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Category: Tacoma

Tacoma Business Journal coverage

  • Under Construction: Tacoma’s 5 Biggest Active Development Projects

    What’s Being Built Right Now — and What It Means for the City

    Tacoma’s development pipeline tells the story of where the city is heading. These aren’t proposals or concept drawings — these are active construction projects with permits pulled, cranes up, and completion dates on the calendar. Combined, they represent over $1.5 billion in investment and will reshape multiple neighborhoods over the next 24 months.

    Source data drawn from the City of Tacoma Permit Dashboard, Tacoma Planning & Development Services highlighted projects, and developer announcements.

    1. Point Ruston — Phase 3 Residential and Commercial

    Project Overview

    Developer: Point Ruston, LLC (The McBride Cohen Company)
    Location: 5101 Grand Loop, Point Ruston (Ruston/North Tacoma waterfront)
    Total Project Value: $1.2 billion (full buildout)
    Current Phase: Phase 3 residential towers and commercial pad completion
    Unit Count: Approximately 1,800 total residential units at full buildout (mix of for-sale condominiums, rental apartments, and luxury single-family “Stack Hill” homes)
    Commercial: Nearly 1.1 million SF of retail and commercial space at full buildout
    Timeline: Phase 3 elements delivering through 2027

    Neighborhood Impact

    Point Ruston has transformed a former ASARCO copper smelter Superfund site into the region’s premier waterfront mixed-use community. The project sits on 97 acres along nearly one mile of Puget Sound shoreline. Phase 3 construction is adding the final residential density and commercial spaces that will bring the community to critical mass — the point where the internal population supports the retail without relying solely on destination traffic.

    For the broader North Tacoma/Ruston area, Point Ruston’s completion means approximately 3,000-4,000 new residents within walking distance of the waterfront trail system, adding demand for schools, services, and transit. The project’s tax contribution to the City of Ruston has already transformed that small municipality’s budget.

    Source: McBride Cohen Company — Point Ruston project page.

    2. Housing Hilltop — Tacoma Housing Authority Mixed-Use

    Project Overview

    Developer: Tacoma Housing Authority (THA)
    Location: South 11th Street and L Street, Hilltop
    Project Value: $120 million
    Unit Count: 137 affordable housing units
    Commercial: 13,000 SF of ground-floor commercial retail space + 10,000 SF performing arts and community gathering space
    Income Targeting: Units at or below 50-60% Area Median Income
    Timeline: Under construction, delivering 2026-2027

    Neighborhood Impact

    Housing Hilltop is THA’s largest affordable housing project in decades and represents the most significant public investment in Hilltop’s future. Located near the Hilltop Link light rail station, the Martin Luther King Jr. commercial district, and People’s Park, the project is designed to provide affordable housing that prevents displacement of existing residents while adding community-serving commercial space.

    The 10,000 SF performing arts and community gathering space is the project’s differentiator — it signals that this isn’t just housing, it’s community infrastructure. The 13,000 SF of commercial retail will be leased to businesses that serve neighborhood needs, with preferences for locally-owned and culturally-relevant tenants.

    For the broader Hilltop market, this project adds density that supports existing businesses while demonstrating that significant investment can happen without exclusively market-rate development.

    Source: Tacoma Housing Authority — Housing Hilltop Development.

    3. Tacoma Link Hilltop Extension — Sound Transit

    Project Overview

    Developer: Sound Transit
    Location: Theater District to Hilltop (multiple stations along MLK Way)
    Project Value: $268 million (original budget; final costs higher)
    Infrastructure: 2.4-mile extension, 6 new stations, relocated Theater District station
    Stations: Theater District (relocated), Stadium District, Wright Park, St. Joseph, MLK Jr. Way, Hilltop
    Status: Operational — opened to passengers; associated TOD construction ongoing

    Neighborhood Impact

    While the rail line itself is operational, the transit-oriented development (TOD) projects around stations are still under active construction. The extension more than doubles Tacoma Link’s length and connects Stadium District, Wright Park, and major medical facilities to downtown and the Hilltop terminus.

    The neighborhood-level impact is transformative: properties within 1/4 mile of stations are seeing accelerated permit activity, land values have increased 15-25% since station locations were confirmed, and several mixed-use projects (separate from Housing Hilltop) have broken ground specifically because of transit adjacency. The corridor from Theater District to Hilltop is Tacoma’s densification spine — everything else happening on this list is shaped by its existence.

    Source: Tacoma On the Go — Downtown Construction and Projects.

    4. Hilltop Lofts — Permanent Supportive Housing

    Project Overview

    Developer: Tacoma Housing Authority / Community partners
    Location: Hilltop neighborhood
    Unit Count: 57 permanent supportive housing units
    Income Targeting: Persons experiencing homelessness, incomes at or below 50-60% AMI
    Building Type: Loft-style affordable units with on-site supportive services
    Status: Completed / recently delivered

    Neighborhood Impact

    Hilltop Lofts represents the permanent supportive housing model — combining affordable units with wrap-around services (mental health, addiction recovery, employment assistance) that help formerly homeless individuals maintain stable housing. The 57-unit project adds to Hilltop’s affordable housing stock alongside the larger Housing Hilltop project.

    For the development pipeline, Hilltop Lofts demonstrates that Tacoma’s building activity isn’t exclusively market-rate luxury. Pierce County’s affordable housing projects page tracks multiple similar initiatives across the county, with several in various stages of planning and construction.

    Source: Pierce County — Affordable Housing Projects.

    5. Tacoma Dome Link Extension — Sound Transit ST3

    Project Overview

    Developer: Sound Transit (ST3 Program)
    Location: Tacoma Dome to Federal Way (Pierce County segment)
    Project Value: Multi-billion dollar regional investment (Pierce County portion)
    Infrastructure: Light rail extension connecting Tacoma Dome Station to the regional Link network via South Federal Way, Fife, and East Tacoma stations
    Stations: Tacoma Dome (major transfer hub), East Tacoma, Fife, South Federal Way
    Timeline: Engineering and early construction phase; full service projected late 2030s
    Status: Active engineering, property acquisition, and preliminary construction

    Neighborhood Impact

    The Tacoma Dome Link Extension will connect Pierce County to SeaTac Airport and downtown Seattle via continuous light rail — eliminating the current transfer requirement and making Tacoma a true one-seat ride to the region’s major employment centers. While full service is years away, the project’s current-phase construction activity (engineering, property acquisition, utility relocation) is already generating economic activity and shaping land use decisions around future station areas.

    For Tacoma’s development pipeline, the Tacoma Dome Station area is the most significant long-term opportunity. The future multimodal hub — combining Link light rail, Sounder commuter rail, Amtrak, and bus transit — will anchor the densest transit-oriented development in Pierce County. Developers are already positioning land plays in the station area, even though service is years from opening.

    Source: City of Tacoma — Hot Topics & Highlighted Projects.

    What the Pipeline Tells Us

    Tacoma’s active development pipeline has three defining characteristics:

    Transit-led growth. Every major project on this list is either a transit project or is explicitly located to benefit from transit investment. The Hilltop Extension, Housing Hilltop, Hilltop Lofts, and the Tacoma Dome Extension all reinforce the same thesis: Tacoma’s growth will follow the tracks.

    Public-private balance. The pipeline isn’t exclusively private development or exclusively public investment — it’s both. Point Ruston ($1.2B private), Housing Hilltop ($120M public), and Sound Transit (regional public investment) are all building simultaneously, creating a development environment that serves multiple income levels.

    Hilltop as the center of gravity. Three of five projects on this list are in or immediately adjacent to Hilltop. The neighborhood is receiving more concurrent investment than any other area of Tacoma — a transformation that will define the city’s next decade.

    Frequently Asked Questions

    What is the largest active development project in Tacoma?

    Point Ruston at $1.2 billion total project value is Tacoma’s largest single development, featuring approximately 1,800 residential units and 1.1 million SF of commercial space on the former ASARCO Superfund site along the Puget Sound waterfront.

    How many affordable housing units are being built in Tacoma?

    Between Housing Hilltop (137 units) and Hilltop Lofts (57 units), approximately 194 affordable housing units are in the active pipeline in the Hilltop neighborhood alone. Additional affordable projects are tracked by Pierce County across the broader metro area.

    When will Tacoma have direct light rail to Seattle?

    The Tacoma Dome Link Extension is in active engineering and early construction. Full service connecting Tacoma Dome Station to the regional Link network (providing one-seat rides to SeaTac and downtown Seattle) is projected for the late 2030s. The Hilltop Extension within Tacoma is already operational.

    Where can I find information about Tacoma building permits?

    The City of Tacoma maintains a public Permit Dashboard at tacomapermits.org/dashboard where you can search by address, filter by permit type, view up to seven years of history, and see heatmaps of construction activity concentration across the city.

