Critical Areas / Wetlands
Select properties near marine bluffs and wetland buffers require additional due diligence in disclosures.
Expert Real Estate for Federal Way, WA.
Federal Way buyers and sellers move between Twin Lakes, West Campus, and Lakota with sharply different price bands and buyer profiles. We model each cluster independently.
Currently serving 7 active projects in the Federal Way metro area.
Service Area · South King
Municipal Compliance
Selling in Federal Way means knowing the city.
Federal Way's building code, overlay districts, and review processes shape what we can — and can't — promise on a listing's timeline. We do that homework before the For-Sale sign goes up, not after the inspection report drops.
City of Federal Way Community DevelopmentShort-Term Rental & Rental Compliance
Rental-use and occupancy rules are reviewed pre-list in investor-heavy pockets.
Suburban Realities
Larger lots. Real constraints.
Suburban Federal Way listings carry their own underwriting reality — septic, well, HOA, and lot-line dynamics that show up at inspection if they aren't addressed first.
Lot Sizes
0.14 – 0.30 acres across most single-family neighborhoods.
HOA / CC&Rs
HOA resale packages are common in planned communities and must be timed carefully.
Local Infrastructure
We coordinate directly with Lakehaven Water & Sewer District & Puget Sound Energy so listings move on schedule.
Lakehaven Utility Coordination
Utility-side notes and side-sewer documentation are pulled early to avoid escrow delays.
Schools & Local Resources
Everything a Federal Way buyer looks up before they call.
School boundaries, library access, and property records shape how a Federal Way home shows and how it appraises. We link directly to the source so buyers and sellers can verify everything themselves — no secondhand summaries.
Neighborhood Directory
Inside Federal Way.
Every Federal Way neighborhood has its own pricing band, buyer profile, and prep playbook. We treat them that way.
98003 · 98023
Twin Lakes
Twin Lakes is part of our Federal Way service footprint with neighborhood-specific pricing and prep strategy.
98003 · 98023
West Campus
Federal Way's West Campus is the inland trail-and-park pocket west of I-5 — Celebration Park access, greenbelt-buffered plats, and school-route convenience where micro-neighborhood comps beat any citywide average.
Explore West Campus98023
Lakota
Federal Way's Lakota is the west-side park-and-school pocket in ZIP 98023 — Lakota Park, Adelaide and Lakota Middle pathways, mid-century stock, and Sound-edge access where street-level comps beat any citywide average.
Explore Lakota98003 · 98023
Dash Point
Dash Point is part of our Federal Way service footprint with neighborhood-specific pricing and prep strategy.
98003 · 98023
Redondo
Redondo is part of our Federal Way service footprint with neighborhood-specific pricing and prep strategy.
For Sale Now
Homes for sale in Federal Way
Active
$619,950
32125 27th Avenue SW
Federal Way, WA, 98023
Service Area: Federal Way4 bd2.25 ba2,400 sqft
Single Family Residence
Listed by Renaissance Real Estate LLC
MLS# NWM2578199View →
Listing provided by NWMLS as distributed by MLS Grid
Active
$1,300,000
148 S 295th Place S
Federal Way, WA, 98003
Service Area: Federal Way4 bd2.5 ba2,980 sqft
Single Family Residence
Listed by Windermere RE South Sound, Inc
MLS# NWM2576940View →
Listing provided by NWMLS as distributed by MLS Grid
Active
$749,000
33511 38th Ave S
Federal Way, WA, 98001
Service Area: Federal Way4 bd4.5 ba3,259 sqft
Single Family Residence
Listed by Skyline Properties, Inc.
