Buying vs. Renting in this JBLM Housing Market

Making the Right Move in a Changing South Puget Sound Market

James Marszalek, Director of Sales & Client Strategy, Operation Red Dot

The next few months are shaping up to be a season of careful choices rather than quick moves. Mortgage rates are still high, demand is steady but selective, and many families, local, out-of-state and military, are trying to decide whether it’s smarter to buy now or rent for a limited time. A good decision in this market comes down to timing, financial readiness, and having a plan that protects your long-term goals.

At Operation Red Dot, we help families navigate these decisions every day. Our veteran-led team understands military PCS timelines, relocation stress, and the financial goals of families who want stability and a strong investment. Whether you’re considering a purchase in Tacoma, Olympia, Lakewood, Lacey, DuPont, or other South Puget Sound communities, you don’t have to figure it out alone.

Whether you buy now or want to wait for better times, you need a solid evaluation and plan to ensure you build family wealth. Let Operation Red Dot give you all the information you need to realize the most from your important family investment. Call us now at 253.300.6300 to schedule or chat with us using the link to the right.

Why the JBLM Area Remains a Strong Investment

The JBLM region continues to be one of the most reliable markets in Washington. Demand is consistently strong for three reasons:

More than 45,000 service members support the local economy.
On-base housing is limited.
And nearby cities offer a wide range of neighborhoods that appeal to families.

Even with today’s higher interest rates, the long-term outlook remains positive because the area has more buyers than available homes.

This balance of limited supply and steady demand supports slow and steady appreciation. For renters, that means prices may continue to rise. For buyers, it means that every month you own instead of rent is a month where your home can grow in value. For military families using BAH, this advantage grows even further, because your housing benefit helps fund an asset you actually own.

Buying a House Near JBLM

Buying in the next few months can be a strategic advantage for families. Fewer buyers are shopping, sellers are often more flexible, and homes for-sale tend to stay on the market slightly longer. This creates opportunities for families who are financially prepared or entering the market with equity from another property.

Owning a home provides a sense of stability and security, which can be especially important for families looking for a long-term base. This stability can enhance the well-being of family members, providing a consistent environment for children and a sense of permanence.

Owning a home also allows you to build equity over time. Historically, U.S. homes have appreciated at an average rate of about 4.25% per year. At that rate, a $450,000 home could grow by nearly $80,000 in only four years. This kind of appreciation can form the foundation of long-term wealth and create options for future investments or life transitions. Sources: In2013Dollars.com; Advisor Channel

Homeownership also offers tax advantages. Mortgage interest and property taxes may be deductible, which lowers your yearly tax burden. And unlike rent, your monthly payments contribute to something you own. If you’re a military family and receive new orders later, you’re not forced to sell. You can convert the home into a rental, cover the mortgage, and sell later when the market is stronger. Sources: Calculators.org; NerdWallet

Buying does require more responsibility. You handle repairs, maintenance, and a larger upfront financial commitment. For some families, that level of responsibility feels right, especially when the long-term benefits outweigh the short-term costs. For others, renting is the better choice until finances become more stable.

Renting Near JBLM

Renting offers flexibility, which can be especially helpful in today’s market. If you expect interest rates to come down significantly in 2026, or if you want more time to explore neighborhoods, renting keeps you agile. Many families choose to rent for a few months or a year before deciding to buy, allowing them to learn more about commute routes, school districts, and community life.

Renting also requires a much smaller upfront investment. Instead of closing costs, inspections, and appraisal fees, you generally pay a security deposit and first month’s rent. This can make renting the right option for families who are saving for a future home purchase or prefer to avoid major financial commitments during a transition.

However, renting does not build equity. You can’t customize your home as freely, and rent may rise when your lease renews. Many families find that after a year of renting, they’re ready to buy once they understand the area and feel more financially prepared.

How to Decide What’s Right for Your Family

The best choice depends on your timeline, budget, and long-term plans. No two families are the same. Start by looking at your financial readiness, including savings, income stability, and comfort with monthly payments. Consider how long you expect to stay in the South Puget Sound Region. If you anticipate several moves in the next few years, renting may be the better fit. If you foresee staying 2–4 years or longer, buying may create more long-term value.

Military families should also explore VA loan benefits, which offer no down payment, competitive terms, and no PMI. These advantages can make buying more affordable than many expect. All families should compare loan programs and consider how future interest rate shifts may open better opportunities later in 2026.

Helpful Resources for Families

Use neighborhood guides, housing tools and homebuying resources at Operation Red Dot online.

Work with housing and mortgage professionals who understand the local market, relocation and PCS (permanent change of station). Strong guidance can save time, reduce stress, and help you make an informed choice.

Military/Veteran VA Loan Eligibility: Explore the benefits of VA loans, which can offer favorable terms for military homebuyers. These loans can provide financial advantages, such as no down payment and lower interest rates.
Military rentals / other assistance: JBLM Housing Services Office (HSO)
Appointments: https://jblmhso.as.me/
Phone: 253-967-3581
Location: HSO Bldg #5128, Pendleton Ave, Lewis Main

Final Thoughts

Choosing whether to buy or rent in the JBLM area this winter is about matching the market to your goals. Buying builds equity and long-term wealth, while renting gives you flexibility and lower upfront costs. Both are smart options when paired with the right plan.

At Operation Red Dot, we help families compare the real numbers, understand the timing, and feel confident about their next move.

You can call 253.300.6300 or contact us online to start building a plan that fits your life, your finances, and your future.