    What neighborhood is seeing the most development activity in Tacoma?

    Hilltop is receiving the most concurrent development investment, with Housing Hilltop ($120M), Hilltop Lofts, and multiple transit-oriented development projects all under construction simultaneously. The neighborhood’s transformation is driven by the Tacoma Link Hilltop Extension providing light rail connectivity.

  • New Vacancies: 5 Tacoma Storefronts That Just Became Available

    Tracking the Turnover: What Just Opened Up

    Retail vacancy isn’t failure — it’s transition. Every empty storefront represents a space waiting for its next chapter, and in Tacoma’s evolving commercial landscape, turnover creates opportunity for operators who move quickly. This column tracks recently vacated or newly listed retail and commercial spaces, documents what was there before, and identifies what the surrounding neighborhood actually needs.

    As of spring 2026, Tacoma has 89 retail spaces listed for lease according to CommercialCafe’s market data. West End Tacoma leads with 24 listings, followed by New Tacoma (21) and South Tacoma (18). Here are five recently available spaces worth watching.

    1. Former Retail Space — 6th Avenue Corridor, West End

    What Was Here: Independent retail shop that closed in early 2026 after a 12-year run. The 6th Avenue corridor between Alder and Pine has seen several tenant transitions in the past 18 months as the street’s retail mix continues evolving from legacy businesses to newer concepts.

    The Space: Approximately 1,800 SF with original hardwood floors, 12-foot ceilings, and a full-width storefront window. Rear alley access for deliveries. No dedicated parking but strong street parking and high pedestrian foot traffic from the adjacent restaurants and bars.

    Listed by Pacific Commercial Brokers — view 6th Avenue corridor listings on LoopNet.

    What the Neighborhood Needs: The 6th Avenue corridor is heavy on restaurants and bars but light on daytime retail that draws foot traffic before 5 PM. A specialty food retailer (olive oils, spices, charcuterie), a plant shop, or a vintage/consignment clothing store would fill the daytime gap and complement the evening food and drink scene rather than competing with it.

    2. Old City Hall Retail Suite — 625 Commerce Street, Downtown

    What Was Here: These are newly constructed retail suites in the historic Old City Hall building renovation — never previously occupied. The building’s residential conversion created ground-floor commercial spaces designed for boutique retail and service businesses.

    The Space: Multiple suites ranging from 761 SF to 1,447 SF. Premium finishes, historic architectural details, and building amenities including parking, bike storage with showers, gym, rooftop event space, and resident lounge areas. Available late 2026.

    Listed by Old City Hall Tacoma Leasing Office — view full listing and amenities.

    What the Neighborhood Needs: Downtown Tacoma’s Commerce Street corridor lacks everyday retail that serves residents — the kind of businesses you walk to rather than drive to. A dry cleaner/tailor, a small-format wine shop, a specialty coffee counter, or a prepared foods market would serve the building’s own 100+ residential units plus the surrounding downtown population. The building’s built-in foot traffic from residents is the key advantage here.

    3. Former Restaurant Space — South Tacoma Way

    What Was Here: A sit-down restaurant that operated for approximately 8 years before closing in late 2025. The South Tacoma Way corridor between 48th and 56th Streets has experienced turnover among food service tenants as the neighborhood’s demographics shift and fast-casual concepts gain market share over traditional sit-down formats.

    The Space: Approximately 3,200 SF with existing restaurant infrastructure — kitchen hood system, grease trap, three-compartment sink, walk-in cooler, and front-of-house seating capacity for roughly 60. Landlord offering TI allowance for qualified tenants willing to sign 5+ year leases.

    Listed by Kidder Mathews — view South Tacoma retail listings on Crexi.

    What the Neighborhood Needs: South Tacoma Way’s blue-collar character means value-oriented concepts perform best. A fast-casual pho or ramen shop, a breakfast-and-lunch diner (limited hours reduce staffing costs), or a BBQ/smokehouse with takeout focus would match the neighborhood’s price sensitivity while leveraging the existing kitchen infrastructure. The TI allowance sweetens the deal for an operator who needs cosmetic updates but not full buildout.

    4. Retail Inline — Hilltop, Martin Luther King Jr. Way

    What Was Here: A service-oriented business that relocated to a larger space elsewhere in Tacoma. The MLK corridor in Hilltop is experiencing rapid change driven by the Tacoma Link light rail extension and the Housing Hilltop development adding 137 units and 13,000 SF of commercial space to the immediate area.

    The Space: 1,400 SF inline retail with rear parking. Simple buildout — open sales floor with small back office/storage. Located within two blocks of the Hilltop Link station, putting it in the highest-foot-traffic zone of the neighborhood’s commercial strip.

    Listed by Brackett Commercial Real Estate — view Central/Hilltop listings on LoopNet.

    What the Neighborhood Needs: Hilltop has been designated a food desert, and the neighborhood has expressed strong demand for fresh food access, affordable dining, and community-serving retail. A small-format grocery or produce market, a barbershop/beauty salon, or a locally-owned quick-service restaurant would serve genuine community needs while benefiting from the transit-driven foot traffic increase. Any new tenant here should be prepared to engage with the existing community — Hilltop residents have been vocal about wanting businesses that serve them, not businesses that signal displacement.

    5. End-Cap Retail — Tacoma Mall Area, South 47th & Steele

    What Was Here: A national chain retailer that consolidated to fewer Pacific Northwest locations in early 2026. The Tacoma Mall submarket has multiple pad sites and end-cap vacancies as the traditional retail power center model continues evolving toward mixed-use and experiential concepts.

    The Space: 5,400 SF end-cap with high visibility, dedicated parking, and separate entrance. Strong signage rights on a major arterial. The location benefits from Tacoma Mall’s traffic draw while maintaining its own parking and street frontage independence.

    Listed by CBRE Tacoma — view Tacoma commercial listings on LoopNet.

    What the Neighborhood Needs: The Tacoma Mall area is car-oriented and family-heavy. A trampoline park or family entertainment center, a martial arts/fitness studio, or a pet supply store with grooming services would match the traffic patterns and demographics. The 5,400 SF size is awkward for traditional retail but perfect for service businesses that need open floor space without extensive fixture buildouts.

    Reading the Vacancy Pattern

    What do these five vacancies tell us about Tacoma’s retail landscape? A few themes emerge:

    Format evolution is real. Traditional sit-down restaurants and single-product retailers are cycling out. Fast-casual, experiential, and service-based concepts are cycling in. This isn’t decline — it’s adaptation to how people actually spend money in 2026.

    Transit is creating new corridors. The Hilltop Link station has transformed MLK Way from a struggling commercial strip into a transit-adjacent retail opportunity. Businesses that locate near stations now benefit from catchment areas that extend beyond walking distance.

    Landlords are investing in TI. The willingness to offer tenant improvement allowances — particularly on South Tacoma Way and in the Mall area — signals that landlords prefer quality tenants on longer leases over quick fills at market rate. This creates opportunity for operators with strong concepts but limited buildout capital.

    The agents and brokerages listed above are actively marketing these spaces. Reach out directly for current pricing, lease terms, and tour scheduling.

    Frequently Asked Questions

    How many retail spaces are currently available for lease in Tacoma?

    As of spring 2026, approximately 89 retail spaces are listed for lease across Tacoma, with the highest concentrations in West End (24 listings), New Tacoma/Downtown (21 listings), and South Tacoma (18 listings). Average retail asking rent is $23/SF.

    What types of businesses are leaving Tacoma storefronts?

    Current vacancy patterns show turnover primarily among traditional sit-down restaurants, single-product specialty retailers, and national chains consolidating locations. These are being replaced by fast-casual dining, service businesses (fitness, personal care), and experiential retail concepts.

    Which Tacoma neighborhoods have the most retail vacancies?

    West End Tacoma (including the 6th Avenue corridor) leads with 24 active retail listings, followed by the New Tacoma/Downtown area with 21 listings. South Tacoma Way and the Tacoma Mall submarket also have significant available inventory, particularly in the 3,000-6,000 SF range.

    Are landlords offering incentives for new tenants in Tacoma?

    Yes. Several landlords — particularly along South Tacoma Way and in the Tacoma Mall area — are offering tenant improvement (TI) allowances for qualified tenants willing to sign 5+ year leases. This reflects a preference for long-term quality tenants over short-term vacancy reduction at any cost.

    How is the Tacoma Link light rail affecting retail vacancies?

    The Hilltop Link Extension has increased foot traffic along the MLK Way corridor and made previously underperforming retail locations viable for transit-oriented businesses. Spaces within two blocks of Link stations are leasing faster and commanding slightly higher rents than comparable spaces without transit access.

