Moving to South Hill
Pierce County gains about 0.7 residents per 1,000 a year to moves between counties.
Where people come from and where they go, top counties
Within Washington, other states or abroad
Income per tax return
People on tax returns who moved between counties, from IRS migration data, 2022 to 2023. Figures are for all of Pierce County; flows under 20 returns are not published.
- Who moves here
- 6.0% of residents arrived from another county in the past year, 2.7% from another state.
- Who arrives and who leaves
- Households moving into Pierce County report $73,600 a year in income on average; those leaving, $70,700.
- Income you would need
- $83,500 a year to rent the median home at the 30% line. From your city
- Rent or buy
- Median rent is $2,088 a month; owners with a mortgage pay $2,452 a month including taxes and insurance, on a median home of $543,600.
- Getting to work
- 34 minutes each way on average; 15.1% work from home; 1.3% take transit.
- If it is close but not quite
- Johnstown, CO matches it on character for less of your income. Compare the two
All 5 moving measures
| Measure | South Hill | Among 6,645 places | Vs median |
|---|---|---|---|
| Moved here in the past year1 | 6.0% | 5% above | |
| Moved from another state1 | 2.7% | 38% above | |
| Net movers per 1,000 people6County figure | 0.7 | above (median -0.6) | |
| Income of households moving in6County figure | $73,550 | 4% above | |
| Income of households moving out6County figure | $70,718 | 1% above |
What it costs to live here
Half the homes were built after 1997, newer housing than in 84% of the 529 places of 50,000 to 100,000 people we track.
Could you afford it?
Uses the median rent in South Hill, $2,088 a month, and local prices for everything else (102.9 against a US average of 100). It runs in your browser and stores nothing.
Like South Hill, but easier on the budget
Places that match South Hill on character (size, age, education, homeownership, household size, housing age, remote work and climate) but where rent takes a clearly smaller share of income. Cost was left out of the match on purpose.
Moving from somewhere else? Work out the salary you would need in South Hill.
All 15 cost and housing measures
| Measure | South Hill | Among 6,645 places | Vs median |
|---|---|---|---|
| Median gross rent1 | $2,088 | 53% above | |
| Rent to income1 | 22.1% | 8% above | |
| Property tax rate1 | 0.8% | 7% below | |
| Home price to income1 | 4.8x | 27% above | |
| Prices vs US average2Metro figure | 111.1 | 10% above | |
| Fair market rent, 2 bedrooms3County figure | $2,064 | 28% above | |
| Property tax paid (median)1 | $4,632 | 42% above | |
| Median home value1 | $543,600 | 70% above | |
| Home prices, 1-year change4County figure | 2.9% | 9% below | |
| Home prices, 5-year change4County figure | 45.5% | 12% below | |
| Homeownership1 | 70.5% | 6% above | |
| Renters paying 30%+1 | 49.7% | 2% below | |
| Owner costs with a mortgage1 | $2,452 | 31% above | |
| Vacant homes1 | 2.2% | 68% below | |
| Median year built1 | 1997 | 1% above |
Work and pay
Counting remote workers as zero, the average worker spends about 220 hours a year commuting, more than in 91% of the 529 places of 50,000 to 100,000 people we track.
More on work and pay, against the typical place
All 10 work and pay measures
| Measure | South Hill | Among 6,645 places | Vs median |
|---|---|---|---|
| Median household income1 | $113,130 | 41% above | |
| Income per person1 | $46,140 | 15% above | |
| Unemployment1 | 4.2% | 14% below | |
| Average annual pay5County figure | $73,973 | 12% above | |
| Pay growth, 1 year5County figure | 5.1% | 38% above | |
| Jobs5County figure | 337,071 | 124% above | |
| Poverty rate1 | 7.2% | 34% below | |
| Mean commute1 | 34 min | 36% above | |
| Works from home1 | 15.1% | 21% above | |
| Commutes by transit1 | 1.3% | 52% above |
Who lives here
Homes with broadband is 97.1%, 5% above the median place.
More about who lives here, against the typical place
All 8 people measures
Life in South Hill
The nearest National Park Service site is Mount Rainier National Park, about 31 miles away.
