them how many options there are: a charming 100-year-old farmhouse, a brand-new home in a neighborhood, or new construction on acreage with room for animals, gardens, and a shop. You get modern conveniences with country living.
Graham has grown fast. The Census counted 8,739 people here in 2000, 23,491 in 2010, and 32,658 in 2020. Most of the new homes are going up near the established neighborhoods and main roads, while Pierce County's Graham Community Plan works to keep the rural areas low density, agricultural, and forested.
Most of the buyers I meet here want more space: a real yard, acreage, room for animals. A lot of them are looking outside Tacoma, Puyallup, and the surrounding areas. JBLM is within commuting distance too, though the drive depends on which gate you use.
"In Graham, you don't have to choose between a newer home and land." Larissa Butler, Keller Williams Realty
Before you move
Where to live in Graham
Graham is big, about 21 square miles in the Census count and even more under the 98338 ZIP code. Where you land changes your school district, your lot size, and whether you're on city-style utilities or a well and septic. Here's where I'd start.
Best for move-in ready
The closer you get to Meridian and Frederickson, the more it feels like a residential suburb: established neighborhoods, newer construction, and quick access to shopping, South Hill, and the main roads toward Puyallup and SR 512. Lots are usually suburban size. Small areas at the north end are in the Puyallup School District, so I check every address.
Best for new construction
Off the Orting-Kapowsin Highway, Lennar's Daybreak community has newer homes with parks, a playground, and sidewalks. A 2024 Lennar home there that I listed in 2026 sits on about 0.14 acres with HOA dues of $650 a year. Homes in this part of Graham are in the Orting School District, not Bethel.
Best for land and animals
Head south and east toward Kapowsin and the rural areas, and you'll find acreage, older farmhouses, wooded properties, and room for animals. There are newer homes on bigger lots out here too. Expect wells, septic, and county rural zoning, so I check water, septic, and what you're allowed to build before you write an offer.
Frontier Park, shopping, and a school campus on 108th Ave E where Graham-Kapowsin High, Frontier Middle, and Nelson Elementary sit side by side.
Garrette Homes' Tahoma Meadows is a collection of six homesites of about 2 acres each, with room for an ADU, a shop, or an RV.
The small community around Lake Kapowsin, with Kapowsin Elementary, a public boat ramp, and a quieter, wooded feel.
Rural and semi-rural homes near Rocky Ridge Elementary and Cougar Mountain Middle School, with SR 7 and Spanaway to the west.
Neighborhoods and larger lots near Centennial Elementary in south-central Graham, between Meridian and Kapowsin.
The plateau above the Puyallup River valley, where some homes look out toward Rainier and Orting sits in the valley below.
Graham real estate market
Public sites give you one number for all of Graham. I can tell you what that money buys near Meridian versus out toward Kapowsin, and what's on a well, a septic system, or an HOA.
Source: Redfin Graham housing market page, median and days on market through October 2026, price drops through September 2026, pulled November 10, 2026.
Graham market, fall 2026: For the three months ending October 2026, the median sale price was about $557,000, down 3.5% from a year earlier, and homes sold in a median of 43 days, up from 38 a year earlier (Redfin). 86 homes sold in October 2026, down 4.4% from a year earlier. In September 2026, 51.2% of homes had a price drop, and 43.1% sold above list.
Buyer edge
51.2% of Graham homes had a price drop in September 2026, up 6.2 points from a year earlier.
Buyer edge
Homes took a median of 43 days to sell, 5 more than a year ago. Redfin rates Graham "somewhat competitive," compared with "very competitive" for Tacoma and Puyallup.
Seller edge
86 homes sold in October 2026, down 4.4% from a year earlier, and the 30-year rate eased to 7.18% the week of November 5, 2026 (Freddie Mac).
