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Proctor District

Tacoma, WA

Neighborhood Market Analysis

Q3 2025 Report
$650,000 (Spring 2025)
Median Home Price
77 (Very Walkable; errands can be accomplished on foot)
Walkability Score
Generally above average; highly rated public and private options attract families.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by N 21st St (south), N 37th St (north), N Union Ave (west), and N Orchard St (east); includes the commercial core along N Proctor St.

Zip Codes

9840698407

Market Data Summary

Price Range$525,000 – $1,899,000 (recent listings)
Price per Sq FtApprox. $319 (Tacoma-wide, Proctor District likely higher due to desirability)
Inventory LevelsLow; 32 homes for sale as of April 2025, with 35 homes sold in the last 6 months[1][3].

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos (limited)

Architectural Styles

CraftsmanTudorColonial RevivalMid-centuryContemporary infill

Property Details

Typical Lot Sizes4,000–7,000 sq ft (single-family); some larger lots for historic homes
Home Age RangeEarly 1900s–1950s (historic core), some newer infill (2000s–2020s)
Construction QualityGenerally high; many homes well-maintained or renovated, historic charm preserved.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of established families, professionals, and retirees; higher median income than Tacoma average.

Community Vibe

Walkable, vibrant, small-town feel within the city; strong sense of community, active neighborhood association.

Typical Residents

  • Families
  • Young professionals
  • Retirees
  • Long-term residents

Family Friendly

Very; safe streets, parks, and community events.

Amenities & Lifestyle

Parks & Recreation

  • • Puget Park
  • • Jane Clark Park
  • • Kandle Park (nearby)

Dining Options

  • • Europa Bistro
  • • Cooks Tavern
  • • Peaks and Pints
  • • Ice Cream Social

Shopping Centers

  • • Proctor Station
  • • Metropolitan Market Plaza

Local Businesses

  • • Metropolitan Market
  • • Proctor Farmers Market
  • • Blue Mouse Theatre
  • • Proctor Art Gallery
  • • Local coffee shops and boutiques

Education & Schools

Generally above average; highly rated public and private options attract families.
Overall School Rating

Elementary Schools

  • • Jefferson Elementary (nearby)
  • • Lowell Elementary (nearby)

Middle Schools

  • • Mason Middle School

High Schools

  • • Silas High School (formerly Wilson)

Private Schools

  • • Annie Wright Schools (nearby)
  • • St. Patrick Catholic School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Pierce Transit bus routes 11, 13, 16

Major Roads

  • • N Proctor St
  • • N 26th St
  • • N 21st St
  • • N Pearl St

Commute & Walkability

Commute Times10–15 minutes to downtown Tacoma; 40–50 minutes to downtown Seattle (off-peak)
WalkabilityHigh; errands, dining, and shopping accessible on foot.
ParkingStreet parking can be limited near commercial core; most homes have driveways or garages.

Marketing Intelligence

Target Buyer Types

  • Move-up buyers
  • Young families
  • Downsizers from larger homes
  • Investors seeking stable appreciation

Key Selling Points

  • Walkable lifestyle
  • Historic homes with character
  • Top-rated schools
  • Vibrant local businesses and farmers market

Pricing Considerations

Price competitively; homes in excellent condition or with updates command premium. Overpricing leads to longer days on market even in a hot area.

Common Objections & Response Strategies

Objection: Higher prices than other Tacoma neighborhoods

Response Strategy:

Emphasize long-term value, appreciation, and unique amenities not found elsewhere.

Objection: Older homes may need updates or repairs

Response Strategy:

Point out quality renovations, available inspection reports, and the enduring value of historic architecture.

Objection: Limited inventory and fast-moving market

Response Strategy:

Prepare buyers for quick decision-making and pre-approval; highlight off-market opportunities through local agent networks.

Investment Insights

Investment Potential

Appreciation Potential

Strong; historic price growth and continued demand due to location and amenities[2][3].

Rental Demand

High; desirable for families, professionals, and university affiliates.

Buyer Competition

Intense; multiple offers common, especially for updated or historic homes.

Best For

  • Owner-occupants seeking walkability and amenities
  • Long-term investors
  • Buyers seeking historic charm

Potential Concerns

  • Higher price point than Tacoma average
  • Limited inventory
  • Older homes may require updates

Professional Recommendations

1

Educate buyers on fast-paced market and need for pre-approval.

2

Network with local agents for off-market opportunities.

3

Highlight neighborhood events and businesses in marketing.

4

Stage homes to showcase both historic and modern features.

5

Price accurately based on recent comps and condition.

Competitive Analysis

Comparable Markets

  • North End Tacoma
  • Old Town Tacoma
  • Stadium District

Market Positioning

Premium, lifestyle-focused neighborhood with enduring appeal.

Competitive Advantages

  • Superior walkability
  • Historic charm
  • Active local business district

Price Comparison

Proctor District commands a 20–30% premium over Tacoma median; similar to Stadium District, slightly less than Old Town waterfront.

Investment Metrics

3.5–4.5% (lower due to high prices, but stable)
Cap Rates
4–5% gross yield for single-family homes
Rental Yields
High (indicative of owner-occupant preference and long-term value)
Price-to-Rent
Modest for rentals; best for appreciation and stable tenancy.
Cash Flow
Above city average; 4–6% annualized expected through 2026.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to price point; best suited for those with strong down payments or family support.

Move-Up Buyers

Ideal; can leverage equity from previous home, enjoy lifestyle upgrade.

Downsizers

Appealing for those seeking walkability and low-maintenance living.

Investors

Stable, low-vacancy market; best for long-term hold, not high cash flow.

Relocators

Popular with Seattle-area buyers seeking value and lifestyle.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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