Talbot Hill vs Tiffany Park: Two Renton Family Pockets

Talbot Hill vs Tiffany Park is a choice a lot of Renton families end up making, usually after a weekend of open houses on both sides of SR 515. Both are south Renton neighborhoods inside the city limits. Both are built around a neighborhood elementary school. Both sell most of their homes in the low $700,000s. On a listing sheet they can look almost interchangeable.

The county record says they are not. We ran the King County Assessor’s file for every single-family home in both neighborhoods, and the first surprise is how closely the prices line up once you compare homes of the same size. The differences are elsewhere: in what was built and when, in which schools a given address is assigned to, in the property tax rate, and in where each neighborhood sits relative to the Renton Municipal Airport runway.

The Rache Team has spent more than 26 years guiding families toward wealth and homeownership in Renton. Talbot Hill and Tiffany Park are two of the neighborhoods we work in week to week, and this is the comparison we would want in hand before choosing between them.

Talbot Hill vs Tiffany Park: The Short Answer

If you are weighing Talbot Hill vs Tiffany Park on price alone, the record says you are looking at two markets that price the same house at about the same number. Over the last three years, homes between 1,500 and 2,299 square feet sold for a median of $710,000 in Talbot Hill and $707,000 in Tiffany Park. That band is where most families shop, and a $3,000 gap on a $700,000 house is noise.

What separates them is structure, and none of it moves with the market:

• The housing stock. Tiffany Park is one generation of homes, almost all built between 1960 and 1989, plus one new subdivision. Talbot Hill was built in every decade from the 1900s to the 2020s and has far more large, newer houses.
• The schools. Every Tiffany Park home maps to the same three schools. A Talbot Hill address can map to one of two Renton School District paths, or to a different school district altogether.
• The tax rate. One rate covers all of Tiffany Park. Talbot Hill has a southern pocket that pays a lower rate because it sits in Kent School District.
• The airport line. The straight-out departure path south from Renton Municipal Airport runs down Talbot Hill. Tiffany Park sits well east of it.

Where Talbot Hill and Tiffany Park Sit in Renton

Both neighborhoods are south of I-405 and inside the City of Renton, with SR 515 running between them. Talbot Hill is the hill directly south of downtown, west of SR 515, with Talbot Road S as its spine. Tiffany Park sits to the east, south of the Cedar River, around Lake Youngs Way SE and 116th Avenue SE.

The two are very different shapes. Tiffany Park is compact. The Tiffany Park Neighborhood Association, a nonprofit formed in 2006, publishes the list of streets it covers: Beacon Way SE, Ferndale, Glenwood, Harrington, Kirkland, Monroe, Olympia and Pierce Avenues SE, the SE 16th through SE 20th streets and courts inside that grid, Lake Youngs Way and Court SE, Edmonds Way and Court SE, and the 15512 to 15620 block of 116th Avenue SE. It also includes the newer Allura at Tiffany Park plat between the Mercer Island and Cedar River pipelines. The Assessor counts 578 single-family homes on those streets.

Talbot Hill is long. The Assessor’s Talbot Hill appraisal area runs from the slopes above downtown south along Talbot Road S, past S 55th St and down to S 200th St near the Kent line. That southern stretch matters for schools and taxes, as you will see below. The Assessor counts 1,545 single-family homes in the area on S-suffix streets.

One correction to our own earlier work. Our Renton home ages by neighborhood count put Talbot Hill’s median year built at 1979. It missed 275 Talbot Hill homes, 252 of them built since 2000, whose county building record carries a blank or Kent zip code. With them counted, Talbot Hill’s median is 1989, and the figures in this comparison include them.

Talbot Hill vs Tiffany Park Home Prices on the County Record

We counted every arm’s-length recorded sale of a single-family home in both neighborhoods, the same method behind our Talbot Hill home prices snapshot and Tiffany Park home prices snapshot. Condos are not included.

The last twelve months

• Talbot Hill: 30 sales from October 2025 through September 2026, median $717,500, at a median $374 per square foot. The median home sold was 1,865 square feet. Prior twelve months: 33 sales, median $785,000, on a median home of 2,270 square feet.
• Tiffany Park: 9 sales, median $715,000, $363 per square foot, median home 1,970 square feet. Eight of the nine were older homes (median $700,000, top sale $750,000). The ninth was an Allura home at $1,330,000. Prior twelve months: 18 sales, median $700,000.

Talbot Hill’s median fell $67,500 year over year, and nearly all of that is mix. The homes that sold this year were about 400 square feet smaller than the ones that sold the year before. Per square foot, Talbot Hill actually rose, from $355 to $374.