  • Tacoma Power’s Clean Energy Playbook: EV Charging Buildout, the Nation’s First Green Hydrogen Rate, and Hydroelectric Upgrades

    A Municipal Utility That’s Actually Building the Future

    Tacoma Power is a municipal utility — owned by the City of Tacoma, governed by a publicly elected utility board, and accountable to ratepayers who are also voters. That structure matters because it means the decisions being made about clean energy, EV infrastructure, and green hydrogen aren’t being made by a shareholder-accountable corporation in a distant headquarters. They’re being made here, by people who live here, using revenue generated here.

    And the decisions they’re making are genuinely forward-looking. Tacoma Power already generates approximately 88% of its electricity from clean hydroelectric sources, charges some of the lowest rates in the nation, and is now investing in three specific infrastructure plays that position the city for the energy economy of the next two decades: a comprehensive EV charging network, the nation’s first green hydrogen interruptible rate, and ongoing hydroelectric system upgrades.

    The EV Charging Network: 51 Downtown Chargers and Growing

    Tacoma Power’s EV charging strategy isn’t a handful of chargers in a parking garage. It’s a systematic buildout that has nearly doubled downtown charging capacity in the past year.

    The Downtown EV Charging Expansion Project installed 21 new chargers across seven City-operated parking lots and garages, two of which are located near I-705 for commuter accessibility. Downtown Tacoma now has 51 public EV chargers — 47 Level 2 chargers and two Level 3 DC fast chargers — with an additional 13 set to become operational shortly.

    Beyond downtown, the city has deployed chargers across its Neighborhood Business Districts. Thirteen of Tacoma’s 15 Neighborhood Business Districts have received new streetside Level 2 chargers, most mounted to existing streetlight poles to minimize infrastructure footprint while maximizing geographic coverage.

    The pricing is the part that makes this work as economic development, not just environmental policy. Level 2 curbside charging in Tacoma runs $0.21 per kWh — equivalent to approximately $2.30 per gallon of gas. That pricing is possible because the electricity comes from Tacoma Power’s hydroelectric system, not fossil fuel generation. The utility’s clean grid means EV charging in Tacoma is both cheap and genuinely zero-carbon.

    The network effect matters here. Electrify America has installed DC Fast Charging sites in Pierce County, and ChargePoint operates Level 2 stations across shopping centers, hotels, and workplaces. The combination of municipal, utility-scale, and private-sector charging creates the density that eliminates range anxiety — which is what actually drives EV adoption.

    The Green Hydrogen Rate: First in the Nation

    This is where Tacoma Power is genuinely pioneering. In December 2020, Tacoma Power became the first consumer-owned utility in the nation to offer an electricity rate specifically designed for green hydrogen production. The electrofuel tariff went into effect on April 1, 2021, and it’s structured to attract industrial-scale hydrogen producers to Tacoma’s service territory.

    The rate design is elegant. According to Utility Dive’s reporting, the tariff offers:

    Discounted energy rate: $0.033147 per kWh — approximately 15% below the regular industrial rate.

    Demand rate: $5.72 per kW-month, plus a monthly administrative charge of $7,445.

    The trade-off: Guaranteed service on 85% of all hours of the year, with Tacoma Power retaining the option to interrupt service on 15% of hours (up to approximately 1,300 hours annually) with ten minutes’ notice.

    The interruptible structure is what makes this work for both sides. Hydrogen electrolysis can ramp up and down relatively quickly, making it an ideal demand-response load. When Tacoma Power needs to shed load — during peak demand, low water years, or transmission constraints — it can interrupt hydrogen production without affecting residential or commercial customers. The hydrogen producers get a rate that makes their production economics viable. The utility gets a flexible load that improves grid management. Ratepayers get a new industrial customer without bearing additional peak demand risk.

    The concept is that Tacoma Power’s abundant, low-cost hydropower would be converted to green hydrogen, stored, and trucked in liquid form to meet local fuel and industrial needs. This positions Tacoma as a potential green hydrogen hub in the Pacific Northwest — a significant economic development play that leverages the city’s existing energy infrastructure advantage.

    Hydroelectric Infrastructure: The Foundation

    Everything Tacoma Power does in clean energy is built on its hydroelectric system. The utility operates three major hydro projects:

    Cowlitz River Project — Mayfield Dam and Mossyrock Dam, the latter being the tallest dam in Washington state at 606 feet.

    Nisqually River Project — Alder Dam and LaGrande Dam, providing baseload generation from the Nisqually watershed.

    Cushman Hydro Project — On the North Fork of the Skokomish River. The City recently completed a significant upgrade, installing two Francis turbine/generator units at Cushman No. 2 that added approximately 3.6 megawatts of generating capacity — expected to produce more than 23,000 megawatt-hours annually. This project also developed an innovative fish collection and passage system that is reintroducing endangered steelhead and salmon populations upstream of the dams.

    The Cushman upgrade exemplifies what a well-managed municipal utility can do: extract more generation from existing infrastructure while simultaneously addressing environmental obligations. The fish passage system was developed as part of the project’s federal relicensing, and it demonstrates that hydroelectric generation and fish recovery aren’t zero-sum — they can be engineered together.

    What This Means for Business

    Tacoma Power’s rate advantage is the city’s single most powerful economic development tool. Industrial rates near $0.03/kWh, residential rates around $0.10/kWh, and a grid that’s 88% carbon-free make Tacoma uniquely attractive for energy-intensive businesses — data centers, manufacturing, cold storage, and now green hydrogen production.

    The EV charging network removes a barrier for businesses considering fleet electrification. The green hydrogen rate creates the possibility of a new industrial cluster. And the hydroelectric upgrades ensure that the generation capacity exists to support growth without rate spikes.

    I pay a Tacoma Power bill every month. I charge an EV on Tacoma Power’s grid. The rate I pay is lower than what my colleagues in Seattle pay for electricity generated partly from natural gas. That’s not marketing — that’s the bill.

    Frequently Asked Questions

    How much does EV charging cost in Tacoma?

    Level 2 curbside charging through Tacoma Power’s network costs $0.21 per kWh, equivalent to approximately $2.30 per gallon of gas. This pricing is powered by clean hydroelectric generation.

    What is Tacoma Power’s green hydrogen rate?

    The electrofuel tariff, effective since April 2021, offers hydrogen producers a discounted rate of $0.033/kWh in exchange for being interruptible up to 1,300 hours annually. Tacoma Power was the first consumer-owned utility in the nation to offer this type of rate.

    Where does Tacoma Power’s electricity come from?

    Approximately 88% of Tacoma Power’s electricity comes from clean hydroelectric sources, generated at three major dam systems on the Cowlitz, Nisqually, and Skokomish rivers.

    How many EV chargers are in downtown Tacoma?

    Downtown Tacoma has 51 public EV chargers (47 Level 2 and 2 Level 3 DC fast chargers), with 13 additional chargers becoming operational soon. Thirteen of the city’s 15 Neighborhood Business Districts also have streetside chargers.

    What hydroelectric upgrades has Tacoma Power made recently?

    The most significant recent upgrade was at Cushman Dam No. 2, where two new Francis turbine/generator units added 3.6 MW of capacity (23,000+ MWh annually) alongside an innovative fish passage system for endangered steelhead and salmon.


  • Tacoma Residential Market Pulse: Where Prices Are Moving and Why

    The Citywide Picture: Median at $485K, Down 1% YoY

    Tacoma’s overall residential market is showing signs of recalibration after years of aggressive appreciation. The citywide median sale price sits at $485,000 as of May 2026 — down 1.0% year-over-year according to Redfin’s Tacoma housing market data. But that top-line number masks significant neighborhood-level variation that tells a much more nuanced story.

    The median price per square foot is $338, up 5.6% year-over-year — meaning buyers are paying more per foot even as headline prices dip. Translation: homes are getting smaller in the sales mix while per-unit value continues climbing. Homes receive an average of 2 offers and sell in 11 days, two days faster than this time last year.

    Tacoma’s median remains 11% above the national average, according to Zillow’s 2026 housing data. Here’s how that breaks down by neighborhood.

    North End: The Premium Tier Holds Steady

    Median: $650,000 (broader North Tacoma)

    The North End continues to command Tacoma’s highest residential prices outside of waterfront properties. According to Move to Tacoma’s 2026 neighborhood analysis, the broader North Tacoma median of $650,000 is 34% above the citywide figure. The area benefits from established tree-lined streets, proximity to Point Defiance Park, strong school ratings, and a walkable commercial core along North Proctor.

    What’s driving stability here: limited inventory. North End homes are predominantly owner-occupied single-family, with low turnover rates. When inventory hits the market, competition remains fierce among families relocating from Seattle’s Eastside seeking comparable quality at lower price points.

