The last six months of MLS data tell a very clear story for Pierce County, East Bonney Lake, and the Lake Tapps area—especially once you strip out true waterfront homes and look at everyday residential sales. Using rolling 6-month statistics for average sales price, price per square foot, days on market, inventory, and more across East Bonney Lake / Lake Tapps, Pierce County, and King County, we can see exactly how this pocket is performing. For anyone watching homes for sale in Bonney Lake, Lake Tapps, Sumner, Buckley, Auburn, Milton, and Edgewood, the numbers show a market that has cooled from the frenzy, but is still firmly price-supportive. This isn’t clickbait; it’s the data your future self will wish you had before you decided to buy, sell, or sit tight.
Looking at the latest six months of rolling data through October 2025, Pierce County’s non-waterfront residential market is still grinding forward—not crashing. The 6-month average sales price countywide is sitting just over $630,000, with East Bonney Lake / Lake Tapps coming in slightly lower on price but tighter on value. Price per square foot across Pierce County averages about $327/sf over this period, while the most recent October reading lands at roughly $329/sf. When you compare that to October 2024’s $322/sf, you’re looking at modest, sustainable appreciation rather than a spike. This is exactly what a post-frenzy normalization looks like.
East Bonney Lake / Lake Tapps is quietly running ahead of the broader Pierce County market on a price-per-square-foot basis, even when you exclude true waterfront homes. Over the last six months, this micro-market averages about $336/sf, compared to Pierce County’s $327/sf and King County’s $542/sf. In October 2025 alone, East Bonney Lake / Lake Tapps clocked in at roughly $335/sf, up from $322/sf in October 2024—a gain of around 4%. That means local sellers are still seeing healthy appreciation, while buyers are getting significantly more house for their money than they would across the county line into King.
East Bonney Lake / Lake Tapps consistently outperforming Pierce County on a price-per-square-foot basis — often by $8–$12/sf depending on the month. That premium makes sense when you look at neighborhood-level data: newer construction, larger lots, stronger school zones, and proximity to Lake Tapps recreation all add measurable value. What’s notable is that this micro-market continues to grow at a faster percentage rate than both Pierce and King County over the past six months, even with higher inventory. It’s a pocket where buyers expect to pay more because they see long-term upside.
When you zoom out from price per square foot to the bigger ticket—average sales price—the story stays consistent. Over the most recent 6-month window, East Bonney Lake / Lake Tapps sits around the mid-$500,000s in average sales price, while Pierce County overall averages roughly $631,000 and King County lands near $1.23M. In October 2025 specifically, East Bonney Lake’s average sales price is about $550,000, up from roughly $536,000 in October 2024. Pierce and King counties are also higher year-over-year, but not by eye-popping margins. Sellers are still getting solid numbers; buyers are still paying more than last year—but with more negotiating room and more options.
The NWMLS 6-month rolling averages highlight a consistent mid-$500k range for East Bonney Lake / Lake Tapps homes, which positions the area squarely between Pierce and King County. The spread is logical: Pierce County overall trends higher due to a larger blend of upgraded neighborhoods, while King County inflates the regional average with million-plus sales. What matters for sellers is that East Bonney Lake’s average sales price has climbed year over year without the heavy swings seen in larger counties. The six-month dataset shows reliable appreciation and a narrowing gap with Pierce County’s broader average.
Inventory has increased, but it hasn’t flipped the market. In East Bonney Lake / Lake Tapps, active homes for sale (non-waterfront) in October 2025 sit at about 42, up from 33 a year prior. New listings over that same October-to-October comparison jumped from 158 to 178. Months supply of inventory—a key measure of balance—has edged up from 1.8 to 2.0 months locally, while Pierce County climbed from 2.4 to 2.9 and King County from 1.9 to 2.6. Those are still well below the 4–6 month range that’s often considered a truly “balanced” market, which means sellers retain a slight edge, but buyers now have more breathing room.
When we track inventory and new listings across the MLS dataset, the trend is subtle but important: East Bonney Lake / Lake Tapps inventory has increased, yet not enough to shift power fully to buyers. Months of supply remains around 2.0 locally — still a seller-leaning environment. Pierce and King have both crept upward, but they haven’t crossed the threshold that signals a balanced market. Your 6-month data confirms that the rise in inventory is giving buyers more choice, but not enough leverage to dictate pricing. Sellers with well-priced homes continue to hold the advantage.
Rolling 6-month average days on market tell us how fast well-priced homes are moving. East Bonney Lake / Lake Tapps now averages about 24 days on market, compared to roughly 32 in Pierce County and 22 in King County. In October alone, East Bonney Lake / Lake Tapps was at 26 days, up from 21 days the prior October—slower than last year, but hardly stalled. On the pricing side, sellers in East Bonney Lake are still achieving about 99.1% of their original list price on average, nearly identical to last year. Pierce County sits just under that, in the high-98% range, and King County is in the high-98% to low-99% band after cooling off from last year’s 100%+ averages.
The rolling 6-month dataset shows East Bonney Lake / Lake Tapps averaging just over three weeks on market, which is faster than Pierce County and only slightly behind King County. Most telling is the list-to-original-price ratio: homes in this micro-market consistently close at or above 99% of the original asking price. That means buyers are negotiating, but they’re not dragging sellers down like they might in a softer market. The NWMLS sheets make the pattern very clear: homes that hit the market in clean condition and at the right bracketed price still achieve near-full value with minimal concessions.
Put simply: if you’re a seller in East Bonney Lake, Lake Tapps, Sumner, Buckley, Auburn, Milton, or Edgewood, this 6-month rolling data says you still have leverage—but only if you price and present your home correctly. Buyers are more selective, days on market are a bit longer, and inventory has crept up, but prices per square foot and average sales prices continue to trend higher year over year. For buyers, the gap between Pierce and King County remains massive; paying $330–$340/sf in East Bonney Lake for a non-waterfront home versus $540+/sf in King County is a quality-of-life trade many are happy to make. The next 6–12 months will favor those who understand their micro-market, not just the headlines.
The combined rolling 6-month numbers across East Bonney Lake, Pierce County, and King County point to a market that rewards precision. Buyers are no longer waiving everything, but they’re still paying strong prices for homes that align with current value bands. Sellers benefit from this stability — especially in East Bonney Lake / Lake Tapps, where the price-per-square-foot premium has held steady for months. The NWMLS dataset shows consistent year-over-year appreciation in both price per square foot and average sales price, paired with manageable days on market and a healthy supply pipeline. The market isn’t cooling off; it’s calibrating.