Three years, matched by size

Nine sales a year is too few to read on its own, so we widened the window to October 2023 through September 2026 and compared homes of the same size. Allura is left out of these bands because its homes are a different product, covered separately below.

• Under 1,500 square feet: Talbot Hill $655,000 (11 sales); Tiffany Park $625,000 (3 sales, too few to lean on)
• 1,500 to 2,299 square feet: Talbot Hill $710,000, $357 per square foot (45 sales); Tiffany Park $707,000, $375 per square foot (35 sales)
• 2,300 square feet and up: Talbot Hill $885,000, $321 per square foot (42 sales); Tiffany Park’s older homes had one sale in that band in three years

That last line is the real price difference between the two neighborhoods. Talbot Hill has a deep supply of larger homes, many of them built since 2000, and they sell in the high $800,000s. Tiffany Park’s older blocks barely have any. A family that needs 2,500 square feet will find options in Talbot Hill nearly every quarter, and in Tiffany Park mostly in Allura at a much higher price.

Compare the same kind of house and the gap closes. For homes the Assessor grades as average construction (grade 7) and built between 1960 and 1989, the three-year median was $715,000 in Talbot Hill (31 sales) and $703,500 in Tiffany Park (38 sales).

The Housing Stock in Talbot Hill and Tiffany Park

Tiffany Park: one generation, then Allura

Of Tiffany Park’s 485 older homes, 473 were built between 1960 and 1989, and 282 of those in the 1970s alone. The Assessor grades 481 of the 485 at grade 7, its average-construction rating. Median size is 1,880 square feet and the median lot is 8,000 square feet. Not one of these lots is under 5,000 square feet, and 16 percent are 10,000 or more. This is a neighborhood of split-levels and ramblers built over about three decades by a handful of plats, the Tiffany Park Addition and its Divisions 2 through 5 plus Ponderosa Estates.

Allura at Tiffany Park is the exception. Its 93 homes were built from the late 2010s into the 2020s, with a median year of 2021. All 93 are grade 9. The median home is 3,410 square feet on a 5,200-square-foot lot, and 97 percent have four or more bedrooms. Over three years, eight Allura homes resold for a median of $1,280,000, from $1,198,000 to $1,595,000.

Talbot Hill: every decade, every size

Talbot Hill’s 1,545 homes span more than a century. The 2000s are its largest building decade, with 372 homes, followed by the 1960s (230), 1970s (218) and 1990s (201). Another 148 have been built since 2010. Grades run from 4 to 10, with 618 homes at grade 7, 603 at grade 8 and 218 at grade 9 or higher. The median home is 2,230 square feet. Lots vary much more than in Tiffany Park: the median is 7,581 square feet, 27 percent are 10,000 or more, and 18 percent are under 5,000. Our Renton lot sizes by neighborhood piece covers what drives that spread.

Zoning follows the same pattern. Tiffany Park is almost entirely R-8 (543 homes) with a little R-6 (35). Talbot Hill mixes R-8 (956), R-6 (238), R-4 (191), and some R-10 and R-14 near its denser edges.

Neither neighborhood is a view market. The Assessor records a view of any kind on 61 Talbot Hill homes, about 4 percent, and none of Mt. Rainier. It records no views at all in Tiffany Park.

Talbot Hill vs Tiffany Park Schools: One Path or Three

For many families this is the deciding section, and it is where the two neighborhoods differ most. We placed every home in both neighborhoods against the Renton School District’s published boundary map. The district says that map is likely accurate but is not an official school locator, and that placement can differ, so confirm any specific address with Student Information Services at (425) 204-2333 before you make an offer.

Tiffany Park: one path for every home

All 578 Tiffany Park homes map to the same three schools:

• Tiffany Park Elementary, 1601 Lake Youngs Way SE
• Nelsen Middle School, 2403 Jones Ave S
• Lindbergh High School, 16426 128th Ave SE

The elementary sits inside the neighborhood. Every Tiffany Park home is within half a mile of it in a straight line, and the median home is about a quarter mile away.

Some descriptions of Tiffany Park, including our own neighborhood guide, place it in the Renton High School zone. The district’s high school map puts all of it in Lindbergh’s.

Talbot Hill: three different answers

• 1,155 homes map to Talbot Hill Elementary (2300 Talbot Rd S), Dimmitt Middle School (12320 80th Ave S, on the West Hill) and Renton High School (400 S 2nd St). The median home is about half a mile from the elementary.
• 193 homes on the south end, the S 47th through S 55th streets and the 4700 block of Smithers Ave S, map to Benson Hill Elementary (18665 116th Ave SE), Nelsen Middle and Lindbergh High. Developments such as Summit Park, Geneva Court and the Reserve at Stonehaven fall here.
• 197 homes at and south of S 192nd St, along 97th and 98th Avenues S, S 196th Pl, S 200th St and the 19400 to 19900 blocks of Talbot Rd S, are not in Renton School District at all. They are inside the City of Renton but in Kent School District 415. We confirmed that on the county levy record for all 197 and on the U.S. Census Bureau’s geocoder for a sample of addresses.