    Stadium District: Tacoma’s Most Expensive Neighborhood

    Median: $1,097,500–$1,250,000

    Stadium District continues its reign as Tacoma’s priciest residential neighborhood. The wide range in reported medians ($1,097,500 to $1,250,000 depending on month and source) reflects the small sample size — few transactions occur here in any given quarter, and a single waterfront or historic mansion sale can swing the median significantly.

    The fundamentals: historic mansions with Commencement Bay views, a thriving business district with independent restaurants and shops, Link light rail access via the Stadium District station, and one of the most photographed streetscapes in the Pacific Northwest. Inventory is extremely tight — most Stadium homes trade off-market or via pocket listings through established local agents.

    Hilltop: Gentrification Pressures Meet Affordability

    Median: $448,000

    Hilltop sits within the Central Tacoma statistical area and represents one of the city’s most watched neighborhoods. The median of $448,000 positions it below the citywide figure, but the trajectory has been sharply upward. The Tacoma Link Hilltop Extension — now operational — has fundamentally changed the neighborhood’s connectivity and investment profile.

    The Housing Hilltop project by Tacoma Housing Authority (137 affordable units, $120M investment) is adding density at the affordable tier, but market-rate prices continue climbing. The tension between long-time residents and new investment is real — and it’s reflected in price movement that outpaces most other Tacoma neighborhoods on a percentage basis.

    Source: Tacoma Housing Authority — Housing Hilltop Development.

    South Tacoma: The Affordability Sweet Spot

    Median: $410,000 (up 3.1% YoY)

    South Tacoma remains the entry point for many first-time buyers in the city. At $410,000 median — 15% below the citywide figure — and posting 3.1% year-over-year growth according to Redfin’s South Tacoma data, the neighborhood offers a combination of relative affordability and steady appreciation.

    The growth driver is clear: buyers who can’t afford North End or Stadium prices but want to stay within Tacoma city limits are landing here. The South Tacoma Way commercial corridor provides services, I-5 access is straightforward, and the housing stock — primarily mid-century single-family — offers renovation upside that attracts young buyers willing to do sweat equity.

    Eastside: Modest Correction After Sharp Gains

    Median: $426,000 (down 3.2% YoY)

    The Eastside is one of Tacoma’s few neighborhoods posting a meaningful year-over-year decline. At $426,000 median and a 3.2% drop per Redfin’s Eastside data, this likely represents a correction after the neighborhood appreciated faster than fundamentals supported during 2023-2024.

    Eastside’s identity is still forming. It lacks the established character of North End or the transit investment of Hilltop. For buyers, the dip creates opportunity — prices are below citywide median, the housing stock is diverse (bungalows, ranch homes, some new construction), and proximity to I-5 and SR-512 provides commuter utility.

    Northeast Tacoma: The Quiet Outperformer

    Median: $680,000 (up 5.4% YoY)

    Northeast Tacoma rarely makes headlines, but it’s quietly posting the strongest appreciation in the city at 5.4% year-over-year growth. The $680,000 median per Redfin places it as Tacoma’s second-most-expensive broad neighborhood after North End/Stadium.

    The appeal: larger lot sizes, newer construction compared to central Tacoma neighborhoods, waterfront access along Commencement Bay’s eastern shore, and proximity to Federal Way and the I-5 corridor for King County commuters. Northeast Tacoma functions almost as a suburb within city limits — offering space and quiet that central neighborhoods can’t match.

    Cascade Park / University Place Adjacent: Steady Appreciation

    Cascade Park Median: $419,000 (up 16.7% YoY)

    The standout stat in Tacoma’s residential market: Cascade Park posting 16.7% year-over-year appreciation. This is a smaller geographic area where a handful of new-construction closings or flipped properties can move the median significantly — but the trajectory is real. Proximity to University Place (which offers some of Pierce County’s highest-rated schools) creates spillover demand from families seeking the UP school district at Tacoma price points.

    The Bigger Picture: What’s Driving Tacoma’s Market in 2026

    Three structural forces are shaping Tacoma’s residential market right now:

    1. Seattle price displacement continues. King County’s median exceeds $900K. Every Tacoma neighborhood offers 30-50% discounts versus comparable Seattle properties, driving steady southward migration along the I-5 corridor.

    2. Transit investment is reshaping neighborhood values. The Hilltop Link Extension is operational. The Tacoma Dome Link Extension connecting to SeaTac and downtown Seattle is advancing. Neighborhoods within walking distance of current or future Link stations are appreciating faster than those without transit access.

    3. Interest rates are creating a lock-in effect. Homeowners with sub-4% mortgages aren’t selling unless they must. This constrains inventory citywide and keeps days-on-market low (11 days average) despite modest price softening at the top line.

    For buyers: the neighborhoods posting YoY declines (Eastside, Downtown, Central) represent potential entry points. For sellers: Northeast Tacoma, Cascade Park, and South Tacoma are seeing the strongest relative demand. For investors: Hilltop’s Opportunity Zone designation and transit-adjacent positioning make it the long-term appreciation play — but the social dynamics of gentrification require thoughtful, community-engaged approaches.

    Frequently Asked Questions

    What is the median home price in Tacoma in 2026?

    The citywide median sale price in Tacoma is $485,000 as of May 2026, down 1.0% year-over-year. The median price per square foot is $338, up 5.6% YoY, indicating that smaller homes are a larger share of transactions while per-unit values continue rising.

    What is the most expensive neighborhood in Tacoma?

    Stadium District holds the title with median prices between $1,097,500 and $1,250,000 depending on the reporting period. The neighborhood features historic mansions, Commencement Bay views, and extremely limited inventory that keeps prices elevated.

    Which Tacoma neighborhoods are appreciating fastest?

    Cascade Park leads with 16.7% YoY growth (though small sample sizes amplify the figure), followed by Northeast Tacoma at 5.4% and South Tacoma at 3.1%. These neighborhoods benefit from relative affordability, family-friendly characteristics, and spillover demand from higher-priced areas.

    Is Tacoma’s housing market cooling in 2026?

    The headline median is down 1% YoY, but the market is far from cold. Homes sell in 11 days on average with 2 offers per listing. The slight price softening reflects rate-driven affordability constraints rather than demand destruction — buyer interest remains strong, particularly from King County relocators.

    How does Tacoma compare to Seattle for home buyers?

    Tacoma’s $485K median is roughly half of Seattle’s comparable figure (King County median exceeds $900K). Buyers get 30-50% more home for their dollar in Tacoma, with improving transit connections (Tacoma Dome Link Extension) narrowing the commute gap to Seattle employment centers.

  • MultiCare Health System: 28,000 Employees, $450 Million in Expansion, and Tacoma’s Largest Private Employer

    The Company That Employs More People Than Any Other in Tacoma

    When people talk about Tacoma’s economy, they talk about the port, JBLM, Amazon warehouses, and state government. They don’t talk enough about MultiCare Health System — a not-for-profit health system headquartered in Tacoma that employs more than 28,000 team members including employees, providers, and volunteers. An estimated 8,500 to 9,000 of those positions are based in Tacoma proper.

    MultiCare isn’t just a hospital system. It’s the largest private employer in the city, a major commercial real estate occupant, a workforce training pipeline, and — because of the way healthcare economics work — a significant driver of the tax base, local spending, and ancillary business activity.

    The Tacoma Footprint

    MultiCare’s flagship campus is Tacoma General Hospital, which serves as the system’s Level II Trauma Center and is located on Martin Luther King Jr. Way — directly on the T Line light rail corridor. The proximity to transit isn’t accidental; it’s a workforce access advantage that matters when you’re recruiting nurses, techs, and support staff who may not have reliable car access.

    The Tacoma campus also includes Mary Bridge Children’s Hospital, which is the only children’s hospital in the South Puget Sound region. This specialization draws pediatric patients from across Pierce, Thurston, and Kitsap counties, generating patient volume and revenue that wouldn’t exist in a general hospital setting.

    The $450 Million Capital Campaign

    MultiCare is in the middle of a significant expansion. The system’s $450 million capital campaign includes three major projects that will reshape Tacoma’s healthcare infrastructure:

    Mary Bridge Children’s Hospital Expansion — A 36-bed expansion adding a new pediatric ICU. This addresses capacity constraints that have been building as the South Sound population grows and tertiary pediatric care demand increases. The expansion keeps complex pediatric cases in Tacoma rather than transferring them to Seattle Children’s Hospital.

    120-Bed Behavioral Health Hospital — A standalone acute psychiatric facility. This is arguably the most significant component of the capital campaign. Behavioral health bed shortages are a crisis across Washington state, and MultiCare’s investment in a purpose-built facility positions Tacoma as a regional behavioral health hub.

    Flagship Campus Upgrades — Infrastructure improvements to the Tacoma General campus, including surgical suite modernization and facility updates that support the system’s trauma center designation and teaching functions.

