In the 2,400 square miles that span both Pierce and Thurston Counties, Joint Base Lewis-McChord's presence is obvious. This area is known for many things, but at the top of the list is a large military population that lives as our neighbors - not just on the base itself, but in our towns and cities.

As of the 2008 census, Pierce County's population density was 460 people per square mile, which is considered high when compared to other areas of the country. Likewise, the 2009 cost of living index for Pierce County was 110.9, putting it almost eleven percent above the U.S. average of 100. According to city-data.com, there were 679,296 households reported as of the last census and a large percentage of residents, 70.4 percent, both lived and worked within the county.

Thurston County, though significantly smaller in size, still has a high population density of 328 people per square mile. Even with just 203,946 households reported in 2008, close to 73.4 percent of county residents live and work in Thurston County. The cost of living index was calculated at 109, which is not much lower than Pierce and still well above the national average.

However, as most real estate agents can attest to, the basic cost of living isn't the only factor that comes into play when shopping for a home. Angie Sherman and her partner Shari Crumbaker of RE/MAX Professionals Tacoma have worked together in this area for more than eight years. On average, Sherman believes that 50 percent of their clients at any given time are military.

"We are fortunate to work with this transient segment of the community," she said. "Usually we are helping them when they most need it."

Military buyers tend to purchase homes in Spanaway, Puyallup, sections of Lakewood and DuPont and then cross the county line south into Yelm, Hawks Prairie and Lacey. The high military concentration is proven through the numbers; in Thurston County there are currently 4,715 active VA loans for single-family residences, and in Pierce County it is close to double with 9,276.

"Pierce definitely reflects a higher price point because many of its towns are closer to the base," Sherman said.

As of 2008, the estimated median value of an attached house or condo was $283,900 in Pierce and $269,100 in Thurston, respectively. Similarly, the mean value of a detached house was $349,052 for Pierce and $332,208 for Thurston. Property taxes are proportionate as well, with the annual median property taxes for Pierce coming in at $2,790 and Thurston at $2,482. In fact, the only time that housing in Pierce County is cheaper is with regard to median rents for apartments at just $784 per month, compared to Thurston's slightly higher $833 per month.

Another mitigating factor for families is the quality of the school district.

According to schooldigger.com - which looks at test scores as well as the student/teacher ratio - the numbers in this case are also in Thurston's favor. Out of the 212 districts statewide that reported, the Yelm School District is ranked 56th, while North Thurston Public Schools, which encompasses Lacey, is ranked 73rd. However in Pierce County, only the Puyallup School District, coming in at 64th, breaks the 100-mark.

So with the prices and school rankings clearly separating the two, why does it seem that so many military choose Pierce rather than Thurston?

"Typically, buyers start with a price range and want to look at everything that falls within, regardless of where it is," Sherman said. "But then for many the issue of convenience becomes more important and ultimately they move closer to the base."