Every home we sell in Pierce County carries a record. Some of those records carry the fingerprints of exclusion — restrictive covenants, redlining, and practices that shaped who got to build generational wealth through housing and who didn't. Understanding that history is part of the job.
It's a working knowledge of the system we operate inside of. Every buyer we help, every listing we take — it all runs on a foundation that was, for decades, deliberately unequal. The work today is to understand that foundation clearly enough to represent our clients well and to not repeat it.
The UW Racial Restrictive Covenants Project documented more than 5,400 properties in Pierce County whose deeds once barred non-white and sometimes non-Christian buyers. In 1970 — six years after the Civil Rights Act and two years after the Fair Housing Act — Pierce County was still 93% white. That wasn't an accident. It was the residue of half a century of legal and customary exclusion.
A "sundown town" was a community where Black residents were unofficially banned — enforced not by signs or statutes, but by real estate agents who wouldn't show property, by neighborhoods that met arrivals with harassment, and by the real threat of violence after dark. James Loewen's research, extended by the UW Racial Restrictive Covenants Project, documents that many parts of Pierce County were effectively sundown towns well into the 1970s.
The UW project mapped suspected sundown communities using 1970 census household data. The color key is blunt on purpose:
Kennewick (Eastern WA) is the most notorious case. In Pierce County the pattern is quieter, more widespread, and harder to point at — exactly what makes it worth knowing.
Per HistoryLink and the UW research, exclusion here ran on three rails:
The 1970 map isn't ancient history — it's the parents and grandparents of people buying and selling right now. When a Black family tells you a specific part of Puyallup, South Hill, or the foothills "doesn't feel right," they're not being paranoid. They're often reading a real pattern their family remembers. Your job isn't to argue with that read — it's to show them everything they qualify for, represent their interests hard, and let them draw their own lines.
Open the WA sundown towns mapTacoma didn't have "Whites Only" signs. It had something quieter and, in some ways, harder to name. HistoryLink documents a layered system: covenants on new subdivisions, redlined HOLC maps drawn in 1937, and agents who knew how to steer without saying anything out loud.
"Segregation-lite, just as deadly but refined for the Northwest palette." — Harold Moss, Tacoma's first Black mayor, recalling his 1950s home search
One covenant from the Narrowmoor Addition in Tacoma's West End reads: "No part or parcel of land … shall be rented or leased to or used or occupied, in whole or in part, by any person of African or Asiatic descent, nor by any person not of the white or Caucasian race, other than domestic servants."
That language isn't ancient. It's still sitting in the deed record. It still gets handed to buyers in CC&R packets. Silence on it is a choice.
In 1953, Harold Moss tried to buy a lot in Moorlands. The seller hung up when Moss confirmed he was Black. Moss purchased through a friend who could "pass as white." Banks in Tacoma and Seattle then denied him the construction loan — despite his VA qualification — until a Portland bank finally said yes.
It took two years. Moss later became Tacoma's first Black mayor.
When Tacoma's City Council passed an open-housing ordinance 7-2 in 1963, the local Board of Realtors (along with home builders and apartment owners) led the successful referendum campaign to kill it. Voters rejected the ordinance 3-to-1. The industry's advocacy has changed. Knowing where it came from is part of telling the story honestly.
You don't need to memorize all of it. You do need to know the shape of it — because it's the shape of the homeownership gap that exists in Pierce County today.
Homeownership is how most American families build wealth. When a group is excluded from that system for 50+ years, the gap compounds — and closing it takes more than the original exclusion ever did to create it.
NAR's April 2026 analysis (Nadia Evangelou) measured how long it takes a median household to save for a down payment in 180+ U.S. markets — using actual loan-to-value ratios, actual median incomes, and a 15%-of-income savings rate. The spread from fastest to slowest market is over a decade. That's a decade of rent payments, a decade of lost equity accumulation, a decade of the wealth clock ticking in one direction instead of the other.
Pierce County sits roughly in the middle of that spread — not the brutal 12-15 year coastal California markets, but meaningfully above the 2-3 year Midwest markets. That middle position is exactly where first-time-buyer storytelling matters. We're not unaffordable and we're not a bargain — we're a place where saving the down payment is real work that takes real planning.
