From the AskAnton archive. This report retains its original figures and source dates. It is not a live market feed. Confirm current prices, rates, rules and property details before acting.
98058, which covers Fairwood and southeast Renton, is a market moving from acute scarcity to managed softness. The NWMLS single family median was 745,000 dollars in May 2026, down about 7.5 percent year over year, days on market tripled to 30 from 13, and SE King County inventory is up about 18 percent. It is still technically a seller's market at 2.0 months of supply, but this is the most buyer friendly window in five years. Two things every 98058 buyer must underwrite with eyes open: the school attendance boundary for the exact address, because one block can swing districts, and Cedar River flood exposure, after a December 2025 disaster declaration. And affordability is the real ceiling: the median home now needs about 181,000 dollars of income against a 115,000 dollar local median.
$745K Median sale price, down 7.5% year over year | 2.0 mo Months of supply, up from 1.6 | 30 days Days on market, up from 13 a year ago | 100.2% Of list price received, down from 101.1% |
01 · Prices
Prices are softening, and the sources disagree on how much
SE Renton prices have come off the boil. The NWMLS Local Market Update put the 98058 single family median at 745,000 dollars in May 2026, down 7.5 percent from 805,000 dollars a year earlier, with the year to date median at 755,000 dollars, down 5.2 percent. The NWMLS InfoSparks monthly series for the ZIP, charted below, reads about 727,500 dollars for May and shows how volatile a single ZIP can be month to month, swinging from the low 600,000s to above 800,000 dollars since 2021.
The consumer portals run lower and on older windows, so it helps to see them side by side rather than pick one.
| Source | Median | Year over year | Window |
|---|---|---|---|
| Northwest MLS (single family) | $745,000 | down 7.5% | May 2026 |
| Northwest MLS / InfoSparks | $727,500 | down 6.3% | May 2026 |
| Redfin (98058) | $680,000 | down 5.7% | October 2025 |
| Zillow Home Value Index | ~$652,000 | down 5.4% | late 2025 |
| NeighborhoodScout (Fairwood enclave) | $761,433 | not stated | 2026 |
The directional signal is consistent across every source: prices are down year over year, roughly 5 to 9 percent depending on the metric. The honest read for a SE Renton single family home is a recent median in the high 600,000s to mid 700,000s, with the core Fairwood subdivisions running higher near 761,000 dollars. Price per square foot is about 370 dollars in 98058 (Redfin, October 2025), down 3.9 percent, while the broader Renton average is near 347 dollars, down 9 percent (Movoto). For buyers who missed 2021 and 2022, this is the first real reset in years.
02 · Inventory and Time
More homes, slower sales, and that means leverage
The clearest buyer favorable trend is supply. 98058 had 60 active listings at the end of May 2026, up 11.1 percent year over year, and SE King County as a whole was up about 18 percent. Washington State is now back above its pre pandemic 2019 inventory level, one of only a small group of states to get there. At the same time, days on market in 98058 tripled to 30 from 13 a year earlier, and pending sales were actually up 29 percent in May, so demand has not vanished, it is just no longer outrunning supply.
At 2.0 months of supply, 98058 is still technically a seller's market (convention treats zero to three months as a seller's market, four to six as balanced). But the trend is moving toward balance quickly, and homes received about 100.2 percent of list price in May, down from 101.1 percent a year earlier. Translation for buyers: the days of waiving everything to win are fading. On a home that has been listed 30 days or longer, you have room to negotiate on price, on credits, and on contingencies that buyers could not protect a year ago.
03 · Affordability
The real ceiling is income, not inventory
The single most important structural fact in this market is that the typical 98058 household cannot afford the typical 98058 home at today's rates.
Affording the 680,000 dollar median (20 percent down, about 6.58 percent, near 4,221 dollars a month all in) needs about 180,900 dollars of income at a 28 percent ratio. The 98058 median household income is about 115,201 dollars (ACS 2024). The gap is about 65,700 dollars, roughly 57 percent.
The 30 year fixed rate in Washington was about 6.49 to 6.66 percent in late June 2026 (Bankrate), and that rate is the affordability ceiling buyers keep bumping into. Here is what the monthly payment looks like at three price points, including 98058's 1.06 percent property tax, the highest of the five Renton ZIP codes.
| Price | Down (20%) | Loan | P&I @ 6.58% | Tax (1.06%) | Insurance | Est. PITI |
|---|---|---|---|---|---|---|
| $500,000 | $100,000 | $400,000 | $2,573 | $442 | $123 | ~$3,138 |
| $680,000 | $136,000 | $544,000 | $3,497 | $601 | $123 | ~$4,221 |
| $900,000 | $180,000 | $720,000 | $4,628 | $795 | $123 | ~$5,546 |
Two budget items buyers routinely miss: if you put less than 20 percent down, PMI adds roughly 269 to 538 dollars a month on a 5 percent down purchase, and many Fairwood subdivisions carry an HOA, with the King County median fee near 495 dollars a month. Plan for 200 to 500 dollars a month of HOA on top of PITI where it applies. This is why demand at the median is driven by dual income households, equity rich move up buyers, and the stable Boeing workforce.