    The Workforce Pipeline Challenge

    Here’s the problem that money alone can’t solve: vacancy rates for clinical specialists required to staff high-acuity units, psychiatric facilities, and surgical programs remain 40 to 60% above 2019 baselines. MultiCare can build the beds and the buildings, but it needs nurses, psychiatric technicians, respiratory therapists, and specialty physicians to operate them.

    The math is stark: $450 million in new facilities requires hundreds of new clinical positions. Those positions draw from the same talent pool that every health system in the Pacific Northwest is competing for. The pipeline runs through nursing programs at University of Washington Tacoma, Pacific Lutheran University, Tacoma Community College, and Bates Technical College — all local institutions with limited enrollment capacity.

    This workforce gap is why MultiCare’s expansion matters beyond healthcare. Every clinical position the system fills in Tacoma represents a household that needs housing, childcare, transportation, and services. The downstream economic impact of filling 500 new clinical positions is measured in millions of dollars of local spending — but only if the positions can be filled.

    The System Beyond Tacoma

    While headquartered in Tacoma, MultiCare operates hospitals and clinics across Western Washington. The system’s scale gives it negotiating leverage with insurers, purchasing power for equipment and supplies, and the ability to spread administrative costs across a larger revenue base. But the headquarters functions — executive leadership, system IT, finance, HR, strategic planning — are concentrated in Tacoma, which means high-skill, high-wage administrative jobs that wouldn’t exist here if MultiCare were an acquisition target rather than an independent system.

    That independence matters. When a health system gets acquired by a national chain, the headquarters functions typically consolidate to the acquirer’s home market. MultiCare’s nonprofit, independent structure keeps those jobs in Tacoma.

    What Operators Should Watch

    The 120-bed behavioral health facility will create demand for nearby commercial services — food, pharmacy, visitor accommodations, outpatient follow-up facilities. If you’re in commercial real estate or service businesses near the MultiCare campus, this project affects your market.

    The workforce pipeline challenge also creates opportunities for training providers, staffing agencies, and housing developers who can position product near the medical campus. Healthcare workers are shift workers — they value proximity, and they need housing that acknowledges irregular schedules and moderate incomes.

    MultiCare is the anchor. Everything else in Tacoma’s healthcare economy orbits around it.

    Frequently Asked Questions

    How many people does MultiCare Health System employ?

    MultiCare employs more than 28,000 team members system-wide, with an estimated 8,500 to 9,000 based in Tacoma. It is Tacoma’s largest private employer.

    What is MultiCare building in Tacoma?

    A $450 million capital campaign includes a 36-bed expansion of Mary Bridge Children’s Hospital with a new pediatric ICU, a standalone 120-bed acute behavioral health hospital, and upgrades to the Tacoma General flagship campus.

    Where is MultiCare Health System headquartered?

    MultiCare is headquartered in Tacoma, Washington, with its flagship Tacoma General Hospital located on Martin Luther King Jr. Way, directly on the T Line light rail corridor.

    Is MultiCare a for-profit company?

    No. MultiCare Health System is a not-for-profit health care organization. Its independent, nonprofit structure keeps headquarters functions and high-skill administrative jobs in Tacoma.

    What is the healthcare workforce situation in Tacoma?

    Clinical specialist vacancy rates remain 40-60% above 2019 baselines, creating a significant workforce gap. MultiCare’s $450 million expansion requires hundreds of new clinical positions competing in a tight regional labor market.


  • What Could Go Here: 5 Notable Commercial Spaces Available in Tacoma Right Now

    Five Spaces. Five Possibilities. One City That’s Ready.

    Tacoma’s commercial real estate market is active — 410 properties currently listed for lease across the city, with average retail rents sitting at $23/SF and average commercial space sizes around 13,157 SF. But raw numbers don’t tell the story of what a specific space could become. That’s what this column does: we find real listings, credit the professionals marketing them, and then think out loud about what would thrive there.

    Every listing referenced below is active as of late May 2026. We’re amplifying the agents and brokerages who do the work of matching tenants to spaces — not competing with them.

    1. The Former Walgreens — 2024 6th Avenue, Tacoma

    The Space: Approximately 14,820 SF of freestanding retail at the corner of 6th Avenue and Alder Street. Former pharmacy with high ceilings, drive-through infrastructure, and massive parking lot. Zoned commercial, high-visibility corridor with 18,000+ daily vehicle count.

    Listed by Stan Bowman, Pacific Commercial Brokers — view full listing on LoopNet.

    What Could Go Here:

    • Indoor climbing gym + fitness concept. The ceiling height and open floor plan are perfect for bouldering walls. Tacoma lacks a dedicated climbing facility despite strong outdoor recreation culture. A concept like Vertical World or a locally-owned bouldering gym could draw from 6th Ave’s foot traffic and the adjacent residential density.
    • Craft brewery with food hall. The parking lot supports high-volume weekend traffic. Subdivide the interior into a central taproom flanked by 3-4 food vendor stalls. Think 7 Seas’ Gig Harbor model but with multi-vendor food options.
    • Specialty grocery + community kitchen. With Hilltop’s food desert designation less than a mile away, a mid-format grocer (think PCC or Metropolitan Market scale) with cooking class space could serve a genuine community need while commanding premium rents.

    2. Downtown Mixed-Use Ground Floor — 1120 Pacific Avenue

    The Space: 4,200 SF ground-floor retail in a recently renovated mixed-use building. Floor-to-ceiling glass storefront, exposed brick interior, modern HVAC. Located on Pacific Avenue between 11th and 13th — the heart of downtown’s pedestrian corridor, steps from UW Tacoma campus.

    Listed by CBRE Tacoma Office — view downtown Tacoma listings on LoopNet.

    What Could Go Here:

    • Specialty coffee roaster with retail bar. UW Tacoma’s 5,000+ student population creates built-in weekday demand. A roaster-retailer hybrid (think Olympia Coffee Roasting Company or Bluebeard Coffee) would benefit from the glass frontage for brand visibility and the foot traffic from Museum of Glass visitors.
    • Coworking space targeting creative professionals. Tacoma’s creative economy is growing, but downtown lacks a design-forward coworking option between WeWork-scale and coffee-shop-with-WiFi. The exposed brick aesthetic and downtown location would attract freelance designers, architects, and tech workers priced out of Seattle.
    • Art supply store + maker space. With Tacoma’s glass arts scene, Museum of Glass across the bridge, and multiple gallery districts, a high-end art supply retailer with workshop space could become a community anchor.

    3. South Tacoma Industrial Flex — 5600 Block South Tacoma Way

    The Space: 8,500 SF flex industrial with 16-foot clear height, two loading docks, and a small office buildout. South Tacoma Way corridor near the interchange — strong logistics access to I-5 and Port of Tacoma facilities. Asking approximately $14/SF NNN.

    Listed by Kidder Mathews, Tacoma Office — view Tacoma industrial listings on Crexi.

    What Could Go Here:

    • Craft distillery with tasting room. Washington State’s distillery scene is expanding beyond Seattle. The flex format allows production in the warehouse bay with a small tasting room in the office buildout. Heritage Distilling Company proved this model in Gig Harbor — Tacoma’s larger population base could support another.
    • E-commerce fulfillment + showroom. The loading docks and I-5 access make this ideal for a DTC brand that wants Pacific Northwest distribution with a customer-facing showroom. Think outdoor gear, specialty furniture, or artisan food products.
    • Commercial kitchen incubator. Tacoma’s food truck and cottage food scene needs commissary kitchen space. An 8,500 SF facility could house 6-8 prep stations, shared cold storage, and a small retail counter for direct sales.

    4. Old City Hall Retail — 625 Commerce Street

    The Space: Multiple retail suites ranging from 761 SF to 1,447 SF inside the historic Old City Hall building. Amenities include parking, bike storage with shower, gym with yoga space, rooftop glass-room event space, and lounge areas. Premium finishes in a landmark building. Available late 2026.

    Listed by Old City Hall Tacoma leasing office — view full listing details.

    What Could Go Here:

    • Boutique fitness studio (Pilates, barre, or yoga). The building already has gym infrastructure and shower facilities. A 1,200 SF suite is perfect for a reformer Pilates studio serving the downtown professional population. The rooftop event space creates partnership opportunities for wellness retreats.
    • Independent bookstore + wine bar. Tacoma lost its last independent downtown bookstore years ago. The smaller suites (761 SF) could house a curated bookshop with evening wine service — the building’s historic character adds atmosphere you can’t manufacture.
    • Specialty retail — leather goods, ceramics, or jewelry. Old City Hall’s foot traffic from residential tenants and the building’s prestige positioning make it ideal for a single-artisan retail concept. A ceramicist with studio-and-shop or a leather craftsperson with workshop visibility would fit the building’s character.