198 sites are on the National Register of Historic Places, 6 of them National Historic Landmarks. Its history on Wikipedia
Out the door, against the typical place
Mapped by volunteers in OpenStreetMap inside the city limits (Census boundaries), so coverage is fuller in some places than others. Map data © OpenStreetMap contributors, ODbL.
National Park Service sites nearby
- Mount Rainier National Park 31 miles
- Mount Rainier Wilderness 33 miles
- Ebey's Landing National Historical Reserve 78 miles
Businesses per 10,000 residents (county figures)
Counts businesses with paid staff, so small owner-run shops are not included.
All 18 schools and local life measures
| Measure | South Hill | Among 6,645 places | Vs median |
|---|---|---|---|
| Public schools11County figure | 274 | above (median 9) | |
| Public school students11County figure | 137,738 | above (median 4,897) | |
| Students per teacher11County figure | 18.7 | 21% above | |
| Restaurants and bars per 10k7County figure | 18.3 | 12% below | |
| Shops per 10k7County figure | 22.9 | 24% below | |
| Arts, recreation and fitness per 10k7County figure | 3.3 | 20% below | |
| Doctors' offices and clinics per 10k7County figure | 16.9 | 16% below | |
| Child care centers per 10k7County figure | 2.3 | 0% above | |
| Parks per 10k8 | 32.9 | 224% above | |
| Playgrounds per 10k8 | 38.1 | 305% above | |
| Grocery stores per 10k8 | 1.5 | 31% below | |
| Restaurants, cafes and bars per 10k8 | 11.6 | 4% above | |
| Libraries per 10k8 | 0.3 | 67% below | |
| Named paths and bike trails8 | 3.1 | 55% above | |
| Transit stops per sq mi8 | 1.8 | above (median 0.2) | |
| Nearest National Park Service site9 | 31.4 | 2% above | |
| National Park Service sites within 60 miles9 | 2 | 0% above | |
| National Register listings10County figure | 198 | above (median 13) |
Safety, weather and risk
July average high is 73°F, 16% below the median place.
No crime figure yet. Either the city police department did not report to the FBI for the latest year, or our monthly fetch has not reached South Hill. Larger places are fetched first.
All 10 weather and risk measures
| Measure | South Hill | Among 6,645 places | Vs median |
|---|---|---|---|
| July average high12County figure | 73°F | 16% below | |
| January average low12County figure | 31°F | 24% above | |
| Average temperature12County figure | 47°F | 14% below | |
| Annual precipitation12County figure | 65.4 in | 49% above | |
| Natural hazard risk13County figure | 98.5 | 7% above | |
| Tornado risk13County figure | 41.2 | 49% below | |
| Wildfire risk13County figure | 76.8 | 25% above | |
| Heat wave risk13County figure | 97.3 | 8% above | |
| Median air quality index14County figure | 44 | 2% above | |
| Good air days14County figure | 73.2% | 7% above |
How it is changing
Compared with the 25 places most like it in size, age, education, housing and region (such as Marysville, WA, Murrieta, CA and Clovis, CA), home value growth here is higher: 12.4% a year against a typical 10% a year.
Five-year survey estimates, one point per release. Between the 2019 and 2024 releases, which share no survey years, the median rent went from 21.3% to 22.1% of the median income.
Median gross rent
Median household income
Median home value
Citytistics measures
Measures only Citytistics publishes, built from the figures on this page. Scores of 100 beat every place we track. Formulas
South Hill in 2030: where the trends point
If recent trends hold, the median rent will take about 22% of the median income in 2030, about the same as 22% now.
Citytistics projections to 2030: each figure's own trend, blended with the typical trend across the places we rate, eased toward long-run US growth and carried forward from the latest release. The range is where 80% of places landed when we tested the same method on past releases. On projected 2030 affordability, South Hill does better than 31% of places. Its projected home value growth beats 88%.
| Measure | Latest | 2030 projection | Likely range | Avg. per year |
|---|---|---|---|---|
| Median rent | $2,088/mo (2024) | $2,690/mo | $2,210 to $3,280/mo | +4.3% |
| Median household income | $113,130 (2024) | $144,000 | $121,500 to $170,500 | +4.1% |
| Median home value | $543,600 (2024) | $808,000 | $586,000 to $1,113,000 | +6.8% |
The median home would be worth 5.6 years of the median income in 2030, against 4.8 now.