04 · What Your Budget Buys
What you actually get at each price point in 98058
98058 is a mature suburban ZIP that skews to 1970s through 1990s construction, so true new construction is scarce and concentrated in adjacent corridors like Maple Valley and Covington. Within the ZIP, move in ready condition commands a clear premium, and homes in poor condition are sitting longer and taking price cuts, which is exactly where a prepared buyer finds leverage.
| Budget | What you get in 98058 |
|---|---|
| Under $400K | Rare. Mostly condos, smaller townhomes, or distressed product. |
| $400K to $600K | Entry level single family and townhomes, 1970s to 1990s, about 1,200 to 1,800 square feet. |
| $600K to $700K | Mid tier single family, the bulk of transaction volume. 3 to 4 beds, 1,600 to 2,400 square feet. |
| $700K to $900K | Updated 4 to 5 bed move up homes in Fairwood Greens and nearby subdivisions, larger lots and garages. |
| $900K and up | Premium Fairwood and Briarwood product, custom or fully remodeled, often 2,400 square feet and up. |
Fairwood lots are generally large enough to support a detached accessory dwelling unit, and with Washington's middle housing law expanding ADU rights, that is a real future option for rental income or multigenerational living. Older homes here often predate modern energy code, so budget for heat pump, window, or EV charging upgrades, or use those gaps as a negotiation point on inspection.
05 · Schools
One ZIP, two districts, and a boundary that matters
This is the nuance that catches family buyers off guard. 98058 is split between two school districts, and both contain schools that range from high performing to well below average, sometimes within a few blocks of each other.
| District | Serves in 98058 | Notable schools |
|---|---|---|
| Kent School District | Most of 98058, including Fairwood | Fairwood, Ridgewood and Carriage Crest Elementary; Northwood Middle; feeds Kentridge and Kentwood High |
| Renton School District | Southern and western 98058 | Benson Hill Elementary; district top rated include Maplewood Heights and Hazen High |
The Kent district enrolls about 25,358 students at an 18 to 1 ratio and ranks in the middle of Washington's 306 districts, with an 80 percent graduation rate, but schools such as Ridgewood Elementary and Kentridge High perform well above that average. Because outcomes vary so much by attendance boundary, do not buy on the district name. Verify the exact school assignment for the specific parcel before you write an offer. For families who want certainty, St. Anthony School and Renton Christian School are private options in or near the ZIP.
06 · Safety
City wide numbers do not describe the Fairwood reality
Renton's city wide crime rate reads high, about 72 percent above the national average, but that figure is concentrated in central and west Renton near downtown and the commercial corridors. CrimeGrade specifically notes that residents consider the southeast part of the city the safest, and 98058 is that southeast quadrant. NeighborhoodScout reports that Fairwood has some of the lowest child poverty rates in the entire United States, a strong proxy for a stable residential community.
The trend is also improving, not deteriorating. Renton's 2024 crime rate fell 26 percent versus 2023, projected property crimes for 2025 dropped sharply, and the police department grew to 130 sworn officers from 116 in 2022. The takeaway for buyers: read neighborhood level and street level data for your target address rather than reacting to the city headline.
07 · Commute and Lifestyle
Car dependent, but loaded with outdoor access
Fairwood is a classic car oriented suburb with a low walk score, so most errands need a car. What it trades for that is space and nature: the Fairwood Golf Course, the Cedar River Trail, Soos Creek Trail, and a string of King County parks are all a short drive away, which is a top priority for this buyer pool. Commutes are manageable for the south and east side job centers.
| Destination | Typical drive from Fairwood |
|---|---|
| Boeing Renton factory | 10 to 15 minutes |
| Downtown Renton | about 10 minutes |
| Bellevue CBD | 25 to 40 minutes (I-405) |
| Downtown Seattle | 30 to 50 minutes |
| Microsoft, Redmond | 35 to 50 minutes |
The Boeing Renton factory, which builds the 737, sits about 10 to 15 minutes away and anchors 98058 as a bedroom community for a large, stable, well paid workforce. That employment base supports demand in the 500,000 to 700,000 dollar range regardless of tech sector swings. Transit is limited to King County Metro bus service, with no light rail planned to directly serve the ZIP, so transit dependent buyers should check specific routes. 98058 also has one of the highest work from home shares in the country, which softens the commute math for hybrid workers.
