Living in Richland, Washington: homes, schools and costs

The book's checklist

Lower cost of livingEveryday prices run 0.1% above the U.S. average in the Kennewick-Richland metro area.
More house for the moneyA typical home costs 4.6 years of the typical household's income here. Across the U.S. it's 4.1.
A safer neighborhood166 violent crimes were reported in 2025, about 2.5 per 1,000 people (U.S.: 3.3). Property crime: 20.3 per 1,000 (U.S.: 15.3).
Schools in town22 public schools: 13 elementary, 5 middle, 3 high schools and 1 other.
A hospital close byKadlec Regional Medical Center is in town and has an emergency room.
Within reach of a big cityPortland is about 169 miles away as the crow flies. The book suggests staying within about 60 miles if you'll miss big-city sports, concerts and theater.

A check means Richland meets the rule of thumb from Frank and Dave's book. An empty box isn't a deal breaker: it's something to weigh for your family. A question mark means there isn't enough data.

For a lifetime

Homes and money

Typical home value, as owners valued them in 2020-2024: $436,700U.S.: $332,700
Home prices since then: Up 8.2%Benton County, 2022 to 2025
Typical rent, with utilities: $1,468 a monthU.S.: $1,413
Typical household income: $95,813U.S.: $80,734
Homes owned by the people living in them: 64%U.S.: 65%
Typical property tax bill: $3,558 a yearWashington: $4,556
Homes built before 1940: 2%U.S.: 12%
Homes built since 2010: 22%U.S.: 11%
Vacation and seasonal homes: 1%U.S.: 3%
Everyday prices: 100.1U.S. average = 100 (the Kennewick-Richland metro area)

Home values and rents are what households told the Census Bureau across 2020 to 2024, so they trail today's market: county prices have moved up 8.2% since 2022. Everyday prices are the government's average for the Kennewick-Richland metro area, not Richland alone. Check current listings before you budget.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates; Federal Housing Finance Agency, House Price Index for counties (all transactions); U.S. Bureau of Economic Analysis, Regional Price Parities, 2024.

The people

Population, 2025 estimate: 65,2582020: 60,892
Median age: 36.4 yearsU.S.: 38.9
Age 65 and older: 17%U.S.: 17%
Under 18: 24%U.S.: 22%
Adults with a bachelor's degree or more: 47%U.S.: 36%
Moved here from another county or state in the past year: 8%U.S.: 6%
College students: 5%share of all residents

Sources: U.S. Census Bureau, Population Estimates (Vintage 2025); U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Work

Biggest lines of work: Schools, health care and social services (23%); professional and business services (22%); retail (10%)
Unemployment rate: 6%U.S.: 5%
Average commute: 20 minutesU.S.: 26 minutes
Work from home: 16%U.S.: 15%
Below the poverty line: 9%U.S.: 12%

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Health care

Nearest emergency room: Kadlec Regional Medical Center, Richland, WA, in town. It's a general hospital. Medicare gives it 4 of 5 stars.

Look up doctors, clinics and the hospitals themselves on Medicare's Care Compare. Ask where the most serious cases are sent.

Sources: Centers for Medicare & Medicaid Services, Hospital General Information.

Schools

22 public schools in Richland, run by Richland School District and Pasco School District.

See each school on the federal school search, then check test scores and graduation rates on Washington's school report card.

Sources: National Center for Education Statistics, Common Core of Data, 2023-24 (via the Urban Institute Education Data Portal); National Center for Education Statistics, IPEDS institution directory, 2024.

Internet

Homes with cable, fiber or DSL internet: 83%U.S.: 76%
Homes with any internet subscription: 93%U.S.: 91%

Before you buy, look up the address on the FCC's National Broadband Map to see which providers serve it.

Sources: U.S. Census Bureau, American Community Survey 2020-2024 5-year estimates.

Weather

January average low: 29°F
July average high: 89°F
Days 90°F or hotter: 39 a year
Nights at or below freezing: 91 a year
Rain and melted snow: 11.1 inches a year
Snow: 2 inches a year
Elevation: 398 feet

Weather stations: Richland (2 miles away) and Ice Harbor Dam (20 miles away, rain and snow). Averages for 1991 to 2020.

Sources: NOAA National Centers for Environmental Information, U.S. Climate Normals 1991-2020; U.S. Geological Survey, 3D Elevation Program.

Getting around

Kennewick, WACity of 88,0008

Portland, ORMetro of 2.5 million169

Straight-line miles. The road is always longer, and as the book says, an interstate at 70 is a different trip from a farm road at 45. Check the real drive: Kennewick, Portland.

Benton County is in a metro area of 250,000 to 1 million people (USDA rural-urban code 2, on a scale where 1 is the biggest metro areas and 9 the most rural counties).

For a day

3 places on the National Register of Historic Places, including Hanford B Reactor and the Gold Coast Historic District. One is a National Historic Landmark, the country's highest honor for a historic place.

National Park Service sites within about an hour:

Manhattan Project National Historical Park21 miles
Whitman Mission National Historic Site43 miles

Read about Richland's history on Wikipedia.

Know Richland?

Tell us what a visitor shouldn't miss, and what living there is really like. Write to Main Street at mainstreet@smalltownguide.com. The best notes from people who know the town will be added here.

Nearby

Straight-line miles.

Small towns

West Richland, WA19,300 people, 5 miles
Benton City, WA4,000 people, 9 miles
Finley, WA5,600 people, 14 miles
Burbank, WA3,600 people, 16 miles
Prosser, WA6,700 people, 23 miles
Umatilla, OR8,200 people, 26 miles

Smaller places

West Pasco, WA (unincorporated)1,122 people, 6 miles

Sources

Census survey figures are estimates with a margin of error; we leave out any figure whose margin is too wide to be useful. Data last gathered October 5, 2026. See something wrong? Write to mainstreet@smalltownguide.com.