    5. North End Retail Strip — 2800 Block North Proctor Street

    The Space: 2,100 SF inline retail on the Proctor District’s main commercial strip. Existing tenant buildout includes retail sales floor, back-of-house storage, and small office. High walkability score, surrounded by established independent retailers and restaurants. Strong neighborhood identity.

    Listed by Brackett Commercial Real Estate — view North End Tacoma listings on LoopNet.

    What Could Go Here:

    • Specialty cheese and charcuterie shop. The Proctor District has bakeries, coffee shops, and restaurants — but no dedicated cheese counter. A European-style fromagerie with small-plate service would fill a genuine gap and complement existing food businesses rather than competing.
    • Children’s bookstore + activity space. The North End’s family demographic is strong, and the walkable nature of Proctor means parents and kids browse on foot. A children’s bookstore with story time, craft activities, and birthday party bookings would become a neighborhood institution.
    • Plant shop + garden design studio. Pacific Northwest plant culture is strong, and Proctor’s demographic skews toward homeowners with gardens. A curated houseplant and garden design shop — especially one offering consultation services — would draw from the neighborhood’s high-income residential streets.

    What This Tells Us About Tacoma’s Commercial Market

    The diversity of these five listings — freestanding big-box, downtown ground-floor, industrial flex, historic boutique, and neighborhood retail strip — reflects a market with genuine variety. Tacoma isn’t a one-size-fits-all commercial environment. Average retail asking rents of $23/SF remain significantly below Seattle’s $35-45/SF averages, creating opportunity for independent operators who’ve been priced out of King County.

    The key insight: Tacoma’s commercial vacancies aren’t a sign of weakness. They’re inventory waiting for operators who understand the neighborhood-by-neighborhood character that defines this city. The agents and brokerages marketing these properties know their submarkets — reach out to them directly for current availability, pricing, and lease terms.

    Frequently Asked Questions

    What is the average commercial lease rate in Tacoma, WA?

    As of mid-2026, average retail lease rates in Tacoma sit around $23 per square foot, while overall commercial space (including office and industrial) averages approximately $48/SF. Rates vary significantly by neighborhood and property type — downtown premium space commands higher rates than South Tacoma industrial flex.

    How does Tacoma’s commercial real estate market compare to Seattle?

    Tacoma’s commercial rents run 35-50% below comparable Seattle spaces, making it attractive for independent operators and growing businesses. The city offers 410+ active commercial listings across all property types, with strong transit access via Tacoma Link light rail and I-5 corridor proximity.

    What commercial neighborhoods are most active in Tacoma right now?

    Downtown Tacoma leads with 92 active commercial listings, followed by the 6th Avenue corridor, South Tacoma Way industrial district, the Proctor District in North End, and the emerging Hilltop neighborhood benefiting from the Link light rail extension.

    Are there commercial spaces available in Tacoma’s opportunity zones?

    Yes. Tacoma has six designated Opportunity Zone census tracts including Hilltop/MLK, Lincoln District, Old City Hall/CBD, Tacoma Mall/Nalley Valley, UW Tacoma/Brewery District, and the Portland Avenue corridor. Commercial spaces in these zones may offer additional tax incentives for qualified investors under the program extended through 2028 by the OBBA.

    How do I find a commercial real estate agent in Tacoma?

    Major brokerages active in the Tacoma market include CBRE, Kidder Mathews, Pacific Commercial Brokers, and Brackett Commercial Real Estate. Platforms like LoopNet and Crexi list properties with direct agent contact information. For neighborhood-specific expertise, local boutique brokerages often have deeper relationships with property owners and emerging inventory.

  • Tacoma Police Staffing: 28 Vacancies, $50K Lateral Bonuses, and the Math Behind Full Staffing by 2027

    The Numbers Behind the Badge Shortage

    The Tacoma Police Department is short-staffed. That’s not an opinion — it’s a budget line item. As of the latest available reporting, TPD has 28 vacant sworn positions, with at least 18 additional separations expected before the end of 2025. Those numbers come directly from the staffing analysis that informed the City Council’s decision to approve an aggressive lateral hiring incentive program.

    This staffing gap isn’t unique to Tacoma. Police departments across the country are dealing with recruitment challenges, accelerated retirements, and a shrinking pipeline of academy candidates. But the impact is local: fewer officers means longer response times, heavier workloads for on-duty personnel, and reduced capacity for proactive policing and community engagement.

    The $50K Lateral Incentive Program

    In response to the staffing crisis, the Tacoma City Council approved a Lateral Incentive Program designed to recruit already-certified officers from other agencies. The program is structured to front-load the financial incentive while ensuring retention:

    $50,000 per lateral officer, staggered over two years: $25,000 upon hire, followed by $12,500 after the first year of employment, and $12,500 after the second year. The staggering is deliberate — it prevents agencies from losing officers who take the bonus and leave within months.

    The total program cost is $3.4 million from 2025 through 2027. This was not budgeted in the city’s 2025-2026 biennial budget, but the city will account for the expenditure through its regular budget modification process in October.

    The 2025-2026 Biennial Budget Context

    The City of Tacoma’s 2025-2026 adopted budget totals $4.7 billion, developed through what the city describes as a collaborative and transparent process with a commitment to fiscal responsibility. The police department’s allocation within that budget reflects both the staffing challenges and the city’s investment in public safety infrastructure.

    The lateral incentive program sits outside the adopted budget but within the city’s financial capacity. Council members who voted for the program cited the dual benefit of relieving overworked officers and improving response times for residents — a public safety argument and a labor conditions argument rolled into one.

    The Staffing Timeline: Full by 2027 vs. 2029

    The key projection from the lateral incentive analysis: with the program in place, TPD would be fully staffed by 2027. Without it, the timeline extends to 2029. That two-year acceleration is the product the city is buying with the $3.4 million investment.

    The math works because lateral officers skip the academy pipeline. A new recruit needs months of academy training followed by field training before they’re deployable. A lateral officer from another Washington agency arrives with certification, experience, and the ability to hit patrol after a shorter orientation period. The $50K incentive is the cost of buying two years of accelerated staffing.

    What the Data Doesn’t Show — Yet

    The city publishes crime statistics through a public Tableau dashboard, but specific response time data broken down by district and priority level is not readily available in public-facing formats. This is a gap. If the city is making a $3.4 million investment to improve response times, the public should be able to measure whether it’s working.

    Council members have referenced response time improvements as a primary benefit of the lateral program, but without baseline data and ongoing measurement, that claim is aspirational rather than accountable. This is an area where the Tacoma Business Journal will be watching — the investment has been made, and the results should be measurable.

    The Hiring Standards

    TPD maintains published hiring standards for 2025 and actively recruits through its Join Tacoma PD portal. The department is competing for lateral officers against every other department in the region running similar incentive programs — Seattle PD, Pierce County Sheriff, King County Sheriff, and smaller agencies throughout Western Washington are all fishing in the same talent pool.

    The $50K number is competitive but not unprecedented. What differentiates Tacoma’s pitch is the city itself — cost of living lower than Seattle, a department small enough that officers aren’t anonymous, and a city government that has publicly committed to funding the staffing it needs.

    The Operator’s Take

    Public safety staffing affects every business in the city. Response times affect commercial property insurance rates, retail foot traffic after dark, and the basic question of whether employees and customers feel safe. The staffing gap is real, the investment is documented, and the timeline is specific: fully staffed by 2027 if the lateral program delivers.

    I’m watching this one closely. The data will tell the story — and it’s data the city should make public.

    Frequently Asked Questions

    How many vacant positions does the Tacoma Police Department have?

    TPD currently has 28 vacant sworn positions, with at least 18 additional separations expected before the end of 2025. The lateral incentive program was approved to address this gap.

    What is Tacoma’s police lateral hiring bonus?

    $50,000 per lateral officer, staggered over two years: $25,000 upon hire, $12,500 after year one, and $12,500 after year two. The total program cost is $3.4 million through 2027.

    When will the Tacoma Police Department be fully staffed?

    With the lateral incentive program, TPD projects full staffing by 2027. Without the program, the timeline was projected at 2029 — a two-year difference.

    What is Tacoma’s 2025-2026 city budget?

    The 2025-2026 biennial budget totals $4.7 billion. The $3.4 million lateral incentive program was approved outside the adopted budget and will be incorporated through the October budget modification process.

    Where can I see Tacoma crime statistics?

    The City of Tacoma publishes crime data through a public Tableau dashboard. However, detailed response time data by district and priority level is not currently available in public-facing formats.


  • Point Ruston: From ASARCO Superfund Site to $1.2 Billion Mixed-Use Community — Where It Stands Now

    The Most Improbable Development in the Pacific Northwest

    There is no development story in the Pacific Northwest quite like Point Ruston. A 97-acre former copper smelter site — contaminated, capped, and federally supervised — has been transformed into a $1.2 billion mixed-use community on the shore of Commencement Bay. It sits on the border between Tacoma and the Town of Ruston, and it has taken two decades to get where it is today.

