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Stadium District

Tacoma, WA

Neighborhood Market Analysis

Q3 2025 Report
$615,000 (as of mid-2025, Stadium District specific)
Median Home Price
87 (Very Walkable; errands can be accomplished on foot)
Walkability Score
Stadium High School and Annie Wright Schools are highly rated; public elementary options are outside strict boundaries[4]
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by Division Ave to the south, N Tacoma Ave to the west, N 1st St/Broadway to the east, and N 4th St to the north. Adjacent to North Slope and Downtown Tacoma.

Zip Codes

98403

Market Data Summary

Price Range$450,000–$1,200,000+ (condos to historic single-family homes)
Price per Sq Ft$313 (Tacoma citywide median; Stadium District typically higher due to premium location)[3][4]
Inventory LevelsLow; limited historic housing stock and high demand keep inventory tight[4]

Property Characteristics

Home Types & Architecture

Home Types

Historic single-family homesMid-rise and converted condosSmall multifamily buildingsClassic apartment complexes

Architectural Styles

VictorianCraftsmanColonial RevivalEarly 20th-century brick and stucco

Property Details

Typical Lot SizesSmall to medium urban lots (0.05–0.15 acres); some larger historic parcels
Home Age RangeLate 1800s–1930s (majority); some newer infill and condo conversions
Construction QualityGenerally high; many homes renovated, but some older properties may need updates

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of young professionals, retirees, and established families; higher education levels and incomes than Tacoma average.

Community Vibe

Historic, urban, and vibrant; strong sense of place, active neighborhood association, and community events.

Typical Residents

  • Young professionals
  • Retirees
  • Urban families
  • Medical and university staff

Family Friendly

Moderately family-friendly; walkable, but limited playgrounds and no elementary schools within boundaries[4]

Amenities & Lifestyle

Parks & Recreation

  • • Wright Park (adjacent)
  • • Stadium Bowl (iconic stadium)
  • • Nearby Ruston Way waterfront

Dining Options

  • • Fine dining (e.g., Indochine)
  • • Casual cafes
  • • Bakeries and pubs

Shopping Centers

  • • Boutique shops in Stadium District
  • • Proximity to Downtown Tacoma retail

Local Businesses

  • • Stadium Thriftway (grocery)
  • • Local coffee shops
  • • Boutique retailers
  • • Medical offices

Education & Schools

Stadium High School and Annie Wright Schools are highly rated; public elementary options are outside strict boundaries[4]
Overall School Rating

Elementary Schools

    Middle Schools

    • • Jason Lee Middle School (nearby)

    High Schools

    • • Stadium High School (iconic, within neighborhood)

    Private Schools

    • • Annie Wright Schools (nearby)

    Transportation & Accessibility

    Transit & Roads

    Public Transit

    • • Pierce Transit bus lines
    • • Tacoma Link light rail (Downtown extension nearby)

    Major Roads

    • • Division Ave
    • • N Tacoma Ave
    • • Stadium Way

    Commute & Walkability

    Commute Times10 minutes to I-5; 40–60 minutes to Seattle (off-peak); 5 minutes to Downtown Tacoma
    WalkabilityExcellent; most errands and amenities accessible on foot
    ParkingMixed; street parking can be tight, especially near commercial areas and historic homes

    Marketing Intelligence

    Target Buyer Types

    • Professionals relocating from Seattle
    • Medical/university staff
    • Buyers seeking historic homes
    • Investors (multifamily, short-term rental)

    Key Selling Points

    • Historic architecture
    • Walkable urban lifestyle
    • Proximity to downtown, hospitals, and parks
    • Strong community identity

    Pricing Considerations

    Price at or slightly above recent comps; expect multiple offers if well-presented[3][4]

    Common Objections & Response Strategies

    Objection: Older homes may need updates or repairs

    Response Strategy:

    Provide inspection reports, highlight recent renovations, and connect buyers with local contractors.

    Objection: Limited parking

    Response Strategy:

    Showcase available off-street/permit parking options and proximity to transit.

    Objection: No elementary schools within neighborhood

    Response Strategy:

    Highlight nearby schools and strong high school/private options.

    Objection: Higher price per square foot than other Tacoma areas

    Response Strategy:

    Emphasize unique historic value, walkability, and lifestyle premium.

    Investment Insights

    Investment Potential

    Appreciation Potential

    Strong; historic character and location drive long-term value[2][3]

    Rental Demand

    High; proximity to hospitals, universities, and downtown attracts renters[2]

    Buyer Competition

    Intense; multiple offers and over-list sales are common[3][4]

    Best For

    • Move-up buyers
    • Urban professionals
    • Investors seeking stable appreciation
    • Short-term rental operators

    Potential Concerns

    • Limited inventory
    • Older home maintenance
    • Parking constraints

    Professional Recommendations

    1

    Leverage historic and lifestyle storytelling in marketing materials.

    2

    Network with local businesses and neighborhood association for referrals.

    3

    Stage homes to highlight period details and maximize light/space.

    4

    Educate buyers on historic homeownership (maintenance, tax incentives).

    5

    Monitor upcoming developments and transit improvements for buyer updates.

    6

    Price competitively and prepare for multiple-offer scenarios.

    Competitive Analysis

    Comparable Markets

    • Proctor District
    • North Slope
    • Downtown Tacoma

    Market Positioning

    Premium historic urban neighborhood with strong appreciation and lifestyle appeal.

    Competitive Advantages

    • Historic architecture
    • Superior walkability
    • Proximity to major employers and amenities

    Price Comparison

    Stadium District commands a 10–20% premium over most Tacoma neighborhoods, but remains more affordable than comparable Seattle areas.

    Investment Metrics

    4.5–5.5% (multifamily, as of mid-2025)[2]
    Cap Rates
    5–6% gross annual yield (condos/apartments)
    Rental Yields
    18–20 (higher than Tacoma average, reflecting premium location)
    Price-to-Rent
    Positive for well-managed multifamily and short-term rentals; single-family homes may be neutral to slightly positive depending on financing.
    Cash Flow
    4–6% annualized over next 3 years, barring macroeconomic shocks[2][3]
    Appreciation

    Buyer Journey Insights

    First-Time Buyers

    Challenging due to price point, but possible with condos or smaller homes; highlight walkability and urban amenities.

    Move-Up Buyers

    Ideal for those seeking historic charm, larger homes, and a vibrant community.

    Downsizers

    Condo options and walkable lifestyle appeal to retirees; emphasize low-maintenance living.

    Investors

    Strong rental demand and appreciation; focus on multifamily or short-term rental properties.

    Relocators

    Attractive for Seattle-area buyers seeking value and lifestyle; highlight commute options and cost savings.

    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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