The 98902 zip code in Yakima tops our ranking of the most affordable places to live in Washington.
We looked at 231 zip codes in the state, evaluating home values, rental costs, energy rates, property taxes, and five other affordability indicators. We used the data we gathered to calculate our proprietary Affordability Score for each zip code.
Top 10 most affordable places to live in Washington
| Rank | City | Affordability Score | Median home value | Rental costs |
|---|---|---|---|---|
| 1 | Yakima 🥇 | 100 | $283,550 | $1,176 |
| 2 | Toppenish🥈 | 94.9 | $264,923 | $2,091 |
| 3 | Kelso 🥉 | 93.4 | $380,278 | $1,176 |
| 4 | Richland | 91.9 | $410,090 | $1,658 |
| 5 | Wapato | 91.3 | $271,709 | $2,091 |
| 6 | Hoquiam | 89.5 | $246,284 | $2,091 |
| 7 | Aberdeen | 86.0 | $269,985 | $2,091 |
| 8 | Spokane | 84.8 | $372,158 | $1,422 |
| 9 | West Richland | 84.7 | $490,617 | $2,373 |
| 10 | Longview | 84.1 | $383,219 | $1,243 |
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1. Yakima
Here's why the 98902 zip code in Yakima is Washington's most affordable place to live.
🔎 Key data about Yakima
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100 | No. 1 | N/A |
| Median home value | $283,550[1] | No. 5 | -$398,773.84 |
| Home affordability ratio | 5.0 | No. 15 | -2.0 |
| Home value five-year change | 54.5%[2] | No. 135 | 6.5% |
| Home value one-year forecast | -0.5%[3] | No. 174 | 0.5% |
| Rental costs | $1,176[4] | No. 3 | -$915 |
| Rent affordability ratio | 2.08% | No. 80 | -0.1% |
| Median household income | $56,655[5] | No. 225 | -$41,282 |
| Property taxes | $1,824[6] | No. 9 | -$2,844 |
| Energy costs | $0.09 kWh[7] | No. 198 | $0.03 |
Yakima's 98902 zip code is the cheapest place to live in Washington, leading the 231 markets we evaluated.
The median home value is $283,550, making it the 5th-cheapest housing market in the state. Forecasts project a -0.5% change in home values in the next year. Rent in the zip code averages $1,176 per month, which is the 80th cheapest amount in Washington.
The median property tax for homeowners in Yakima is $1,824 per household, the No. 9 ranked market in Washington.
Residents pay $0.09 per kWh of electricity, which ranks No. 198 among Washington markets.
2. Toppenish
The 98948 zip code is the 2nd-cheapest place to live in Washington.
🔎 Key data about Toppenish
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 94.9 | No. 2 | N/A |
| Median home value | $264,923[8] | No. 2 | -$417,401.03 |
| Home affordability ratio | 4.2 | No. 2 | -2.7 |
| Home value five-year change | 62.7%[9] | No. 211 | 14.8% |
| Home value one-year forecast | -0.6%[10] | No. 173 | 0.4% |
| Rental costs | $2,091[11] | No. 109 | $0 |
| Rent affordability ratio | 2.14% | No. 96 | 0.0% |
| Median household income | $62,401[12] | No. 210 | -$35,536 |
| Property taxes | $1,623[13] | No. 4 | -$3,045 |
| Energy costs | $0.09 kWh[14] | No. 198 | $0.03 |
Toppenish's 98948 zip code has a median home value of $264,923, which is the 173rd-cheapest housing market in Washington. You can rent for an average of $2,091 per month. That's the 109th-cheapest price in the state.
The average household income in the zip code is $62,401, which ranks 210th-highest in the state.
Homeowners in Toppenish pay a median property tax of $1,623 per year, making it the 4th-most affordable market in Washington.
Toppenish ranks No. 198 among Washington energy markets. You'll pay $0.09 per kWh of electricity.
3. Kelso
The 3rd-cheapest place to live in Washington is Kelso's 98626 zip code.