Evangelou's framing lands the point: seven extra years of saving for a down payment = seven lost years of equity accumulation. Now layer that onto households whose grandparents were locked out in the 1950s, whose parents were locked out by redlining through the 70s. The "down payment clock" for them started late and has been running slower ever since.
Spokane Historical's reporting on the East Central neighborhood is a useful reminder that redlining's legacy isn't abstract. It shows up in tree canopy, heat exposure, and who gets the quiet, shaded streets — 80+ years after the maps were drawn.
HOLC appraisers graded Spokane block by block in 1938. East Central — the neighborhood with the city's largest Black population — got a red "D" ("hazardous"). The appraiser's note, preserved in the federal record, wasn't a dog whistle. It was the entire mechanism, written down:
Red-graded neighborhoods couldn't get insured mortgages. Owners couldn't refinance. Landlords rented instead of sold. Between 1928 and 1955, hundreds of Spokane deeds carried racially restrictive covenants specifying "no persons other than the white race" — sometimes covering entire subdivisions. Black Spokanites funneled into East Central had almost nowhere else to go. When Interstate 90 was punched through the city in the 1950s and 60s, it ran directly through the neighborhood's most established Black blocks — Liberty Park lost 18 of its 21 acres to the corridor.
The Fair Housing Act (1968) banned the practices. The shape of the city — who lived where, who owned, who rented — was already set. Research by Julianna Amante (Spokane Historical) and the EWU symposium The Legacy of Redlining in Spokane traces how every lever of that original system still registers on the map today.
The pattern repeats: red-shaded neighborhoods got freeways carved through them, got disinvestment, got uninsurable properties that were rented rather than owned, got stripped of the trees that rental landlords wouldn't pay to maintain. Today those same neighborhoods run hotter in the summer and have less shade. This is what "lingering effects" literally looks like.
This isn't a secret buried somewhere. NAR published it on their own site. Their Fair Housing Action Plan — ACT! (Accountability, Culture change, Training) — includes a direct acknowledgment of the association's former support for restrictive covenants.
"Restrictions imposed by private contract are now in nationwide use in the protection of residential districts against deterioration of character." — National Association of Real Estate Boards newsletter, 1926 (NAR's own archives)
"Seventy-five years after Shelley v. Kraemer, REALTORS® are a driving political force in their communities to redress harm and support a more equitable future." — NAR, "Truth and Reconciliation," 2023
NAR passed its first formal equal-opportunity policy in 1972 — four years after the Fair Housing Act. In 2020 it launched ACT!. It now actively supports the Mapping Housing Discrimination Act federally and helped champion Washington's Covenant Homeownership Program at the state level.
Fair Housing Month isn't compliance theater. The association we belong to spent decades on the wrong side of this, changed course, and is asking every agent to know the history and carry the conversation forward. In Pierce County, we have particularly good tools to do that — the UW project, the Pierce County modification form, the WA Covenant program. Use them.
Everything on this page — the 1926 NAREB newsletter, the HOLC maps, 5,400+ covenant parcels, the 1964 referendum, the Mother's Day Disturbance — produced a measurable outcome. In the most recent Census data, 70% of White Pierce County families own their home. For Black Pierce County families, the number is 38%. That's the 32-point gap that still sits under every transaction we write.
At every income tier the gap persists. A Black family earning six figures in Pierce County is still less likely to own their home than a White family earning half as much. That's not a household-finance story. That's a history story.
From 1990 to 2020, Black Pierce County families lost homeownership while every other racial group in the county either stabilized or gained. Black households are more likely to lose title and enter the rental market — the opposite trajectory of wealth-building that homeownership is supposed to produce.
Analysis of 2020 Tacoma-specific mortgage data found Black, Hispanic, and other minority applicants were up to 14% less likely to obtain mortgage financing than White applicants with similar financial profiles. The covenants are unenforceable. The outcome pattern is not.
When every other group in Pierce County is holding steady or gaining, and Black homeownership is going the other direction — four generations after the covenants were ruled unenforceable, nearly sixty years after the Fair Housing Act — the question isn't whether history is still in the room.
