Deep Dive Relocation Report: Auburn, WA (2026)

Auburn: The Data Profile (2026)

Auburn represents a specific statistical profile for the post-remote era: a mid-sized commuter city with a high median income relative to its population size. The city's population stands at 84,887, creating a density that supports urban amenities without extreme congestion. The economic engine is strong, with a median household income of $92,824—a significant +24.5% deviation above the US median of $74,580. However, this economic strength is not uniformly distributed across education levels. The city lags in higher education attainment, with only 26.2% of residents holding a bachelor's degree or higher, well below the US average of 33.1%.

Target Demographic: The statistical target for Auburn is the "High-Earning Blue Collar" or "Regional Hybrid Professional." This demographic earns above the national average but may not work in tech-centric industries that require advanced degrees. With 2026 being a hybrid-first era, Auburn appeals to those needing proximity to the Seattle-Tacoma corridor who value raw income potential over educational density.

Cost of Living Analysis

While the median income is high, the cost of living index reflects a premium market, driven almost entirely by housing. The housing index sits at 118.0, meaning housing costs are 18.0% higher than the national average. Conversely, utilities are a major financial advantage; electricity averages 11.9 cents/kWh, significantly lower than the US average of 16.0 cents/kWh. Groceries remain competitive at a 98.8 index.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
For a single earner making the median income of $92,824 (approx $5,800 monthly after tax), the monthly cost of $3,150 leaves a disposable income of roughly $2,650. This is a healthy margin for savings or investment. For a family of four relying on a single median income, the margin tightens significantly, with only $650 remaining after essential expenses, suggesting dual incomes are necessary for comfortable financial planning in this market.

Housing Market Deep Dive

The housing market is the defining economic characteristic of Auburn. Buying is expensive, but renting is the immediate barrier to entry for many. The median home price is $650,000, which is 22.5% higher than the US average of $530,500. However, the Price per Square Foot of $365 suggests that homes are not necessarily oversized, but land value is high. The Rent vs. Buy gap is narrowing; renting a 1-bedroom unit at $1,550 is significantly more affordable than the mortgage on a median home.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Relative to National Curve:
Auburn is a "Rent-Heavy" market relative to the national curve. While the rent premium is moderate, the home purchase price premium is severe. Financial modeling suggests that until interest rates drop below 4.5%, the monthly cost of ownership (mortgage + taxes + insurance) on a median home will exceed $4,200, nearly double the cost of renting a comparable unit. Renting is the financially prudent short-term strategy for capital preservation.

Economic & Job Market Outlook

The 2026 economic landscape in Auburn is defined by the "Super-Commuter" phenomenon. With a local unemployment rate of 4.6% (slightly above the US average of 4.0%), the local job market is stable but not booming. The economic reliance is on the broader King and Pierce County regions.

• RTO Impact: As Return-to-Office (RTO) mandates solidify in Seattle and Bellevue, Auburn's housing demand remains resilient due to its position on the Sounder Train line.
• Commute Times: The average one-way commute is 32 minutes. However, peak travel on I-5 or SR-167 can extend this to 60+ minutes.
• Industry Stability: The "Median Income +24.5%" statistic is largely driven by logistics, manufacturing, and skilled trades, rather than white-collar corporate roles, insulating the city from some tech-sector volatility.

Quality of Life Audit

Auburn offers a "Green" lifestyle with statistical health metrics that outperform the US average in several key areas. The Health Score of 83.8/100 is strong, driven by lower-than-average smoking rates (10.4% vs 14.0%) and diabetes rates (8.8% vs 10.9%). The air quality is exceptional for a semi-urban area, with an AQI average of 38 (Good).

Table 3: Quality of Life Metrics

Safety Analysis:
Safety is a mixed data set. Violent Crime is statistically average at 372 incidents per 100k people (US avg: 380). However, Property Crime is a significant outlier, clocking in at 3,457 per 100k people—this is 72.8% higher than the US average of 2,000. Residents must practice high vigilance regarding property security.

Schools & Weather:
School performance in the Auburn School District generally hovers around state averages, with a graduation rate near 88%. Weather is classic Pacific Northwest: today's high is 51°F with a low of 38°F and mostly cloudy conditions. Residents should expect approximately 155 days of rain or overcast skies annually.

The Verdict

Pros:

• High Income Potential: Median income is $92,824, significantly outpacing the nation.
• Low Utility Costs: Electricity at 11.9 cents/kWh saves hundreds annually.
• Health & Environment: Excellent air quality (AQI 38) and low health risk factors (Diabetes 8.8%).

Cons:

• Housing Premium: Home prices are +22.5% above the national average.
• Property Crime: Rates are 72.8% higher than the US average.
• Education Gap: College attainment is low (26.2%), which may impact cultural amenities.

Final Recommendation:
Auburn is Recommended for the "Aggressive Saver" who earns above the median but wants to keep fixed costs (especially utilities and rent) manageable. It is Not Recommended for families looking for top-tier school districts or those sensitive to property crime rates. For 2026, it remains a strategic entry point into the Seattle metro area without the Seattle price tag.

FAQs

1. What salary is needed to live comfortably in Auburn in 2026?
For a single person, a salary of $75,000 is the baseline for "comfortable" (covering the $3,150 monthly budget with savings). For a family, a combined income of $140,000+ is recommended to offset the high housing index of 118.0.

2. How does Auburn's value compare to nearby Kent or Federal Way?
Auburn offers better utility rates (11.9 cents/kWh) and slightly lower violent crime than Kent, though property crime is high across all three. Auburn's median home price ($650,000) is roughly 5-8% cheaper than Federal Way but offers larger lot sizes.

3. Is the property crime rate truly dangerous?
Statistically, yes. With 3,457 property crimes per 100k people, the risk is tangible. It is advisable to rent in complexes with gated access or ensure single-family homes have robust security systems.

4. When is the best time to move or buy in 2026?
Historically, the late fall (October-November) sees a dip in rental demand as the rainy season begins, potentially lowering the $1,550 baseline for a 1-bedroom unit. Buying is best timed for winter inventory, though interest rates will be the primary driver.