A projection of recent trends, not a prediction of the economy or advice to buy or sell. How we project.
Places like South Hill
The closest matches on income, rent, home value, education and age, and the places nearby.
| Place | Rent | Income | |
|---|---|---|---|
| Sterling, VA | $2,138 | $123,303 | Compare |
| Bay Shore, NY | $2,063 | $105,618 | Compare |
| Firestone, CO | $2,009 | $120,150 | Compare |
| Vineyard, CA | $2,090 | $105,313 | Compare |
Nearby
- Summit View, WA3 mi
- Orting, WA4 mi
- Frederickson, WA4 mi
- Puyallup, WA4 mi
- Clover Creek, WA5 mi
- Summit, WA5 mi
Compare South Hill with
Places built like South Hill
Its statistical peers: the closest matches on size, age, education, homeownership, household size, housing age, origin and remote work, in the same part of the country. Cost and outcomes are left out of the match, so the table shows how South Hill performs against places like it.
Common questions
Is South Hill a good place to live?
It depends on what you need, so here is what the numbers say. Its Citytistics Index is 41 out of 100, better than 41% of the places we rate and 101st of 190 in Washington. Compared with the 25 places most like it in size, age, education, housing and region (such as Marysville, WA, Murrieta, CA and Clovis, CA), unemployment here is lower: 4.2% against a typical 5.6%. On cost, space and class size it scores 64 out of 100 for families. See how it ranks with your own weights.
Is South Hill expensive to live in?
The median rent takes 22.1% of the median household income, against 20.4% in the typical place we track. Housing is a heavier load here than usual. The median home is valued at $543,600.
What salary do you need to live in South Hill?
To rent the median home without spending more than 30% of income on rent, a household needs about $83,520 a year. Work it out from your current city.
What places are similar to South Hill?
On income, rent, home value, education and age, the closest matches are Sterling, VA, Bay Shore, NY, Firestone, CO and Vineyard, CA.
Sources and methods
The small numbers beside each measure point here. Every dataset is public; links go to the publisher.
- American Community Survey 5-year estimates · US Census Bureau · 2020 to 2024 estimatesTables B01002, B01003, B05002, B07003, B08013, B08301, B15003, B17001, B19013, B19301, B23025, B25002, B25003, B25010, B25035, B25064, B25070, B25077, B25088, B25103, B28002, S2701
- Regional Price Parities · US Bureau of Economic Analysis · Latest release, retrieved 2026-11-14
- Fair Market Rents · US Department of Housing and Urban Development · Fiscal year 2027
- House Price Index · Federal Housing Finance Agency · Latest release, retrieved 2026-11-14
- Quarterly Census of Employment and Wages · US Bureau of Labor Statistics · 2025 annual averages
- SOI Tax Stats, county-to-county migration · Internal Revenue Service · Tax years 2022 to 2023Counts tax returns and the people on them; flows under 20 returns are suppressed.
- County Business Patterns · US Census Bureau · 2023 data
- OpenStreetMap · © OpenStreetMap contributors, available under the Open Database License (ODbL) · Map data as of 2026-11
- National Park Service sites · Wikidata (CC0), units operated by the National Park Service · Retrieved 2026-11
- National Register of Historic Places · National Park Service · Listings through 2026-05-22
- Common Core of Data · National Center for Education Statistics · 2024 release
- 1991-2020 climate normals · NOAA National Centers for Environmental Information · Series updated 2026-11-05Averages for 1991 to 2020 computed from NOAA's county climate series (nClimDiv).nClimDiv county series
- National Risk Index · Federal Emergency Management Agency · Latest release, retrieved 2026-11-14NRI data and maps
- Air Quality System, annual AQI by county · US Environmental Protection Agency · 2025 dataAirData download files
Derived by Citytistics from the tables above: rent to income (B25064, B19013); property tax rate (B25103, B25077); home price to income (B25077, B19013).
What stands out compares South Hill with places of a similar size, using only figures measured for South Hill itself; county and metro figures never count. Survey figures are estimates with margins of error. Formulas and definitions: methodology. API: /api/v1/places/south-hill-washington
Citytistics. “South Hill, Washington.” Data as of 2026-11-14. https://www.citytistics.com/city/south-hill-washington/
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.