It's how. And that's not a question for agents alone. It's one for lenders, appraisers, title companies, developers, city council, school boards, neighbors, buyers, sellers — anyone who touches how a home in Pierce County gets bought, valued, financed, or lived in. If everyone asks it, the line on that chart starts moving the other way. That's the only way it moves.
Data: UW Racial Restrictive Covenants Project — Homeownership by race, Pierce County 1970–2022. Mortgage data: City of Tacoma 2020 HMDA analysis.
The City of Tacoma publishes an Equity Index — an interactive map that scores every neighborhood on access to opportunity. It's built from 34 indicators across five categories: livability, accessibility, economy, education, and environmental health. Read it next to the 1937 HOLC map and the 1970 sundown-towns map. The shapes rhyme. That's the whole point.
A nationally recognized interactive mapping tool used by city staff (and roughly 200 users a week) to direct investment toward neighborhoods with less access to opportunity. Four decades after the Fair Housing Act, this is where the data lives.
Open the Equity Index →Every conversation this page has been about — covenants, redlining, sundown enforcement, the 50-point homeownership gap — shows up on this map as low scores. Tree canopy, heat exposure, income, transit access: all of it. The Equity Index is the receipt for the history. Knowing it exists means you can reference it instead of repeating vague "good neighborhood / bad neighborhood" talk.
When a buyer asks a question you can't legally answer ("is this a good area? are the schools good? is it safe?"), send the Equity Index alongside the OSPI report card and Tacoma crime dashboard. Frame it as: "Here's a city-built tool that scores every block on 34 different quality-of-life measures. Pull your street, look at what matters to you, draw your own lines." You stay out of steering territory. The client gets real data. Everybody's covered.
Fair-housing training centers on race for good reason — it's the history of the law and the heart of the harm. But the federal Fair Housing Act protects seven classes, and Washington's Law Against Discrimination (RCW 49.60) goes further. If you're selling in Pierce County, you work under whichever law protects the client more. That's always Washington.
Complaints must be filed with the Washington State Human Rights Commission (WSHRC) within one year of the alleged violation. The WSHRC is the first stop for both agents with questions and consumers with complaints — not a last resort.
NAR's Breaking Barriers research (Jessica Lautz, Nadia Evangelou, et al.) compared LGBTQ+ buyers and sellers to non-LGBTQ+ peers in the Home Buyer & Seller study. The pattern isn't subtle — different household makeup, different financial starting line, more sacrifices to close. And because only 22 states plus DC have explicit SOGI protections in housing, the map still matters. Washington is one of them. Many of your clients' friends and family in other states don't have the same floor.
Student loan balances + higher rent + more one-income households = a longer "down payment clock" (see Section 6). When 38% of LGBTQ+ buyers say student debt held them back vs 24% of non-LGBTQ+, you're not looking at a preference gap — you're looking at a structural one. Bisexual clients earn significantly less, and once NAR controlled for gender, the gap tracked to the fact that two-thirds of bisexuals identify as female — the disadvantage is cumulative, not isolated.
There is still no explicit LGBTQ+ class in the federal Fair Housing Act. HUD interprets the FHA's sex-based protections as covering sexual orientation and gender identity (2021 memo), but an interpretation is not a statute. 22 states + DC + USVI have explicit SOGI housing protections — Washington has since 2006 — but 19 states still allow LGBTQ+ housing discrimination. NAR added sexual orientation to the Code of Ethics in 2011 and gender identity in 2013, and backed the federal Fair and Equal Housing Act of 2024 reintroduced by Sen. Kaine.
LGBTQ+ buyers are more likely to engage a REALTOR — in part because the legal floor varies by state and an informed agent removes risk. That's your job in this market.
Before the search: proactively tell the client what Washington protects (SOGI, gender identity, source of income, familial status) and confirm you represent every protected class equally. They should never have to ask.
During the search: flag rental listings with "no vouchers" or gendered occupancy language. Calculate qualifying income against the tenant's portion of rent, not the full rent. Budget for ESA letters early.
After close: for clients relocating out-of-state, proactively note whether the destination state has SOGI housing protections. It's a meaningful client service most agents never think to offer.
Most fair-housing violations don't look like a slur. They look like an ordinary moment where the wrong instinct — said out loud — becomes a violation. Here's how the most common scenarios actually land in a Pierce County transaction.
