When searching for a new home, it’s easy to get swept up by the features of the property, the size of the yard, or the quality of the schools., etc, etc.
However, one crucial factor that buyers often overlook is traffic during peak commute times around the home you’re considering.
Further, if a home is situated on or near a busy road or highway, just normal daily traffic could be a deterrent due to noise and/or accessibility.
The time it takes to get to work, school, or other essential destinations can significantly impact your daily life, and should be a key factor when deciding on where to live. And something else to consider- in many areas - traffic is only increasing.
In this article, we’ll discuss why traffic considerations are essential, how to evaluate traffic patterns during peak hours in the area you’re looking to purchase, and tools and resources you can use to understand traffic, and ultimately, make an informed and wholistic home purchase decision.
I’ll also explain how a real estate agent that’s experienced and familiar with the areas your considering can provide additional insights into traffic intensity, ensuring you choose a home with a commute that fits your lifestyle.

Why Peak Traffic Matters in Your Home Search
Time is Money
Long commutes not only eat into your day but can also lead to higher transportation costs, such as fuel, maintenance, or public transit expenses.
Stress and Quality of Life
Sitting in traffic daily can lead to increased stress, reduced time with family, and less time for hobbies, exercise, or relaxation.
Access to Amenities
How easily you can access grocery stores, schools, parks, and hospitals during busy times can influence your overall satisfaction with a property.
Resale Value
Homes in areas with convenient commutes, lower traffic and easy access to major roads or public transportation often have better resale value.
How to Evaluate Traffic Intensity
Visit the Neighborhood During Peak Times - Preferably on a Wednesday or Thursday (busiest traffic days) when K-12 schools are operating. If possible, try to do multiple days at different times. If you really want to see traffic at its worst, pick a rainy evening around 5pm in mid-December (completely dark in the Seattle area)!
Morning Rush Hour
Drive the route to your work, school, or other frequent destinations between 6:30 and 9:00 AM
Evening Rush Hou
Test the commute home between 3:30 and 6:30 PM
This firsthand experience should provide a good sense of traffic flow and congestion that could be a daily stressor.
2. Test Access Points to the Neighborhood
Assess how easily you can get in and out of the neighborhood you’re interested in — Are there bottlenecks, limited exits, or intersections that back up during busy hours?
If there are, it could be quite interesting (i.e frustrating and stressful) in the event you just need to run to the grocery store.
3. Research Alternate Routes
Look for secondary roads or backroads that could provide relief during heavy traffic. Google Maps or Waze can help with this also (see following).
Traffic Tools to Use
1. Google Maps
Google Maps offers real-time traffic data and allows you to simulate commute times.
How to Use: Enter your starting point and destination point then set the time to match peak commute hours to see estimated traffic intensity.
2. Waze
Waze is a navigation app that provides live traffic updates based on driver / user reports. It can help you find problem areas and recommend alternate routes.
Tip: Check the “Planned Drives” feature to estimate commute times based on the date and time you want to arrive at a destination.
3. Zillow
The Zillow app recently added new search criteria that allows users to find potential homes based on the the max amount of time they wish to commute.
The search parameters include: Mode of Transportation (car, transit, walking, or bicycle), Time of Day (rush your or off-peak), and Preferred Max Travel Time. You can learn more about the function on this Zillow user guide and video. I've searched for homes using this function - it seems a bit rigid at this point, so I would recommend supplementing with actual area visits and drives during peak and off-peak commute times, and/or utilizing the Google Maps and Waze tools referenced above.
4. Local Department of Transportation Websites
Many state and local DOT websites provide live traffic cameras, road conditions, and real-time updates on traffic flow and construction. Here’s the WA state DOT interactive traffic map: https://wsdot.com/travel/real-time/map/
5. Walk Score and Transit Score
These tools provide insights into how walkable an area is and the availability of public transit. Areas with high walkability or good transit can help reduce commute-related stress.
6. Noise
Curious the level of noise surrounding a home you’re considering purchasing? Then check out HowLoud.com - input an address and it provides noise ratings for traffic, airports, and other noise sources.
How a Real Estate Agent Can Help
Working with an experienced real estate agent familiar with the area(s) your searching can make your traffic evaluation much easier. Here’s how:
1. Local Expertise
Being familiar with a local area, a good real estate agent can provide insights into neighborhoods with easy access to major highways or public transit hubs.
2. Traffic Analysis
Using tools like Google Maps, Waze, and others, an agent can help you estimate commute times for multiple properties you’re considering and summarize and highlight homes and areas where traffic may be a concern.
3. Guided Neighborhood Visits
A real estate agent can schedule home showings during peak traffic times so you can evaluate the commute firsthand.
4. Customized Recommendations
If a long commute is unavoidable, an agent can help identify neighborhoods with amenities, alternate routes, and other transportation options to make your daily life easier.
Tips for Home Buyers
Be Realistic About Your Commute: A dream home can lose its charm quickly if you’re spending hours in traffic every day.
Prioritize Access Points: Neighborhoods with multiple entry and exit points and/or stoplights often fare better during rush hour.
Consider Work-from-Home Options: If remote work (full or hybrid) is part of your lifestyle, a longer commute may not matter as much.
Balance Trade-Offs: A longer commute might be worth it IF the home meets all your other criteria, but be sure to weigh such a decision carefully and thoroughly!
The Bottom Line
Traffic during peak hours is a critical factor to consider when buying a home.
By taking the time to evaluate traffic intensity, noise, commute times, and neighborhood access, you can make a more informed home purchase decision that will ensure your satisfaction (and sanity), and likely help your resale value when it comes time to sell.
When I help folks find their dream home, I want to ensure it will be a home they're delighted with - this includes being aware of the day-to-day realities of a home’s location and corresponding traffic intensity, noise, and commute times.
Thank you for taking the time to read this article!
Of course if you have any questions or need any help or guidance, please contact me here.
Cheers!
-Joe
Listen to the podcast for this blog article:
note: this podcast is AI created from this blog article.
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