Moving to Tumwater, WA
Your 2026 Brewery Heritage Guide
Where brewing history meets natural beauty. Tumwater offers the perfect blend of historic charm, scenic Deschutes River waterfalls, affordable family-friendly neighborhoods, and direct access to Washington's state capital.
Quick Answer
Tumwater is ideal for: Families seeking affordable South Puget Sound living, state employees wanting suburban comfort near Olympia, outdoor enthusiasts who love waterfalls and river trails, and anyone who appreciates Pacific Northwest brewing heritage. Expect excellent schools, safe neighborhoods, and easy I-5 access.
Discover Tumwater's Brewery Heritage
From historic breweries to stunning waterfalls and natural beauty
Why Tumwater, Washington?
Tumwater offers a unique blend of Pacific Northwest history, natural beauty, and modern suburban living. As the birthplace of Olympia Beer, one of the region's most iconic breweries, the city proudly celebrates its brewing heritage while embracing growth and family-friendly development.
Located directly south of Washington's state capital, Tumwater provides affordable housing at around $450,000 median - significantly below Seattle metro prices - while offering immediate access to government employment, excellent schools in the Tumwater School District, and stunning natural attractions like the Deschutes River waterfalls.
The city's strategic I-5 location makes commuting convenient, whether you work in Olympia (5 minutes), Joint Base Lewis-McChord (20 minutes), or even Tacoma (30 minutes). For families, Tumwater delivers safe neighborhoods, top-rated schools, abundant parks, and a genuine sense of community.
Tumwater at a Glance
Cost of Living Comparison
Tumwater vs. nearby South Puget Sound cities
Median Home Prices
Monthly Rent (1-Bedroom)
Affordability Advantage
Tumwater offers approximately 40% lower housing costs than Seattle while maintaining excellent proximity to state capital employment, top schools, and I-5 corridor access. It's one of the most affordable family-friendly cities in the South Puget Sound region.
Best Neighborhoods in Tumwater
Family-friendly communities with excellent schools and amenities
Capitol Heights
FAMILY FAVORITENewer development with modern homes, excellent Tumwater School District schools, parks, and family-friendly atmosphere. Close to shopping and I-5 access.
New Market
ESTABLISHEDCentral Tumwater location with established homes, mature trees, and convenient access to downtown Olympia, breweries, and Tumwater Falls Park.
Tumwater Hill
HISTORICHistoric area near the original Olympia Brewery site, offering walkability to downtown Tumwater, brewery district, and river trails. Character homes with history.
Littlerock
RURALSouthwest Tumwater area with larger lots, rural feel, and more space. Ideal for those wanting acreage while maintaining proximity to Olympia amenities.
Tumwater School District
Top-rated schools serving Tumwater families
Tumwater School District
Serving ~6,000 students with excellence
Elementary Schools
- Michael T. Simmons Elementary (8/10)
- East Olympia Elementary
- Littlerock Elementary
Secondary Schools
- Tumwater Middle School (7/10)
- Tumwater High School (8/10)
- Strong athletics & arts programs
Pros and Cons of Living in Tumwater
What to expect when moving to this historic South Puget Sound city
Advantages
- Affordable Housing: Median home prices around $450K - significantly below Seattle metro costs
- State Capital Proximity: 5-minute drive to downtown Olympia for government jobs and amenities
- Brewery Heritage: Historic Olympia Beer legacy with tours, museums, and craft brewery culture
- Natural Beauty: Stunning Tumwater Falls, Deschutes River trails, and park systems
- Excellent Schools: Top-rated Tumwater School District with strong academics
- Family-Friendly: Safe neighborhoods, parks, and genuine community atmosphere
- I-5 Access: Easy freeway commuting to Tacoma, Seattle, or JBLM
- Lower Traffic: Suburban pace without major metro congestion
Considerations
- Small City Size: Limited nightlife and entertainment compared to Seattle or Tacoma
- Weather: Pacific Northwest rain and grey skies ~6 months/year (but less than Seattle)
- Limited Transit: Car required for most activities; minimal public transportation
- Restaurant Scene: Fewer dining options than larger metro areas (but Olympia is close)
- Job Market: Primarily government/education focused; limited private sector diversity
- I-5 Commute: Seattle commute (1 hour+) can be taxing for daily travel
