Seattle childcare real estate: values, cap rates & market data.
What childcare centers and daycare properties are worth in the Seattle market — grounded in our own sold-comps database, our 2025 tuition survey, and U.S. Census data.
Seattle, WA childcare market — key figures
The median childcare real estate cap rate in the United States is 7.11%, based on 370 of 592 sold childcare transactions compiled by Little Scholars Real Estate, at a median sold price of $322 per square foot.
In the Seattle, WA metro, 7 national-chain childcare centers surveyed in 2025 reported median monthly tuition of $2,143 for infants and $1,819 for preschool.
The Seattle, WA metro has 228,151 children under age five and a median household income of $112,594; its population grew 5.6% and its under-five population declined 3.6% between 2018 and 2023.
Little Scholars Real Estate is a childcare-only business and real estate brokerage led by Alan Stahl, with 80 transactions closed across 18+ states.
Sources: Little Scholars Real Estate sold-comps database (592 childcare transactions across 41 states, updated June 2026); Little Scholars 2025 tuition survey, rates received directly from individual schools; U.S. Census Bureau, ACS 5-Year Estimates (2018 and 2023). Figures may be cited or republished with attribution to Little Scholars Real Estate (CC BY 4.0).
Second-highest incomes we track — and Eastside tuition shows it.
The Seattle metro's median household income reached $112,594 — second only to the Bay Area among our markets — as the metro added 212,000 residents. The under-5 count eased 3.6%.
Tuition tracks income: our surveyed schools charge up to $2,576 a month for infant care, and run an 85% median occupancy. Washington childcare rarely trades — our four sales went at 6.2–6.4% caps, the tightest regional pricing in the dataset.
Real rates from Seattle-market schools.
Actual monthly tuition rates our team received from national-chain schools in this market during our 2025 survey — not averages. Tuition drives revenue, and revenue drives value.
| Brand | Location | Infant / mo | Pre-K / mo | Licensed capacity |
|---|---|---|---|---|
| KinderCare | Redmond (152nd Ave) | — | $2,142 | 122 |
| KinderCare | Bonney Lake (184th Ave E) | $2,143 | $1,819 | 113 |
| KinderCare | Tacoma (Canyon Pkwy E) | $2,078 | $1,710 | 100 |
| KinderCare | Gig Harbor (Grandview St) | $1,862 | $1,516 | 103 |
| Bright Horizons | Redmond (NE 31st Cir) | — | $2,300 | 222 |
| La Petite Academy | Lynnwood (Poplar Way) | $2,576 | $1,858 | 117 |
| La Petite Academy | Mill Creek (Bothell Everett Hwy) | $2,321 | $1,741 | 103 |
What childcare properties trade at nationally.
Across our sold-comps database of 592 childcare transactions in 41 states, properties have typically traded at 6.7–7.7% cap rates, with a national median of 7.11% and $322 per square foot. Our four Washington sales traded tighter, between roughly 6.2% and 6.4% — Puget Sound pricing runs rich. Where your property lands comes down to tenant credit, lease term, and the site itself.
| Brand (national) | Median sold cap | Median $/SF |
|---|---|---|
| KinderCare | 6.67% | $381 |
| La Petite Academy | 6.89% | $207 |
| Kiddie Academy | 6.46% | $378 |
| Tutor Time | 8.47% | $372 |
| Childtime | 6.20% | $262 |
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