What is the Best Neighborhoods USA ranking for Twin Lakes?
Twin Lakes is ranked #3 of 14 eligible neighborhoods in Federal Way; #194 of 533 eligible neighborhoods in WA; and #6,842 of 14,967 eligible neighborhoods in the United States.
Neighborhood Profile
Twin Lakes
Federal Way, WA | King County
Scored premium profile
Best Neighborhoods USA Index
52.2
Stability and Strength
62.9
Value Opportunity
56.9
Momentum
28.4
Score note: Rankings show denominators so users always see the size of the eligible cohort.
| Context | Value |
|---|---|
| Location | Federal Way, WA |
| County | King County |
| National rank | #6,842 of 14,967 |
| State rank | #194 of 533 |
| City rank | #3 of 14 |
| County rank | #105 of 287 |
| National percentile | 54.3 |
| National band | MIDDLE_50_PERCENT |
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Housing and local fundamentals
| Housing and market metrics | Value |
|---|---|
| Current Zillow home value | $613,701 |
| Year-over-year home value change | -2.0% |
| Month-over-month home value change | -0.04% |
| Home value to income ratio | 5.50 |
| Median household income | $111,674 |
| Bachelor's degree or higher | 36.0% |
| Civilian unemployment rate | 3.7% |
| Homeownership rate | 71.3% |
| Housing vacancy rate | 3.7% |
| Rent burden 30% or higher | 50.4% |
How to read this profile
- Ranks are always shown with denominators.
- Momentum reflects both year-over-year and month-over-month housing change.
- Stability and Strength and Value Opportunity are governed composite scores.
- Identity composition is descriptive intelligence and is not a scoring component.
Questions and Answers
Questions About Living in Twin Lakes
Is Twin Lakes one of the best neighborhoods in Federal Way?
Twin Lakes has a Best Neighborhoods USA Index of 52.2 and a city ranking of #3 of 14 eligible neighborhoods in Federal Way.
How much are homes worth in Twin Lakes?
The current Zillow Home Value Index for Twin Lakes is approximately $613,701.
Are home values rising or falling in Twin Lakes?
Zillow neighborhood values changed -2.0% year over year and -0.04% month over month.
What is the Neighborhood Momentum Score for Twin Lakes?
Twin Lakes has a Neighborhood Momentum Score of 28.4. Momentum is 70% year-over-year and 30% month-over-month Zillow housing change.
What is the median household income in Twin Lakes?
The NDS-derived neighborhood median household income is approximately $111,674.
How affordable is Twin Lakes relative to household income?
The current Zillow home-value-to-household-income ratio is 5.50. Price-to-income affordability is a major Value Opportunity input.
Is Twin Lakes primarily homeowners or renters?
The NDS-derived homeownership rate is approximately 71.3%.
What is the unemployment rate in Twin Lakes?
The NDS-derived civilian unemployment rate is approximately 3.7%.
How educated are residents of Twin Lakes?
Approximately 36.0% of residents age 25 and older are estimated to have a bachelor's degree or higher.
What share of renters in Twin Lakes face high rent burden?
Approximately 50.4% of the applicable renter-household universe is estimated to spend 30% or more of household income on gross rent.
How does Best Neighborhoods USA score Twin Lakes?
The overall index combines 40% Stability and Strength, 35% Value Opportunity, and 25% Momentum. Race, ethnicity, and identity composition are not scoring components.
Governed ranking context
How this neighborhood ranks
HMDA Mortgage Intelligence
Neighborhood Mortgage Market
Modeled neighborhood-level mortgage activity allocated from governed HMDA tract data using Zillow neighborhood geometry. These neighborhood values are nonadditive and do not enter the Best Neighborhoods USA Index.
Activity year2024
Estimated applications619
Estimated originations340
Home-purchase applications242
Origination rate55.0%
Home-purchase share39.1%
Average application loan$337,311
Total application loan amount$208,919,734
National application rank#394 of 14,874 rankable neighborhoods
Geometry coverage100.0%
Recent trend: Applications 6.7% YoY; originations 6.8% YoY
Mortgage methodology
HMDA is natively reported at tract and other lender-reporting geographies, not Zillow neighborhood or ZIP geography. This module uses the certified NDS HMDA-to-Zillow tract-vintage crosswalk and area-weighted allocation. Rankings require governed geometry coverage. Applicant demographics are excluded. Neighborhood values may overlap and must not be summed to reconstruct ZIP or national totals.