These are the questions clients actually ask. They sound harmless. Answering them the wrong way — even with the best intentions — is steering, and steering is a fair-housing violation. Here's how to redirect each one without being stiff or weird about it.
Everything on this page is summarized from primary reporting and research. If a specific section grabbed you, go read it in full — especially the HistoryLink piece on Tacoma and the UW Covenants Project's Pierce County pages.
5,400+ mapped restricted parcels, 87 documented subdivisions, homeownership charts from 1970 to 2022. The core primary source for Pierce County.
Open the Pierce County project UW Covenants ProjectInteractive map of WA communities where Black residents were unofficially banned after dark. Based on 1970 census data. Kennewick cited as the most notorious.
View the sundown map City of TacomaInteractive city-built tool scoring every neighborhood on 34 indicators across livability, accessibility, economy, education, and environmental health. Fair-housing-safe answer to "is this a good area?"
Open the Equity Index Pierce County AuditorOfficial Pierce County page with the Restrictive Covenant Modification Form (individual and non-individual versions) and step-by-step instructions for filing.
Get the modification form HistoryLinkThe definitive long-form account of covenants, HOLC mapping, the 1964 referendum, the Moss family's home search, and the 1969 Mother's Day Disturbance.
Read the full article NAR MagazineNAR's own accounting of its historical support for covenants, its opposition to early fair-housing legislation, and the current ACT! plan.
Read on nar.realtor NAR Economists' OutlookNadia Evangelou's April 2026 market-by-market breakdown of how long the median household takes to save for a down payment. Useful context for buyer conversations.
See the full analysis Spokane HistoricalJulianna Amante's piece on how Spokane's East Central neighborhood still carries the effects of HOLC redlining — tree canopy, heat islands, displacement for I-90.
Read on spokanehistorical.org HistoryLinkCompanion long-form to the Tacoma piece — HOLC maps, covenant language, the East Central story, and how the 1938 grades still map to today's disparities.
Read on historylink.org WA State LegislatureThe full text of Washington's fair-housing statute. RCW 49.60.222 is the section on real estate. Bookmark it — this is the law you're actually selling under.
Open on leg.wa.gov WA Human Rights CommissionThe agency that enforces RCW 49.60. First stop for agent questions (no complaint required) and consumer complaints. Training, posters, and a direct line to investigators.
Open hum.wa.gov HUD (Jan. 2020)The plain-language HUD fact sheet on service animals, ESAs, reasonable accommodation, documentation limits, and what a housing provider can and can't ask. Keep a link handy for every transaction.
Download the PDF NARNAR's explicit guidance on handling the "is this a good school / good neighborhood / safe area" questions without ending up in a fair-housing complaint. Short and specific.
Read on nar.realtor NAR Economists' OutlookNAR's data-driven breakdown of where LGBTQ+ clients hit friction in the buying process — student debt, down-payment gap, single-income households, and the state-by-state protection patchwork.
Read on nar.realtor NAR ResearchFull research report behind "Breaking Barriers" — demographics, income, household composition, obstacles, sacrifices, and agent selection patterns among LGBTQ+ buyers and sellers.
Open the NAR report HUDHUD's plain-language overview of the 80% rule, age-verification procedures, and what makes a 55+ community legally HOPA-qualified — with the FHA age-and-familial-status intersection explained.
HOPA guidance on hud.gov City of TacomaOfficial City of Tacoma page for the Rental Housing Code (TMC 1.95) and Landlord Fairness Code Initiative (TMC 1.100). Updated via Ordinance 29086, effective Jan. 1, 2026 — just-cause eviction, 5% relocation-assistance trigger, cold-weather ban. Essential for investor clients.
Open tacoma.gov WA State LegislatureThe 2018 source-of-income statute (HB 2578). Prohibits refusing a tenant based on voucher or benefit income, requires landlords to subtract voucher amount before running income math, and sets penalties up to 4.5× monthly rent plus attorney fees.
Open on leg.wa.govPull up the Pierce County Covenants map on your current listing. If language shows up in the record, have the conversation with your seller about the modification form. That's it. That's the whole ask. It's ten minutes and it genuinely moves something.