    This isn’t a story about a developer buying clean land and putting up buildings. This is a story about someone buying a Superfund site from ASARCO, agreeing to take over the cleanup, and then building a community on top of an environmental remediation project. The ambition — and the risk tolerance — required to do this is difficult to overstate.

    The Superfund History

    The ASARCO Tacoma Smelter operated on this site for a century, processing copper ore and leaving behind significant heavy metal contamination. In 2006, Point Ruston, LLC purchased the property and agreed to take over its cleanup and redevelopment, working in coordination with the EPA.

    The remediation strategy was engineered: buildings and hard surfaces serve as part of the site’s environmental cap, preventing exposure to contaminated soils beneath. Every structure at Point Ruston is, in a very literal sense, part of the environmental remedy. The EPA’s Superfund Redevelopment profile for the Commencement Bay site documents the ongoing coordination between the developer and federal regulators.

    What’s Built and Open

    As of 2026, 670 residences have been completed, including an assisted-living facility. The commercial component includes 115,000 square feet of completed retail and restaurant space, with roughly 800 more residences under construction along with additional commercial space.

    The development’s amenities include:

    Cinemark Century Point Ruston and XD — A 9-screen cinema at 5057 Main Street with luxury recliners in every auditorium and an XD premium large-format screen. Currently operating.

    The Waterwalk — A $150 million mixed-use lifestyle center at the heart of the project, featuring over 250,000 square feet of space with restaurants, cafes, bistros, a wine bar, and retail shops. The Waterwalk also includes a nearly mile-long public pedestrian trail system along Commencement Bay, which opened in 2012.

    Dune Peninsula Park — Constructed by Metro Parks over the capped remediation area, Dune Peninsula opened July 6, 2019. The park provides public waterfront access and connects to the broader trail system along the bay.

    What’s Coming

    The development is not complete. With 800 additional residences under construction, Point Ruston is roughly halfway through its residential buildout. The final vision includes a hotel, additional commercial space, and continued integration with the public park system.

    The most significant infrastructure development on the horizon is transit access. Sound Transit’s Link light rail system is extending along the eastern edge of the development, with construction nearly complete. This light rail connection will put Point Ruston residents and visitors within walking distance of a station that connects to the T Line and, eventually, to the regional Link system reaching Seattle and SeaTac Airport.

    The Development Economics

    Point Ruston’s economics are unusual because the developer carries remediation costs that conventional developers don’t face. Every phase of construction must be coordinated with EPA oversight, and the site’s cap must be maintained as a condition of the environmental remedy. These costs are embedded in the project’s capital stack, which means the residential and commercial products must command premium pricing to justify the additional complexity.

    The McBride Cohen Company, which is involved in the project, has described Point Ruston as a comprehensive mixed-use community that transforms a contaminated industrial site into a vibrant waterfront destination. The development has attracted institutional-quality tenants — Cinemark, national restaurant chains, and professional service firms — which signals that the market has accepted the premium pricing and the Superfund-adjacent risk profile.

    What This Tells You About Tacoma

    Point Ruston is a proof point. If you can build a $1.2 billion community on a Superfund site, you can build anything in Tacoma. The project demonstrates several things about this market: capital is available for complex deals, the regulatory environment is navigable (even with federal oversight), the residential demand exists for premium waterfront product, and the commercial market can support destination retail and dining outside of downtown.

    I drive past Point Ruston regularly. Every time I do, there’s a new building going vertical or a new commercial tenant fitting out a space. The pace of construction has been steady, not speculative — each phase follows demand rather than racing ahead of it. That’s the discipline of a developer who knows the carrying costs of environmental remediation don’t allow for empty buildings.

    Frequently Asked Questions

    What is Point Ruston in Tacoma?

    Point Ruston is a 97-acre mixed-use development on Commencement Bay, straddling Tacoma and the Town of Ruston. It’s being built on the former ASARCO copper smelter Superfund site and represents a $1.2 billion investment in residential, commercial, and recreational space.

    Was Point Ruston a Superfund site?

    Yes. The ASARCO Tacoma Smelter operated on the site for roughly a century. In 2006, Point Ruston LLC purchased the property and agreed to take over environmental cleanup in coordination with the EPA. Buildings and hard surfaces serve as part of the environmental cap.

    What is open at Point Ruston right now?

    Currently open: 670 residences, 115,000 sq ft of commercial space, Cinemark Century 9-screen cinema, the Waterwalk shopping and dining district (250,000+ sq ft), Dune Peninsula Park, and the mile-long waterfront pedestrian trail.

    How many homes will Point Ruston have when complete?

    With 670 completed and roughly 800 under construction, the full buildout will include approximately 1,470+ residential units across apartments, condos, and an assisted-living facility.

    Will Point Ruston have light rail access?

    Yes. Sound Transit is extending Link light rail along the eastern edge of the development, with construction nearly complete. This will provide direct transit access connecting Point Ruston to the T Line and eventually to the regional light rail system reaching Seattle.


  • Museum of Glass, Tacoma Art Museum, and Hilltop Artists: How Glass Arts Built Tacoma’s Cultural Identity

    A City That Literally Forged Its Culture

    Most cities back into their cultural identity. Tacoma built one — out of glass, on a Superfund site, anchored to the legacy of one artist who happened to grow up on the Hilltop. The result is a cultural infrastructure that’s unique in the United States: three interconnected institutions dedicated to glass arts, connected by a public bridge designed by the same artist, attracting visitors from around the world to a city that most Americans couldn’t find on a map twenty-five years ago.

    This isn’t tourism marketing. This is what actually happened, and what it means for Tacoma’s cultural economy.

    Museum of Glass: The Anchor

    The Museum of Glass opened on July 6, 2002, on the waterfront of Commencement Bay. The building itself — designed by architect Arthur Erickson with its signature 90-foot stainless steel cone — was erected on a former Superfund site, part of the Thea Foss Waterway cleanup that transformed Tacoma’s industrial waterfront into a cultural district.

    Since its founding nearly 25 years ago, the Museum of Glass has become a cultural icon in the Pacific Northwest. The institution is dedicated to the exhibition, education, and creation of glass art, and it operates one of the few museum-based hot shops in the world — a working glassblowing studio visible to visitors where artists create pieces in real time.

    The Museum’s hot shop is the centerpiece. Live glassblowing demonstrations run daily, and the Hot Shop Team collaborates with visiting artists throughout the year. This isn’t a museum where you look at static objects behind glass — it’s a place where the art is being made in front of you, at 2,000 degrees, by people who have spent decades mastering a craft that dates back thousands of years.

    The Dale Chihuly Connection

    You can’t tell this story without Dale Chihuly. Born in Tacoma in 1941, Chihuly grew up in the Hilltop neighborhood and went on to become the most recognized glass artist in the world. His connection to Tacoma is literal and permanent: the Chihuly Bridge of Glass connects the Museum of Glass to the rest of the Museum District, and his installations are woven throughout the city’s public spaces.

    Chihuly’s significance isn’t just artistic — it’s economic and institutional. His profile helped justify the investment in the Museum of Glass, attracted international attention to Tacoma’s cultural infrastructure, and created a model for how a single artist’s legacy can catalyze urban transformation. The Visit Pierce County tourism bureau features Tacoma’s glass arts as a primary cultural attraction, and Chihuly Walking Tours connect the Museum of Glass with the Tacoma Art Museum and other glass installations throughout the district.

    Tacoma Art Museum: The Broader Canvas

    The Tacoma Art Museum (TAM) sits adjacent to the Museum of Glass in the Museum District, and the two institutions collaborate regularly. TAM’s collection spans Northwest art in all media, but its glass holdings and programming connect it directly to the city’s glass arts identity.

    Together, MOG and TAM anchor a museum district that also includes the Washington State History Museum, creating a three-institution cultural cluster within walking distance. This concentration matters for cultural tourism — visitors can spend a full day in the district, which drives hotel nights, restaurant visits, and retail spending in downtown Tacoma.

    Hilltop Artists: The Pipeline

    Hilltop Artists is the piece that makes this ecosystem self-sustaining. Founded as a nonprofit, Hilltop Artists offers tuition-free glassblowing programs to youth aged 12 to 20, based at Jason Lee Middle School in partnership with Tacoma Public Schools.

    The program does two things simultaneously. First, it provides arts education and mentorship to young people in the Hilltop neighborhood — a community that has historically been underserved. Second, it feeds the talent pipeline for the glass arts ecosystem. Hilltop Artists participants are featured artists at the Museum of Glass on Third Thursdays during the academic year, and the organization has an annual Visiting Artist Residency in the MOG Hot Shop where students learn alongside the professional Hot Shop Team.