MLS# NWM2574021View →
Listing provided by NWMLS as distributed by MLS Grid
Active
$3,450
4627 Sw 328th place
Federal Way, WA, 98023
Service Area: Federal Way3 bd2.5 ba2,150 sqft
Rental
Listed by Best Choice Network LLC
MLS# NWM2578823View →
Listing provided by NWMLS as distributed by MLS Grid
Active
$235,000
408 S 323rd Street #L5
Federal Way, WA, 98003
Service Area: Federal Way2 bd1 ba773 sqft
Condominium
Listed by Better Properties Soundview
MLS# NWM2577921View →
Listing provided by NWMLS as distributed by MLS Grid
Active
$525,000
28705 14th Avenue S
Federal Way, WA, 98003
Service Area: Federal Way2 bd1.5 ba1,250 sqft
Single Family Residence
Listed by eXp Realty
MLS# NWM2570652View →
Listing provided by NWMLS as distributed by MLS Grid
Success Stories
What our clients are saying.
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
“Onsite did a great job with selling our house. Our house was on the market 4 times and felt like it wouldn't sell until Andre came and got the job done. Handled the stress of moving & selling with ease & was a pleasure to work with.”
David R.
Pierce County
“Andre did an outstanding job of selling our home in Eatonville Washington. He was very professional. I had to leave the area but he handled all the details very well and worked with the buyer to get all requirements completed.”
Paul B.
Pierce County
“I had the pleasure of working with Onsite for selling & closing on my house and couldn't be more impressed with their exceptional service. They are attentive & showed great care in every aspect of the transaction and made the sale for us!”
Jason P.
Pierce County
“Onsite and Andre have been so patient and willing to go above and beyond in getting my house sold! I interviewed a number of potential agents to represent me during this process and Andre stood out from the crowd.”
Laura R.
Pierce County
“Andre is a fantastic advocate and negotiator on behalf of his clients. His ability to find ways to reach their goals is outstanding and everyone would be fortunate to have him representing them in achieving their goals!”
April J.
Pierce County
“Onsite Real Estate did a fantastic job of selling our home! I would highly recommend them for your next real estate sale or purchase. Highly motivated professionals who get the job done. Thank you Onsite!”
Larry A.
Pierce County
Local Context
Discover Federal Way
Explore Federal Way's top attractions & local gems
- Twin LakesTwin Lakes is one of Federal Way's best-known residential clusters — established streets, lake-adjacent living, and a buyer pool that often compares this pocket against West Campus and Lakota rather than a citywide average.
- Dash Point State ParkDash Point State Park anchors the waterfront edge of Federal Way with beach access, trails, and camping. It is a lifestyle draw for households prioritizing Sound views and outdoor routines near home.
- Redondo WaterfrontRedondo's pier and waterfront pocket give Federal Way a distinct marine-edge identity. Buyers here weigh views and recreation against bluff, wetland, and critical-area diligence that inland plats may not face.
- Federal Way Public SchoolsFederal Way Public Schools serve Twin Lakes, West Campus, Lakota, and the Dash Point/Redondo waterfront. Confirm attendance boundaries by address — neighborhood names alone are not a substitute for the district map.
- King County Library System — Federal WayKCLS branches across Federal Way support everyday reading, study space, and family programs — a practical amenity for suburban households balancing school and work routines.
- Lakehaven Water & Sewer DistrictLakehaven is the primary water and sewer utility for most Federal Way homes. Side-sewer documentation and utility notes belong early in the transaction timeline to avoid escrow delays.
- City of Federal Way Community DevelopmentCommunity Development handles permits, inspections, and planning review — including critical-area questions near bluffs and wetlands, plus rental-compliance checks in investor-heavy pockets.
- West CampusWest Campus is Federal Way's inland trail-and-park cluster — Celebration Park access, greenbelt-buffered streets, and a buyer pool that often compares this pocket against Twin Lakes and Lakota rather than a citywide average. See the dedicated West Campus spoke for micro-comps, school pathways, and suburban logistics.
- LakotaLakota is Federal Way's west-side park-and-school cluster — Lakota Park, Adelaide / Lakota Middle pathways, and a buyer pool that often compares this pocket against Twin Lakes and West Campus rather than a citywide average. See the dedicated Lakota spoke for micro-comps, school pathways, and suburban logistics.