So a “Talbot Hill” listing can come with Renton High, Lindbergh, or a Kent school. A listing’s school fields are typed in by hand and are not always right, so check schools by address, not by neighborhood name. Our Renton school boundaries guide walks through how assignment works across the district.

Property Taxes in Talbot Hill and Tiffany Park

Every Tiffany Park home carries levy code 2100, with a 2026 rate of $10.57834 per $1,000 of assessed value. Most of Talbot Hill carries the same rate, under codes 2100 and 2128.

The 197 Kent School District homes in south Talbot Hill carry codes 2167 and 2170, at $10.00933 per $1,000. The difference, $0.56901, is exactly the school levy: Renton School District levies $3.44323 per $1,000 and Kent School District levies $2.87422. On a home assessed at $700,000, that works out to about $398 a year less in the Kent pocket. Remember that the bill is figured on the county’s assessed value, not the price you pay. Our Renton property taxes by neighborhood guide explains how to read a levy code.

Talbot Hill, Tiffany Park and the Airport Line

Renton Municipal Airport’s runway points almost due south, and the straight-out track from its south end runs down Talbot Hill. We measured every lot against the runway’s extended centerline, the same method used in our guide to living near Renton Airport:

• Talbot Hill: 1,132 of 1,545 lots sit within 1,000 feet of the extended centerline, 645 of them within 500 feet. The nearest is about 1.3 miles from the south end of the runway.
• Tiffany Park: no lot is within 1,000 feet of it. The median Tiffany Park lot sits about 1.6 miles east of the line.

Being near the line is not the same as being under constant traffic. The airport’s published traffic pattern runs east of the runway, over the Boeing plant, The Landing and North Renton, not over Talbot Hill. Departures that go straight out to the south are the ones that follow the line. If aircraft noise matters to you, spend time on the block at different hours before you commit.

On flood maps, the two are similar. Our Renton flood zones review found four Talbot Hill lots on Talbot Rd S that touch a FEMA high-risk zone, along the wetland near SR 167. Everything else in Talbot Hill was outside the mapped flood zones.

How Often Homes Come Up for Sale

Over three years, 98 of Talbot Hill’s 1,545 homes sold, about 6.3 percent. In Tiffany Park, 47 of 578 sold, about 8.1 percent. In plain terms, a buyer set on Tiffany Park is waiting on a smaller neighborhood, about one sale a month on average and fewer in the slow months, while Talbot Hill produces two to three a month. If you have a specific size, age or school in mind, that difference in supply can matter more than price.

Talbot Hill vs Tiffany Park: Which Fits Your Family

Lean toward Tiffany Park if you want a single, predictable school path with the elementary inside the neighborhood, a consistent block-by-block feel of 1960s to 1980s homes on 8,000-square-foot lots, distance from the airport line, and you are shopping between about 1,600 and 2,200 square feet. If you need a large, new home and have the budget, Allura is the one place in Tiffany Park to find it.

Lean toward Talbot Hill if you need more space, since it has a deep supply of 2,300-square-foot-plus homes built since 2000 that sell in the high $800,000s, or you want a wider range of ages, lot sizes and price points. Go in knowing that school assignment changes along the hill, and that much of the neighborhood sits near the runway’s southern track.

Either way, check three things by address before you write an offer: the school assignment, the levy code, and recorded sales for homes of the same size. Two homes in these neighborhoods at the same price can come with different schools and a different tax bill.

Frequently Asked Questions About Talbot Hill vs Tiffany Park

Find a Home in Talbot Hill or Tiffany Park

Talbot Hill vs Tiffany Park is not a question of which neighborhood is cheaper. Same-size homes sell for about the same in both. The choice is about what the neighborhood is made of: one generation of homes and one school path in Tiffany Park, against a wider mix of homes, sizes and school assignments on Talbot Hill.

For more on each, read our Tiffany Park neighborhood guide and Talbot Hill neighborhood guide, or see how Talbot Hill compares with the plateau to the north in Renton Highlands vs Talbot Hill. If you already own in either neighborhood, our seller guides for Talbot Hill and Tiffany Park apply the same numbers to a listing decision. When you are ready to compare specific homes, reach out and we will check them against the record.