08 · Flood and Climate Risk
The Cedar River is the due diligence that cannot be skipped
In December 2025, an atmospheric river produced what the City of Renton called a record flood event and triggered a federal disaster declaration covering King County, with FEMA assistance and SBA disaster loans made available. This is the highest priority environmental check for any 98058 buyer.
About 10 percent of 98058 properties, roughly 935 homes, carry a severe flood risk over the next 30 years per Redfin First Street data, and the average flood policy in Renton runs about 1,308 dollars a year. Standard homeowners insurance explicitly excludes flood damage. Before you write an offer, verify the FEMA flood zone at the parcel level: homes in Zone AE or A require flood insurance with a federally backed mortgage, and the December 2025 event showed that even Zone X parcels can flood. Separately, about 9 percent of the ZIP carries some wildfire risk toward the eastern Cascade foothills, and King County sits in the Cascadia earthquake zone, so factor optional earthquake coverage too. Wind risk is minimal.
09 · Who Lives Here
A high income, diverse, family oriented suburb
98058 is home to about 43,630 people, with a median household income near 115,201 dollars (family households earn about 129,091 dollars) and a poverty rate of just 4.9 percent, well below the national figure. Educational attainment is strong, with 42.5 percent of adults holding a bachelor's degree or higher, and the population skews Millennial, which feeds steady household formation and move up demand. It is also genuinely diverse, with English, Mexican and Asian ancestry the largest groups and about 21 percent of residents born outside the United States.
The Fairwood vacancy rate is just 2.8 percent, lower than roughly 80 percent of US neighborhoods, which tells you how tightly held this housing stock is. The area is overwhelmingly owner occupied single family, and Renton draws in migration from Spokane, Houston and San Francisco, with most local buyers choosing to stay within the metro. That demand base is a big reason the softening here is measured rather than a collapse.
10 · The Competition
98058 versus its neighboring ZIP codes
Buyers shopping 98058 usually weigh it against Maple Valley and NE Renton. Here is how the same buyer profile reads across the three.
| Metric | 98058 (SE Renton) | 98042 (Maple Valley) | 98059 (NE Renton) |
|---|---|---|---|
| Median price, 2026 | high $600Ks to $745K | ~$727K (est.) | higher income ZIP |
| Property tax rate | 1.06% (highest) | ~0.95% (est.) | 0.96% (lowest) |
| School districts | Kent and Renton SD | Kent SD | Renton SD, some Issaquah access |
| Boeing Renton commute | 10 to 15 min | 30 to 40 min | 15 to 20 min |
| Flood risk | moderate (Cedar River) | moderate (Soos Creek) | lower |
| New construction | limited | more available | limited |
For a Boeing or south Bellevue commuter who wants outdoor access and is buying in the high 600,000s to mid 700,000s, 98058 is the location and value play of the three, provided the school boundary and flood zone check out for the specific home.
11 · The Strategy
How to buy smart in 98058 right now
The window is open: with days on market tripled, inventory up about 18 percent across SE King County, and prices down 5 to 9 percent year over year, buyers have more leverage than at any point since 2020. The question is how long it lasts, so the move is to be ready and to underwrite carefully.
If you are buying
- Use your leverage. On homes sitting 30 days or more, write a considered offer with room to negotiate price, credits, and inspection contingencies.
- Ask the smart way. A closing cost credit or a seller paid rate buydown often beats chasing a small price cut, especially if you plan to refinance when rates ease.
- Verify the boundary and the zone. Confirm the exact school assignment and the FEMA flood zone for the specific parcel before you remove contingencies.
- Get fully pre approved. Well priced, move in ready homes still pend quickly, so be ready to move when the right one appears.
If you are selling here too
- Price to fresh comps, not last year. With the median down 7.5 percent, last year's number invites a price cut and a longer wait.
- Lead with move in ready. Condition premium has rarely been wider; present and stage the home so it does not become the aged listing buyers negotiate against.
- Get ahead of the inspection. Pre inspect for roof, plumbing and electrical so you control the repair credit conversation.
More from Ask Anton
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Questions Renton buyers are asking
Renton and 98058 buyer FAQ
Is now a good time to buy a home in Renton or 98058?
It is the most buyer friendly window in 98058 since 2019. The NWMLS single family median was 745,000 dollars in May 2026, down 7.5 percent year over year, days on market tripled to 30 from 13, and SE King County active listings are up about 18 percent year over year. Washington State is back above pre pandemic 2019 inventory levels, one of only a handful of states to get there. It is still technically a seller's market at 2.0 months of supply, so this is not a fire sale, but buyers have real negotiating room on homes that have been sitting, especially anything 30 days or older.
