Cougar, WA 98616 housing market

What this means

• Valuation. Prices are 253% above what local incomes have historically supported (this area's pre-2020 price-to-income ratio).
• Prices. Home values are up 1.7% over the past year (U.S.: +1.2%), but still 14% below their 2022-23 peak.
• Supply. Listings are 23% below the 2017-19 norm and rising (+6% vs. a year ago), still somewhat tight.
• Negotiating. Buyer leverage is high (94/100; U.S.: 54): homes typically sell at or above asking (100.0% of list) (as of Jun 2026); 35% of listings had a price cut (U.S.: 26%).
• Affordability. A mortgage on the typical home takes 72% of the median household income (U.S.: 35%); it takes about $72k a year to keep the payment at 30% of gross pay. That includes about $1,383 a year for home insurance (U.S.: $1,790).
• Disaster risk. FEMA expects about $249 a year in natural-disaster damage per $100k of building value (U.S.: $155). Check insurance costs before buying.
• Outlook. Leaning up: likely −6% to +10% over the next 12 months (68% chance of a rise).

Next 12 months

Leaning up

Prices are more likely to rise than fall over the next year. Likely change: −6.5% to +9.8% (80% range; middle estimate +2.8%), chance of a rise 68%, of a 5%+ drop 13%.

HouseVane's model, refit every month on local market signals and national ones, trained only on data known at the time. How accurate it has been.

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