Graham isn't the lowest-priced town around. Its median is a little higher than Tacoma's or Puyallup's, but you pay less per square foot than in either one, and you have far more choices if you want land.
| Community | Median sale price* | vs. a year ago | Price per sq ft |
|---|---|---|---|
| Graham | $549,738 | Down 6.3% | $296 |
| Tacoma | $499,837 | Up 2.0% | $312 |
| Puyallup | $534,720 | Down 10.4% | $310 |
| South Hill | $579,724 | Down 4.2% | $274 |
| Orting | $524,750 | Down 2.8% | $271 |
| Spanaway | $489,742 | Down 3.0% | $281 |
*Redfin city housing market pages, three months ending September 2026, pulled November 9, 2026.
Two very different ways to buy new here: a newer neighborhood, or a custom-feeling home on acreage. Prices change often and don't include upgrades, so call me for what's actually available.
| Community | Asking prices | Good to know |
|---|---|---|
| Daybreak (Lennar) | From the mid $400s | Several collections, neighborhood parks, Orting School District, HOA about $650 a year |
| Tahoma Meadows (Garrette Homes) | $1.25M to $1.53M | Six homesites of about 2 acres, 3 to 5 bedrooms, 3 to 4 car garages |
Sources: Lennar Daybreak starting prices from public new-home listings, November 2026; Garrette Homes Tahoma Meadows price list, pulled November 9, 2026. Daybreak HOA from a 2026 listing in Daybreak Phase 3.
Plug in a price. Defaults use Graham's median sale price, this week's average 30-year rate, and Graham's typical property tax rate.
Estimated monthly payment
$3,654
Rate: Freddie Mac 30-year average, week of November 5, 2026. Tax rate: Ownwell's median effective rate for Graham. Insurance is a rough estimate. Add HOA dues if the home has them (Daybreak's are about $54 a month). Doesn't include PMI. An estimate, not a loan offer.
Cite this data
Butler, Larissa. "Living in Graham, WA: The Local's Guide." Living in Graham, updated November 10, 2026. Market figures from Redfin (October 2026), Ownwell (April 2026), Garrette Homes (November 9, 2026), and Freddie Mac PMMS (November 5, 2026). Want the homes that fit your budget, including acreage that's hard to find online? Call or text me at 206.697.8506 with your price range, or grab my free Graham guide with the form below.
Schools
Most of Graham is in the Bethel School District, which budgeted for about 20,700 students in 2025 to 2026. Elementary is kindergarten through 5th grade, middle school is 6th through 8th, and high school is 9th through 12th. Graham-Kapowsin High School, Frontier Middle School, and Nelson Elementary sit right next to each other on 108th Ave E, and Graham-Kapowsin had 2,087 students in 2024 to 2025.
Here's the part that surprises people. A Graham 98338 address doesn't guarantee Bethel. Graham is split between three districts:
Even inside Bethel, your elementary and middle school depend on the boundary maps, so I verify the exact school path, elementary through high school, on every home.
| Bethel schools in Graham | Grades |
|---|---|
| Centennial Elementary | K to 5 |
| Graham Elementary | K to 5 |
| Kapowsin Elementary | K to 5 |
| Nelson Elementary | K to 5 |
| North Star Elementary | K to 5 |
| Rocky Ridge Elementary | K to 5 |
| Cougar Mountain Middle School | 6 to 8 |
| Frontier Middle School | 6 to 8 |
| Graham-Kapowsin High School | 9 to 12 |
Orting schools serving northeast Graham: Ptarmigan Ridge Elementary (PreK to 5), Orting Middle (6 to 8), Orting High (9 to 12). Some Graham students also attend Bethel schools in Spanaway or Frederickson, depending on boundaries.
Getting around
Meridian (SR 161) is Graham's main street. Head north on it and you're through Frederickson and South Hill to Puyallup and SR 512, which connects you to I-5, Tacoma, and JBLM. SR 7 runs along the west side through Spanaway, and the Orting-Kapowsin Highway runs along the east side toward Orting.
Times below start from central Graham on Meridian near Frontier Park. Weekday commute traffic on Meridian and SR 512 adds real time, so test-drive your commute at the hour you'd actually make it.