What is the average home price in 98058 and Fairwood?
It depends on the source and the window. The NWMLS Local Market Update put the single family median at 745,000 dollars in May 2026 (down 7.5 percent), while the NWMLS InfoSparks monthly series for the ZIP reads about 727,500 dollars. The consumer portals run lower and on older windows: Redfin showed 680,000 dollars for October 2025 (down 5.7 percent) and Zillow's index sits near 652,000 dollars. The Fairwood enclave itself runs higher, near 761,000 dollars per NeighborhoodScout. The honest read for a SE Renton single family home is a recent median in the high 600,000s to mid 700,000s, with the core Fairwood subdivisions above that.
Is 98058 in a good school district?
It is split between two districts, and quality varies sharply by attendance boundary. The Kent School District serves most of 98058 including Fairwood, with schools such as Fairwood, Ridgewood and Carriage Crest Elementary feeding Kentridge and Kentwood high schools. The Renton School District serves southern and western parts of the ZIP. Both districts contain high performing schools (Ridgewood Elementary and Kentridge High are well above average) and below average ones within the same district. One block can separate a strong feeder from a struggling one, so verify the exact attendance boundary for any specific address before you write an offer.
Does 98058 have flood risk near the Cedar River?
Yes, and it is the single most important due diligence item in this ZIP. A December 2025 atmospheric river produced a record flood event and triggered a federal disaster declaration covering King County. About 10 percent of 98058 properties, roughly 935 homes, carry a severe flood risk over the next 30 years per Redfin First Street data. Standard homeowners policies explicitly exclude flood damage, and the average flood policy in Renton runs about 1,308 dollars a year. Verify the FEMA flood zone at the parcel level before writing an offer, and consider supplemental coverage even in a non mandatory zone, because the December 2025 event flooded areas outside the high risk maps.
How much income do I need to buy a home in 98058?
More than the typical local household earns. Affording the 680,000 dollar median with 20 percent down at about 6.58 percent runs near 4,221 dollars a month in principal, interest, tax and insurance, which requires roughly 180,900 dollars in gross household income at a 28 percent ratio. The 98058 median household income is about 115,201 dollars (ACS 2024), a gap of about 65,700 dollars, or 57 percent. Budget for PMI if you put less than 20 percent down, and add 200 to 500 dollars a month if your home is in one of the many Fairwood HOA subdivisions.
Is Renton and Fairwood safe?
City wide crime statistics are elevated, but they are concentrated in central and west Renton near downtown and the commercial corridors, not in the residential southeast. CrimeGrade notes that residents consider the southeast part of the city the safest, and 98058 is that southeast quadrant. Fairwood specifically has some of the lowest child poverty rates in the entire United States, a strong proxy for community stability. The trend is also improving: Renton's 2024 crime rate fell 26 percent versus 2023, and police staffing has grown. Do not conflate city level numbers with the Fairwood neighborhood reality.
What are property taxes in 98058?
98058 carries the highest property tax rate of the five Renton ZIP codes at 1.06 percent, slightly above the King County and national medians. That is about 7,208 dollars a year on a 680,000 dollar home and about 9,540 dollars on a 900,000 dollar home. King County's total 2026 property tax bill rose about 10 percent year over year. Rates vary by levy code area, so pull the specific parcel's tax history at closing rather than assuming the ZIP average.
How does 98058 compare to Maple Valley or NE Renton?
98058 has the best Boeing Renton commute of the three at 10 to 15 minutes, but the highest property tax at 1.06 percent and the most mixed school picture. Maple Valley (98042) offers more new construction but a longer commute. NE Renton (98059) is a higher income ZIP with a lower 0.96 percent tax rate and some Issaquah School District access. For a Boeing or south Bellevue commuter who wants outdoor access and is buying in the high 600,000s to mid 700,000s, 98058 is the value and location play, provided the school boundary and flood zone check out.
Written by Anton Stetner, Real Estate Solutions Group (RESG), Washington license number 24133. Spine market figures are from the Northwest Multiple Listing Service via InfoSparks and ShowingTime (98058 segment and the May 2026 Local Market Update) and the NWMLS King County Breakouts, data pulled June 24 and 25, 2026. Additional figures are attributed inline to Redfin and Redfin First Street, Zillow, Movoto, NeighborhoodScout, Ownwell, the King County Assessor, the U.S. Census Bureau and ACS 2024, Niche and GreatSchools, CrimeGrade, Bankrate, and ResiClub, with windows and proxies labeled where they apply. Figures are deemed reliable but not guaranteed and are provided for informational purposes only. This is not financial, legal, or tax advice.