- Airport Distance: 1 hour to Sea-Tac International Airport
- Suburban Pace: May feel too quiet for those who prefer urban energy
Location & Commute Times
Strategic South Puget Sound position with excellent I-5 access
| Destination | Distance | Drive Time | Notes |
|---|---|---|---|
| Downtown Olympia | 3 miles | 5-8 minutes | State capital, government jobs |
| Joint Base Lewis-McChord | 18 miles | 20-25 minutes | Major military installation |
| Lacey, WA | 8 miles | 12-15 minutes | Shopping, retail hub |
| Tacoma | 35 miles | 30-40 minutes | I-5 corridor access |
| Seattle | 65 miles | 60-75 minutes | Traffic dependent |
| Sea-Tac Airport | 55 miles | 55-70 minutes | International flights |
| Mount Rainier National Park | 75 miles | 90 minutes | Outdoor recreation |
| Pacific Ocean Beaches | 50 miles | 60 minutes | Westport, Ocean Shores |
Employment Access
Tumwater residents have immediate access to state government jobs in Olympia, military employment at JBLM, healthcare positions in the South Puget Sound region, and education roles throughout Thurston County.
I-5 Corridor Benefits
Direct I-5 access puts Tumwater within easy reach of the entire Pacific Northwest. Weekend trips to Seattle, Portland, Vancouver BC, or the Washington coast are all straightforward day trips.
Frequently Asked Questions
Everything you need to know about moving to Tumwater
Yes, Tumwater offers excellent quality of life with historic brewery heritage, scenic Deschutes River waterfalls, affordable housing around $450K median, top-rated Tumwater School District, and immediate access to state capital amenities. It's perfect for families, state employees, and those seeking suburban comfort near Olympia with a genuine sense of community and Pacific Northwest charm.
Tumwater is famous as the original home of Olympia Beer, one of the Pacific Northwest's most iconic breweries founded in 1896. The historic brewery building still stands as a landmark. The city is also known for the stunning Tumwater Falls on the Deschutes River, which powered the original brewery. Today, Tumwater celebrates its brewing heritage while serving as the southern gateway to Washington's state capital.
Tumwater's median home price is approximately $450,000, making it one of the most affordable cities in the South Puget Sound region with access to state capital employment. This is about 40% lower than Seattle metro prices ($850K+) and competitive with nearby Olympia. Rental prices average $1,400-$1,700/month for a one-bedroom apartment, providing excellent value for families and professionals.
Top Tumwater neighborhoods include Capitol Heights (newer homes, excellent schools, family-friendly), New Market (established community, central location, mature trees), Tumwater Hill (historic area near brewery district, walkable downtown), and Littlerock (rural feel, larger lots, more acreage). Each offers unique character while maintaining access to top-rated schools and I-5 corridor convenience.
Tumwater borders Olympia directly to the south, with downtown Olympia just 5 minutes away via I-5 or local roads. This makes state government employment extremely accessible. Seattle is approximately 65 miles north, about 1 hour drive via I-5 in normal traffic (longer during rush hour). Tacoma is 30-40 minutes north, and Joint Base Lewis-McChord is just 20 minutes away.
The Tumwater School District serves approximately 6,000 students and is highly regarded with an average rating of 8/10. Tumwater High School maintains strong academics, athletics, and arts programs with an 89% graduation rate. Elementary schools like Michael T. Simmons Elementary receive excellent parent reviews. The district maintains an 18:1 student-teacher ratio and is a major draw for families choosing Tumwater.
The historic Olympia Brewery building still stands as a landmark in Tumwater and is visible from I-5. While the original brewery ceased operations, the site has been redeveloped and portions are used for events and tours. Tumwater celebrates its brewery heritage through the Tumwater Historical Park, brewery district development, and local craft breweries that honor the tradition. Tumwater Falls Park, which powered the original brewery, is open year-round for visitors.
Ready to Move to Tumwater?
Let Next Phase Moving handle your relocation to this historic brewery town. We're the South Puget Sound's trusted moving experts, serving Tumwater, Olympia, and the entire region with professionalism and care.
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