Military families: JBLM's main gate off I-5 is about 35 minutes away outside rush hour. Your drive depends on which gate you use and the time of day, so plan on more in real traffic.
Hospital: MultiCare Good Samaritan Hospital in Puyallup, with a 24/7 emergency department, is about 20 minutes north of central Graham.
| From central Graham to | Drive time* |
|---|---|
| Frontier Park | ~5 min |
| Frederickson | ~15 min |
| South Hill Mall area | ~15 min |
| Lake Kapowsin | ~15 min |
| MultiCare Good Samaritan Hospital | ~20 min |
| Downtown Puyallup | ~20 min |
| JBLM (main gate) | ~35 min |
| Downtown Tacoma | ~35 to 40 min |
| Sea-Tac Airport | ~55 min |
| Downtown Seattle | ~1 hr 5 min |
| Mount Rainier (Nisqually entrance) | ~1 hr 10 min |
*Approximate, outside rush hour.
Owning a home in Graham
Graham is unincorporated, so utilities come from a mix of providers. Here's what buyers always ask me about.
The median property tax bill in Graham is about $5,191, a median effective rate of about 1.10% (Ownwell, 2026). Your school district changes the levy, so two similar homes can have different bills. Bills come from the Pierce County Assessor-Treasurer, and Washington has no state income tax.
There's no city water department. Many Graham neighborhoods get water from Washington Water, which bought Rainier View Water in 2020, and others are on smaller water systems or private wells. Many rural homes are on septic, and in Pierce County a seller needs a Report of System Status from the Tacoma-Pierce County Health Department before closing.
Puget Sound Energy serves much of Graham. Some rural addresses are served by Ohop Mutual Light Company, a member-owned utility based in Eatonville that has been around since 1921. Natural gas isn't available everywhere, so check before you plan on a gas range.
Pierce County's hauler map splits Graham at Meridian: LeMay Pierce County Refuse serves the west side, and Murrey's Disposal serves the east side. Both bill you directly, so confirm service and recycling for the exact address.
Xfinity is widely available, and Lightcurve (formerly Rainier Connect) and Quantum Fiber reach parts of Graham. Rural parcels can have fewer options, so check the exact address if you work from home.
First Street's Flood Factor, shown on Redfin, rates Graham at minor flood risk, about 1% of properties over 30 years, and wildfire risk as minimal. Wooded lots still benefit from defensible space. Check FEMA's flood maps for any home near a creek or wetland.
Mount Rainier and lahars
Most of Graham sits on upland ground above the river valleys, outside the mapped lahar hazard zones on the USGS Mount Rainier hazard map. The Puyallup River valley to the east, where Orting sits, is in a lahar hazard zone and has lahar warning sirens. If you work in the valley or your commute runs through Orting, know your route to high ground. Check any address on the USGS and Pierce County lahar hazard maps.
Things to do in Graham
Second weekend of August
Graham's big event for more than 75 years, held at Frontier Park, with 4-H, FFA, Grange and garden clubs, animals, and food. In 2026 it ran August 13 to 16, and carnival rides came back for the first time since 2020.
Late June
Despite the name, it happens right here at Frontier Park: a full day of Scottish tradition, music, and athletics. The 2026 games were Saturday, June 27.
For horse people
Pierce County opened a new covered arena in August 2026, and riders can book daily drop-in time for $10 per horse. The park also hosts equestrian shows, 4-H events, and dog shows.
Any day
A 71-acre county park on Meridian with a 5,800 square foot playground, paved and unpaved trails, open fields for kite flying, a rustic lodge, and a quarter midget race track.
Grab a fishing pole
A 490-acre lake open to fishing year-round, with largemouth bass, crappie, perch, and rainbow trout stocked every year. WDFW runs a public boat ramp on the northwest side, and you can fish from the shore along Oroville Road.