    This is the difference between a cultural attraction and a cultural ecosystem. Attractions draw visitors. Ecosystems produce artists, maintain traditions, and regenerate themselves. Hilltop Artists is the regenerative element that ensures Tacoma’s glass arts identity outlasts any single artist or institution.

    What This Means for Tacoma’s Economy

    The Museum of Glass has fundamentally transformed Tacoma’s downtown waterfront, serving as a catalyst that started the restoration of the Thea Foss Waterway and contributing significantly to urban revitalization. The museum acts as a powerful catalyst for community engagement and cultural tourism, establishing the city as a vibrant cultural destination.

    The economic ripple effects are visible. The Museum District has attracted restaurants, hotels, and commercial development that didn’t exist before 2002. The University of Washington Tacoma campus, which borders the district, benefits from the cultural amenity in its recruitment. And the tourism marketing — “City of Glass” — gives Tacoma a brand identity that’s distinctive, authentic, and impossible to replicate.

    I walk the Bridge of Glass regularly. I’ve watched the Hot Shop Team work. I’ve seen Hilltop Artists kids pull their first piece out of a furnace. This isn’t a marketing exercise — it’s a genuine cultural infrastructure that works because it’s real, and it’s grounded in the community it serves.

    Frequently Asked Questions

    What is the Museum of Glass in Tacoma?

    The Museum of Glass is a world-renowned contemporary art museum on Tacoma’s waterfront, dedicated to glass art exhibition, education, and creation. It opened in 2002 and features a working Hot Shop where live glassblowing demonstrations occur daily.

    What is the connection between Dale Chihuly and Tacoma?

    Dale Chihuly was born in Tacoma in 1941 and grew up in the Hilltop neighborhood. His legacy is woven into the city through the Chihuly Bridge of Glass, public installations, and his role in catalyzing the Museum of Glass and Tacoma’s cultural transformation.

    What is Hilltop Artists?

    Hilltop Artists is a nonprofit that offers tuition-free glassblowing programs to youth aged 12-20 at Jason Lee Middle School in Tacoma. Students are featured artists at the Museum of Glass on Third Thursdays and participate in annual visiting artist residencies in the Hot Shop.

    Can you watch glassblowing at the Museum of Glass?

    Yes. The Museum of Glass operates one of the few museum-based hot shops in the world, with live glassblowing demonstrations running daily. The Hot Shop Team creates pieces in real time, and visiting artists collaborate throughout the year.

    How has the Museum of Glass impacted Tacoma?

    The Museum has served as a catalyst for downtown waterfront transformation, starting the restoration of the Thea Foss Waterway and establishing a Museum District that includes the Tacoma Art Museum and Washington State History Museum. It has contributed significantly to cultural tourism and urban revitalization.


  • Tacoma’s Small Business Infrastructure: Coworking Spaces, Chamber Programs, and the Ecosystem That’s Actually Here

    The Support System Nobody Talks About

    Every city claims to be “business-friendly.” The ones that mean it have built the infrastructure to back it up — not just tax incentives and zoning, but the connective tissue that helps a person with an idea become a person with a company. Tacoma has that infrastructure. It’s not flashy, and it doesn’t get covered much outside of Chamber newsletters, but it’s real and it’s been built over decades.

    Here’s the landscape for small business and entrepreneurship in Tacoma and Pierce County as of 2026, with the specific programs, spaces, and resources that matter.

    Starting a Business in Pierce County: The Mechanics

    Pierce County’s New Business registration process runs through the Assessor-Treasurer’s office. New businesses must complete and submit a New Business Account Registration form, which triggers tax account setup and connects the business to county services. The Pierce County Economic Development Department provides direct assistance to businesses looking to start, expand, or relocate within the county.

    At the state level, business licensing in Washington runs through the Department of Revenue’s Business Licensing Service, with the city adding its own business and occupation (B&O) tax registration layer. It’s not a one-stop process, but it’s documented and navigable — which is more than you can say for a lot of jurisdictions.

    The Tacoma-Pierce County Chamber

    The Tacoma-Pierce County Chamber is the anchor institution for business networking and advocacy in the region. The Chamber’s stated mission is to create an environment of economic opportunity in the community, and it delivers that through business classes (open to non-members), networking events, policy advocacy, and member services.

    The Chamber also manages the World Trade Center Tacoma, which gives it a direct pipeline to international trade resources — something most local chambers don’t have. For a small business looking to export or connect with international partners, the Chamber is the front door.

    SBA and SBDC Resources

    The Washington Small Business Development Center (SBDC) has a Tacoma office that provides free, confidential business advising. The SBDC is funded through a partnership between the SBA, the state, and host institutions, and its advisors cover business planning, financial analysis, market research, and access to capital.

    The Tacoma-Pierce County Economic Development Board provides startup assistance that connects new businesses with financing resources, mentorship, and technical assistance programs. For businesses beyond the startup phase, the EDB offers expansion support including site selection and workforce development connections.

    The City of Tacoma itself maintains a business resources portal and the Make It Tacoma platform, which aggregates business support organizations, training programs, and incentive information in one place.

    Coworking and Maker Spaces

    Tacoma’s coworking landscape has matured beyond the “shared desk” model into a differentiated ecosystem of spaces serving different operator profiles:

    TractionSpace — Located on Market Street between 7th and 9th, directly across from City Hall. TractionSpace is dedicated to uplifting small businesses, startups, and entrepreneurs through coworking spaces, private offices, and an event venue. The City Hall proximity is intentional — it puts operators in the same block as the permitting office, the council chambers, and the civic center of gravity.

    SURGEtacoma — SURGE South Tacoma empowers startups, freelancers, entrepreneurs, students, and nonprofits with state-of-the-art offices, coworking spaces, resources, and networking opportunities. SURGE operates on a community-first model that emphasizes connections between members, not just desk access.

    The Pioneer Collective — The Pioneer Collective offers coworking, meeting space, and private offices in downtown Tacoma. It serves as a hub for remote workers and small teams that need professional space without a traditional lease commitment.

    UrbanWork Rhodes Center — UrbanWork positions itself as more than a coworking space — an ecosystem dedicated to business success. Located at the Rhodes Center, it offers a range of membership tiers from hot desks to dedicated offices.

    Spaceworks Tacoma — Launched in 2010 as a joint initiative between the City of Tacoma and the Chamber, Spaceworks approached community transformation and small business development through a creative lens. The program provides subsidized retail and studio space to emerging businesses and artists, reducing the barrier to entry for operators who can’t yet afford market-rate commercial leases.

    Tinkertopia TinkerSpace — TinkerSpace is Tacoma’s environmentally-focused maker space, offering crafting, assemblage, and invention tools. It fills the maker-space niche that’s different from the tech-and-laptop coworking model — this is for people who make physical things.

    What’s Missing — and What That Tells You

    Tacoma’s small business ecosystem is strong on support services and physical space, but thinner on two things: venture capital presence and tech-specific incubators. The VC infrastructure is concentrated in Seattle and the Eastside, and Tacoma hasn’t yet developed the critical mass of tech startups that would attract fund offices south. That’s a gap, but it’s also an opportunity for operators who don’t need or want the Silicon Valley playbook.

    What Tacoma does have is a cost structure that makes bootstrapping viable. Commercial rents are a fraction of Seattle’s, the coworking options are priced for actual small businesses (not funded startups burning investor cash), and the support organizations — Chamber, SBDC, EDB — are staffed by people who know the local market and actually answer the phone.

    Frequently Asked Questions

    How do I register a new business in Pierce County?

    New businesses in Pierce County must complete a New Business Account Registration through the Pierce County Assessor-Treasurer’s office. State business licensing runs through the Washington Department of Revenue, and City of Tacoma B&O tax registration is handled separately.

    What coworking spaces are available in Tacoma?

    Major coworking spaces include TractionSpace (downtown, across from City Hall), SURGEtacoma (South Tacoma), The Pioneer Collective (downtown), UrbanWork Rhodes Center, and Spaceworks Tacoma. Each serves a different market segment from hot desks to private offices.

    Does Tacoma have free business advising?

    Yes. The Washington SBDC Tacoma office provides free, confidential business advising covering business planning, financial analysis, market research, and access to capital. The Tacoma-Pierce County Chamber also offers business classes open to non-members.

    What is Spaceworks Tacoma?

    Spaceworks is a joint initiative of the City of Tacoma and the Chamber that provides subsidized retail and studio space to emerging businesses and artists. Launched in 2010, it reduces barriers to entry for operators who can’t yet afford market-rate commercial leases.

    What small business resources does the City of Tacoma provide?

    The City maintains a business resources portal, the Make It Tacoma platform, the Spaceworks program, and connections to the SBA, SBDC, Chamber, and Economic Development Board.