Thurston County · Olympia-Lacey-Tumwater · population 11,715
Where Yelm stands
At or near all-time high. population growing 2.5% per year. rents up 5.4% in the last year.
Home value trajectory · last 10 years
Zillow ZHVI · monthlyLifestyle scores
Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.
Rent trajectory · last 5 years
Zillow ZORI · monthlyHome value vs rent · indexed to 100
Both rebased at first month of ZORI data (~2015)Rent vs buy
At a 17.3 price-to-rent ratio, Yelm is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.
How the momentum score breaks down
methodology →Yelm has held up across the cycle: home values at $490,150 with +3.5% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.
Yelm's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.
About Yelm
Yelm is a city in Thurston County, Washington, with an estimated population of 11,715. It anchors the Olympia-Lacey-Tumwater metro area. The population has grown 2.5% per year on average between 2020 and 2024 — among the faster-growing communities in the state. The median home value in Yelm is $490,150 as of 2026-04, up 0.6% over the last 12 months. Over the last five years, home values have averaged +3.5% annual growth, with prices at or near the 5-year peak. Rents in Yelm average $2,366 per month, up 5.4% year-over-year. The composite momentum score is 71 of 100 (Rising). The market is healthy with prices supported by underlying demand.
▲ Bull case
▼ Bear case
Playbook
You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.
Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.
Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.
Local safety & alerts
No active National Weather Service alerts for Thurston County right now.
Public-safety links are official .gov sources, not curated by us. Thurston County routes NWS alerts; check the state EM portal for non-weather emergencies.
Cities like Yelm
Run the numbers for Yelm
Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.
Climate & natural-disaster risk
State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.
Current weather
Find rentals & listings
Open current Yelm listings on the major real-estate sites.
Links open the live search on the destination site — results are always current.
Local sports teams
Major professional teams the Olympia-Lacey-Tumwater area cheers for. Detailed stats, schedules, and player pages on intherafters.com.
Local economy & environment
Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.
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