Local living & community
Federal Way sits in south King County across ZIPs 98003 and 98023, with distinct pockets in Twin Lakes, West Campus, Lakota, Dash Point, and Redondo. Buyers comparing Federal Way homes for sale usually sort by cluster — waterfront edge versus inland plats — while checking Federal Way Public Schools boundaries, Lakehaven Water & Sewer District service, and planning context through City of Federal Way Community Development. Everyday resources include King County Library System branches, Puget Sound Energy, and parcel records from the King County Assessor.
Cross-shopping often expands to Tacoma, Kent, Auburn, and Milton when buyers weigh commute, schools, and housing style. OnSite Real Estate Group helps households match the right Federal Way pocket — and the diligence that goes with bluffs, wetlands, and rental rules — so the next move fits daily life.
Local Guide
Buying, Selling, and Living in Federal Way, WA
What buying, selling, and living in Federal Way really involves — Twin Lakes, West Campus, Lakota, Dash Point, and Redondo, King County practicalities, critical-area diligence, and how Federal Way cross-shops against Tacoma, Kent, Auburn, and Milton.
Federal Way sits in south King County across ZIPs 98003 and 98023, with sharply different pockets in Twin Lakes, West Campus, Lakota, Dash Point, and Redondo. Buyers comparing Federal Way homes for sale often cross-shop Tacoma, Kent, Auburn, and Milton while underwriting each Federal Way cluster on its own comps. City of Federal Way Community Development is the practical starting point for permits, inspections, and planning review.
Twin Lakes draws households who want established residential streets and lake-adjacent living without leaving the city. West Campus and Lakota typically emphasize inland or west-side plats, park and trail corridors, school-route convenience, and a more suburban street pattern. Dash Point and Redondo sit on the Sound edge — views and waterfront recreation come with marine-bluff and critical-area diligence that inland lots may not face. Treat those clusters as separate products when pricing or writing an offer.
Land-use diligence matters near the water and wetland edges. Select properties near marine bluffs and wetland buffers require extra disclosure review through Community Development and county environmental mapping before a seller markets an addition, ADU, or yard expansion that will not clear critical-area rules. Investor-heavy or tenant-occupied pockets should also confirm short-term rental and occupancy compliance before listing or closing — rental rules are a Federal Way transaction input, not a soft footnote.
Utilities are usually straightforward. Lakehaven Water & Sewer District is the primary water and sewer provider; pull side-sewer documentation and utility notes early so escrow is not waiting on records. Electric and natural gas commonly come from Puget Sound Energy. For taxes, lot details, and assessed value, use the King County Assessor.
Schools are a frequent family filter. Federal Way Public Schools cover Twin Lakes, West Campus, Lakota, and the Dash Point/Redondo waterfront. Confirm attendance boundaries by address rather than assuming a ZIP or neighborhood name equals a campus. Everyday community resources include King County Library System branches across the city.
Commute patterns usually run on I-5 and SR-99 toward Tacoma, SeaTac, and south King job centers, with local arterials tying Twin Lakes and West Campus to shopping and school routes. Waterfront pockets add recreation access at Dash Point State Park and the Redondo pier — lifestyle perks that still need to be balanced against showing logistics, parking, and seasonal weather on the bluff.
Active and sold context typically runs through NWMLS — compare Twin Lakes to Twin Lakes, Redondo to Redondo, rather than one Federal Way average. HOA resale packages are common in planned communities and should be timed carefully so buyers receive clear dues and CC&R information with the offer package.
Living in Federal Way is about matching the right cluster — Twin Lakes, West Campus, Lakota, Dash Point, or Redondo — to schools, utilities, and the commute you will actually drive. Whether you are selling a long-held Twin Lakes home or buying near the waterfront with critical-area questions, André and Cindie Bohall at OnSite Real Estate Group focus on pocket-level comps, Lakehaven documentation, and King County diligence so decisions match everyday reality. When you are ready, browse Federal Way homes for sale or start a conversation with our team.
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