Country living
Graham still has working farms, hay and feed stores, and plenty of small, local businesses. It's the kind of place where the rural atmosphere is part of daily life, not a weekend trip.
Day trip
Head south toward Eatonville for Northwest Trek Wildlife Park and small-town stops on the way to the mountain.
Close to home
The Nisqually entrance to Mount Rainier National Park is about an hour and 10 minutes away, through Eatonville, and on a clear day you'll see the mountain the whole drive.
Nearby communities
I also wrote local guides to Buckley and Bonney Lake.
Just north up Meridian, with more shopping, newer neighborhoods, and a big employment area.
The busy, suburban hill above Puyallup, with South Hill Mall and lots of shopping and restaurants.
A flat, walkable valley town on the Foothills Trail, with big Rainier views. It's in the lahar zone.
Home of the Washington State Fair and a busy downtown. Read my Living in Puyallup guide.
West along SR 7, with Spanaway Lake and some of the closest neighborhoods to JBLM.
A small town to the south on the way to Mount Rainier, near Northwest Trek.
How I help
I handle the details behind the scenes, so you can focus on your family and your move.
Video tours, an honest talk about Meridian traffic and the drive to JBLM, and a plan for buying before you even get here.
What to offer, what to ask for, and where you have room to negotiate in today's market.
Builder contracts, upgrades that are worth it, and HOA details in Graham's newer neighborhoods.
Wells, septic, zoning, outbuildings, and room for animals. I help you ask the right questions before you fall in love with the land.
Pricing backed by real comps, plus staging through the home staging company my husband and I own.
Parents at the inspection? Yes, please. Big decisions are better when the people you trust are part of them.
A quick call about your timeline, budget, and must-haves.
In person or on video, with my notes on every home.
A strategy built on real comps and today's market.
I coordinate inspections, lenders, and paperwork through closing day.
What clients say
"She listens to what you want and works hard to deliver your dream."
"Working with Larissa was a wonderful experience from the very start!"
"I highly recommend Larissa if you want a true professional to help you reach or exceed your real estate goals!"
"We can't recommend Larissa enough as a real estate agent!"
"Larissa was a pleasure to work with!"
"You won't be disappointed with Larissa!"
Testimonials from larissabutlerrealty.com.
A little history
Graham got its name almost by accident. In the early 1900s, Smith Graham was the boss of a logging camp here, and he picked up the camp's mail from the train. Mail bags for the area were tagged "Graham," and the name stuck. Henry Bates became the first official postmaster in 1908. Logging gave way to farms, and the Pierce County Fair has been held in Graham for more than 75 years. Graham first showed up as a Census community in 2000 with 8,739 people, and it has nearly quadrupled since.
Graham FAQ
Yes, if you want Mount Rainier views, room to spread out, and a choice of older farmhouses, new neighborhoods, or acreage, about 20 minutes from Puyallup. The tradeoffs are Meridian traffic at commute hours, a car-dependent layout, county services, and wells and septic on many rural properties.
No. Graham is an unincorporated community and Census-designated place in Pierce County, with 32,658 residents in the 2020 Census. Pierce County handles roads, permits, and land use, and the Pierce County Sheriff provides law enforcement.
About 35 to 40 minutes to downtown Tacoma and about 1 hour 5 minutes to downtown Seattle outside of rush hour. Sea-Tac Airport is about 55 minutes away.
The median sale price in Graham was about $557,000 for the three months ending October 2026, down 3.5% from a year earlier (Redfin). New construction ranges from Lennar's Daybreak, starting in the mid $400s, to about 2-acre homesites at Tahoma Meadows listed from $1.25 million to $1.53 million in November 2026. Text me at 206.697.8506 for this month's numbers.
Not by median price. Graham's median was about $550,000, compared with about $535,000 in Puyallup and $500,000 in Tacoma (Redfin, September 2026). But Graham's median price per square foot was $296, lower than Puyallup's $310 and Tacoma's $312, so you usually get more house for the money.
