Yakima, WA

NeutralTier 1CBSA 49420Compare

Risk Rank: #128 of 273Month: 2026-08Score change (12m):↑ +8

50score

Composite risk percentile vs 273 metros (higher = higher risk)

Executive Summary

Yakima's housing market shows average risk, ranking 128th of 273 metros. The market recently entered Recovery. Inventory levels are elevated, warranting monitoring. Recovery underway but inventory still elevated — watch for follow-through.

Yakima experienced a market correction from mid-2026 through mid-2026. The market is currently recovering.

Inventory is elevated (+21% YoY) and days on market are up +9% — supply is building but not yet at stress levels.

Rent growth is roughly keeping pace with price appreciation, suggesting valuations are not stretched.

Cycle Phase

RecoveryExpansionHypersupplyRecession

1 month in current phase

Market conditions are rebuilding after a correction period

Key Dynamics

Risk is primarily driven by migration and permit growth, while permits per capita provides the most support.

Top Drivers

Migrationp79

Net AGI migration (risk inverted)

Permit Growthp58

YoY permit change

Affordabilityp54

Mortgage payment / income

Market Signals

Inventory is elevated (+21% YoY) and days on market are up +9% — supply is building but not yet at stress levels.

Liquidity

Watch↓

Active Listings YoY

+21.2%p72

Days on Market YoY

+9.4%p67

Months in status1

Data through Aug 2026

Valuation

Balanced—

Rent vs. Price Growth

+0.5%p71

Months in status1

Data through Aug 2026Rent growth vs price growth (rent support). Note: Affordability and Valuation measure different structural dimensions and can diverge.

Factor Details

Lower riskHigher risk

Low RiskBelow AvgNeutralElevatedHigh Risk

Price MomentumBelow Avg

+1.5%p34

12-month HPI change — higher = overheating

Permit GrowthNeutral

+4.2%p58

YoY permit change — higher = supply pressure

Permits per CapitaBelow Avg

2.58p27

Permits per 1,000 residents — higher = overbuilding risk

AffordabilityNeutral

0.30p54

Mortgage payment / income — higher = more burdened

EmploymentNeutral

+0.6%p45

12-month employment change (risk inverted)

MigrationElevated

-$34Kp79

Net AGI migration (risk inverted)

National Context

Credit Conditions

Credit Regime

Stable—

Early-stage recovery with lingering transaction weakness. Credit is available but buyer activity hasn't fully returned yet.

Bank Lending Standards

+0.0Normal

Rate Change (YoY)

+11 bpsNormal

Mortgage Risk Premium

+196 bpsElevated

Stable for 10 quartersData through 2026-Q3

Supply Pipeline

Supply Regime

Accumulating—

Supply pipeline is building up while credit remains available. New units are accumulating in the system — watch for delivery pressure in coming quarters.

Pipeline Ratio

0.89Elevated

Completion-Permit Divergence

-19.2 ppNormal

Accumulating for 6 quartersData through 2026-Q3

Local Signals

Metro Permit Activity

Permit Activity

Cooling

YoY Permit Growth

+4.2%Below norm

Raw signal — not the composite percentile

Relative to 2016–2019 norms for this metro

Based on limited permit volume

Both sides are decelerating. Broad market slowdown — builders and buyers are both pulling back simultaneously.

Employment Concentration

Employment

Moderate

Largest SectorAgriculture 25.1%

QCEW 2024 annual averages

Internal Structure

County-level structural analysis.

County-level structural analysis is not available for this metro due to fewer than 3 qualifying counties.

Score History

Month	Phase	Score	Price	Permits	Afford	Employ	Migr
2026-06	Ress	51	14	52	52	82	79
2026-05	Rec	45	9	60	52	44	79
2025-12	Hyp	66	64	94	58	67	79
2025-10	Hyp	43	31	17	51	74	63
2025-07	Ress	39	46	17	51	39	63
2025-05	Ress	40	51	17	56	36	63
2025-04	Hyp	40	42	17	56	40	63
2025-02	Hyp	40	53	17	55	33	63
2025-01	Rec	39	61	17	55	20	63
2024-12	Hyp	44	63	17	55	45	63
2024-11	Rec	47	61	17	54	65	63
2024-09	Ress	44	22	17	52	91	63
2024-07	Rec	41	8	17	52	84	63
2024-06	Ress	42	27	17	56	72	63
2024-04	Ress	44	45	17	56	66	63
2024-03	Hyp	44	28	17	52	87	63
2024-02	Rec	44	38	17	52	73	63
2024-01	Hyp	44	49	17	52	60	63
2023-11	Exp	44	33	17	58	75	63
2023-09	Rec	47	61	17	63	60	63
2023-07	Rec	51	62	17	63	79	63
2023-06	Hyp	46	42	17	59	74	63
2023-04	Hyp	44	31	17	59	76	63
2023-03	Ress	40	19	17	58	66	63
2023-01	Ress	41	15	17	58	75	63
2022-10	Hyp	40	13	17	69	58	63
2022-08	Ress	38	11	17	69	45	63
2022-06	Ress	38	18	17	72	38	63
2022-03	Exp	40	41	17	75	26	63
2022-02	Hyp	41	43	17	75	28	63
2022-01	Rec	41	46	17	75	24	63
2021-12	Hyp	46	64	16	72	34	69
2021-10	Ress	45	65	16	72	30	69
2021-08	Ress	48	64	16	73	49	69
2021-07	Exp	44	62	16	73	24	69
2021-05	Exp	51	74	16	72	54	69
2021-04	Rec	57	77	16	72	89	69
2021-02	Rec	52	77	16	70	64	69
2021-01	Exp	53	77	16	70	66	69
2020-11	Exp	53	89	16	73	43	76
2020-09	Rec	55	97	16	72	51	76
2020-07	Rec	58	96	16	72	67	76
2020-04	Rec	50	89	16	71	26	76
2020-01	Exp	54	92	16	70	51	76
2019-11	Exp	56	89	16	68	74	66
2019-10	Rec	54	90	16	68	62	66
2019-08	Rec	56	84	16	67	80	66
2019-05	Rec	56	96	16	67	74	66
2019-03	Exp	59	96	16	65	92	66
2019-01	Exp	56	97	16	65	70	66

Data Vintages

Price (HPI)2026-Q2

Permits2026-08

Income2024

Employment2026-08

Migration2023