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Pierce County · Washington State

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Appraisals in
Puyallup

Washington State Licensed and Certified Appraisers serving the greater Puget Sound area.

About the market

Who appraises homes in Puyallup?

AppraisalMS appraises homes in Puyallup for purchases, refinances, estates, divorces and property tax appeals, working from our office in Lynnwood. For a quote, enter the property address at the top of this page or call us at (425) 967-3498.

Ezra Meeker platted the town in 1877, per HistoryLink. The 2020 Census counted 42,973 residents, plus 64,708 in unincorporated South Hill. Redfin puts the city's August 2026 median sale price (all home types) at $549,137.

Where we work

Puyallup neighborhoods and what we check in each

Downtown Puyallup

Redfin listings on 4th and 5th Avenue NW include houses built in 1900 and 1906, plus duplexes, triplexes and condos near the Sounder station. Unit count and zoning come first: a triplex and a single family Craftsman are different comps.

Meeker

Southeast streets near Wildwood Park and Good Samaritan Hospital, per Redfin. Listings include a remodeled Craftsman, a 1959 house on half an acre and a 10 acre parcel. If a lot could be split, land sales count too.

Crystal Ridge

Off Shaw Road toward Sumner, on streets such as Crystal Ridge Drive SE. Redfin listings show two story homes with three car garages on lots from a quarter acre to 1.8 acres, so lot size and usable yard weigh heavily.

South Hill (unincorporated)

The plateau south of the valley is a census designated place outside city limits, though addresses read Puyallup (ZIPs 98373 to 98375). Sunrise, Silvercreek and Gem Heights sit here. We confirm city or county status by parcel first.

North Puyallup (unincorporated)

A census designated place on the river's north bank, with 1,837 residents in 2020 and the 98372 ZIP. With the river that close, reports here start with the flood map, and the school district is checked by address.

More Puyallup areas and communities

  • Pioneer Park Condominiums A downtown building on West Pioneer with an elevator and a rooftop deck, compared against other downtown units with similar dues and parking.
  • Fairgrounds area Streets around the 160 acre Washington State Fair grounds at 110 9th Avenue SW, busy for the main fair from late August into September and again for the April spring fair.
  • Clarks Creek Wikipedia ties the April 2024 demolition of the House of Tomorrow to repeated Clarks Creek flooding, so homes near the creek get a flood zone check first.
  • Puyallup Reservation Close to 30 square miles that overlap parts of Puyallup and Tacoma, per homes.com, so land status is confirmed from the legal description.
  • Manorwood (unincorporated) A South Hill neighborhood outside city limits that Wikipedia names among the area's communities, and Redfin tracks it as its own market.
  • Sunrise (unincorporated) Governed by the Sunrise Master Association on South Hill, south of the city, so association dues and rules go into the report.
  • Lipoma Firs (unincorporated) Home to Lipoma Firs Townhomes along a South Hill greenbelt, where attached sales are studied before any detached ones.
  • Silvercreek (unincorporated) A South Hill community that includes the Brookfield development, per homes.com.
  • Gem Heights (unincorporated) On South Hill and home to Rollingwood at Gem Heights, a 55 and over community where the age rule narrows both the buyer pool and the comps.
  • Stoneway (unincorporated) A South Hill subdivision laid out around cul de sacs, according to homes.com listings.
  • Kilen Estates (unincorporated) Eleven homes on one South Hill cul de sac, too few for steady sales inside it, so the closest outside comps get explained.
Local knowledge

What moves home values in Puyallup?

Hazard maps come first. Per Wikipedia, downtown and nearby neighborhoods lie in the Mount Rainier lahar hazard zone; HistoryLink records nearly yearly river floods until Mud Mountain Dam was completed in 1948. We report mapped zones and adjust only where sales show it.

What we offer

What appraisals does AppraisalMS do in Puyallup?

We do purchase, refinance, FHA, estate, divorce, pre listing and relocation appraisals. Pierce County assessment too high? Our property tax appeal guide explains the steps.

You get the report on the promised date and progress updates before it. Gerry has served as an expert witness in multiple landmark legal cases, so our divorce and estate reports explain each comp choice, like a South Hill county sale, in words an attorney can defend.

Purchase AppraisalsRefinance AppraisalsDivorce & Legal AppraisalsEstate & Date of Death AppraisalsPre Listing AppraisalsProperty Tax Appeal AppraisalsFHA AppraisalsPrivate & Relocation AppraisalsTax appeal guide
Common questions

Puyallup appraisal questions

What will a Puyallup appraisal cost, and when is it finished?
Each fee is quoted for the home and the scope. Most reports take 7 to 10 days, delivered on the date we set. Use the address box up top or dial (425) 967-3498.
Can I order an appraisal on my Puyallup home without a lender?
Yes. Owners and attorneys order estate, divorce, pre listing, tax appeal and relocation work; lenders order loan work. A Puyallup owner hears back directly after we check the MLS history, county records and property data.
How do you value acreage or a valley farmhouse in Puyallup?
We check zoning and whether the parcel could be divided, then compare similar acreage and land sales. A big lot is adjusted only when local sales show it.
Do you appraise Puyallup condos, townhomes and duplexes?
Yes. Our team is very experienced with townhomes, condos and every attached dwelling type, from Pioneer Park Condominiums downtown to Lipoma Firs Townhomes on South Hill. Dues and reserves go in each report.
Which school district covers my Puyallup address?
Puyallup School District serves most of the city and South Hill. Sumner-Bonney Lake School District says it covers most of North Puyallup, so check by address.
Sources for this page

Written by Gerry Allard, Certified General Appraiser. Gerry has appraised homes in the Seattle area for more than 30 years and manages the AppraisalMS team. Gerry has served as an expert witness in multiple landmark legal cases, wrote Washington State real estate and appraisal continuing education curriculum, and is a former Chief Appraiser for a national appraisal management company. Gerry also teaches a three hour CE class for real estate agents on how an appraisal is built; mortgage offices can host it for their agents through our contact form.

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