Most of Graham is in the Bethel School District, which includes Graham-Kapowsin High School and budgeted for about 20,700 students in 2025 to 2026. Parts of northeast Graham, including Daybreak, are in the Orting School District, and small areas to the north are in the Puyallup School District, so check the exact address with the district.
Yes. Lennar's Daybreak in northeast Graham has newer homes with neighborhood parks and HOA dues of about $650 a year, and Garrette Homes' Tahoma Meadows offers six homesites of about 2 acres. New homes on bigger lots are scattered across rural Graham too.
Yes. Out toward Kapowsin and the rural areas, you'll find acreage, older farmhouses, wooded properties, and room for animals, gardens, and a shop. Zoning, wells, and septic vary parcel by parcel, so ask me before you fall in love with a listing.
The Pierce County Fair and the Tacoma Highland Games at Frontier Park, Mount Rainier views, horse properties and acreage, and fishing at Lake Kapowsin.
JBLM's main gate off I-5 is about 35 minutes from central Graham outside of rush hour, usually by way of SR 512. Drive times vary by gate and time of day, so plan on more in real traffic.
For the three months ending October 2026, homes in Graham took a median of 43 days to sell, up from 38 a year earlier (Redfin). 86 homes sold in October 2026, down 4.4% from a year earlier. In September 2026, 51.2% of homes had a price drop, and 43.1% sold above list.
The median property tax bill in Graham is about $5,191 a year, a median effective rate of about 1.10% (Ownwell, 2026). School district levies vary, so bills differ by address. Taxes are billed by the Pierce County Assessor-Treasurer, and Washington has no state income tax.
It depends on the address. Many neighborhoods get water from Washington Water (formerly Rainier View Water), and others use smaller water systems or private wells, with septic common on rural lots. Power comes from Puget Sound Energy or, for some rural addresses, Ohop Mutual Light Company. LeMay Pierce County Refuse picks up garbage west of Meridian and Murrey's Disposal serves the east side.
Most of Graham sits on upland ground outside the mapped Mount Rainier lahar hazard zones, though the Puyallup River valley to the east, around Orting, is in a lahar zone. Flood risk is rated minor, about 1% of properties over 30 years (First Street, via Redfin). Check any address on the USGS and Pierce County lahar maps and FEMA flood maps.
MultiCare Good Samaritan Hospital in Puyallup, with a 24/7 emergency department, is about 20 minutes north of central Graham.
Meridian traffic at commute hours, driving for almost everything, county services instead of a city, wells and septic to inspect on rural homes, and about 20 minutes to the nearest hospital. Most people who move here decide the space, the views, and the choice of homes are worth it.
I'm Larissa Butler with Keller Williams Realty. I've sold homes in Graham, I help buyers with everything from new construction to acreage, Zillow shows 207 homes sold over my career, and I'm a NAR top 1% Realtor. Call or text 206.697.8506.
Your Graham realtor
I'm a mom of two boys and the realtor behind Larissa Butler Realty. I live in Buckley, my office is at Keller Williams Realty, and I've sold homes in Graham, from newer neighborhoods to properties with room to spread out. Before real estate I worked in finance and wealth management, so I'll always give you the numbers straight. I do real estate like a mom would: I take care of the details behind the scenes, I tell you the truth, and I want your parents at the inspection if that helps you feel good about it.
Call or text
206.697.8506
Instagram @larissabutler_realtor
Send me a quick note with the form below and say "Graham guide." I'll email it to you, plus anything else you want to know about moving here. Or call or text me at 206.697.8506.
Request the guideLiving in Graham is a community guide by Larissa Butler Realty · Keller Williams Realty · 1029 E Main Ave, Suite 201, Puyallup, WA 98372 · Serving Graham, WA 98338 · 206.697.8506
Market data from Redfin, Ownwell, Garrette Homes, and Freddie Mac as noted. Drive times are approximate. School assignments and utility providers must be confirmed for each address. Information is believed accurate but not guaranteed.
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