🔎 Key data about Kelso
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 93.4 | No. 3 | N/A |
| Median home value | $380,278[15] | No. 23 | -$302,045.56 |
| Home affordability ratio | 5.5 | No. 39 | -1.5 |
| Home value five-year change | 57.4%[16] | No. 171 | 9.5% |
| Home value one-year forecast | -0.8%[17] | No. 164 | 0.2% |
| Rental costs | $1,176[18] | No. 2 | -$916 |
| Rent affordability ratio | 1.69% | No. 21 | -0.4% |
| Median household income | $69,423[19] | No. 186 | -$28,514 |
| Property taxes | $2,924[20] | No. 44 | -$1,744 |
| Energy costs | $0.07 kWh[21] | No. 116 | $0.00 |
The No. 23 cheapest housing in Washington is Kelso's 98626 zip code, with a median home value of $380,278. Rents in the market average $1,176 per month, making it the 2nd-most affordable rental market in the state.
The median property tax for households in Kelso is $2,924, which makes it the 44th-cheapest place in Washington. Kelso ranks No. 116 among Washington markets by energy costs. Residents pay $0.07 per kWh of electricity.
4. Richland
The 99354 zip code in Richland comes in at No. 4 on our list of the cheapest places to live in Washington.
🔎 Key data about Richland
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 91.9 | No. 4 | N/A |
| Median home value | $410,090[22] | No. 30 | -$272,233.45 |
| Home affordability ratio | 4.8 | No. 11 | -2.2 |
| Home value five-year change | 44.4%[23] | No. 37 | -3.5% |
| Home value one-year forecast | -0.9%[24] | No. 153 | 0.1% |
| Rental costs | $1,658[25] | No. 24 | -$433 |
| Rent affordability ratio | 1.93% | No. 53 | -0.2% |
| Median household income | $85,919[26] | No. 137 | -$12,018 |
| Property taxes | $2,833[27] | No. 41 | -$1,835 |
| Energy costs | $0.07 kWh[28] | No. 116 | $0.00 |
The No. 30 cheapest housing market in Washington is Richland's 99354 zip code, where the median home value is $410,090. Renters here pay an average of $1,658 per month.
When it comes to energy costs, Richland ranks 116th among Washington markets. Residents pay $0.07 per kWh of electricity.
The median property tax for households in the zip code is $2,833, which makes it the 41st-cheapest market in Washington.
5. Wapato
The 98951 zip code in Wapato ranks No. 5 among Washington's most affordable places to live.
🔎 Key data about Wapato
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 91.3 | No. 5 | N/A |
| Median home value | $271,709[29] | No. 4 | -$410,614.90 |
| Home affordability ratio | 4.5 | No. 4 | -2.4 |
| Home value five-year change | 60.5%[30] | No. 201 | 12.5% |
| Home value one-year forecast | -0.5%[31] | No. 174 | 0.5% |
| Rental costs | $2,091[32] | No. 109 | $0 |
| Rent affordability ratio | 2.14% | No. 96 | 0.0% |
| Median household income | $59,828[33] | No. 219 | -$38,109 |
| Property taxes | $1,489[34] | No. 1 | -$3,179 |
| Energy costs | $0.09 kWh[35] | No. 198 | $0.03 |
Wapato's 98951 zip code has a median home value of $271,709, the 4th-cheapest market in the state. Forecasts project a -0.5% change in home values in the next year.
The median property tax per household in Wapato is $1,489. It's the 1st-cheapest market by tax rate in Washington.
6. Hoquiam
The No. 6 most affordable place to live in Washington is the 98550 zip code.
🔎 Key data about Hoquiam
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.5 | No. 6 | N/A |
| Median home value | $246,284[36] | No. 1 | -$436,040.25 |
| Home affordability ratio | 4.6 | No. 6 | -2.4 |
| Home value five-year change | 80.7%[37] | No. 231 | 32.8% |
| Home value one-year forecast | 0.1%[38] | No. 202 | 1.1% |
| Rental costs | $2,091[39] | No. 109 | $0 |
| Rent affordability ratio | 2.14% | No. 96 | 0.0% |
| Median household income | $53,383[40] | No. 229 | -$44,554 |
| Property taxes | $1,696[41] | No. 5 | -$2,972 |
| Energy costs | $0.07 kWh[42] | No. 116 | $0.00 |
The back half of our top 10 kicks off with Hoquiam's 98550 zip code, which has the 1st-cheapest home values in Washington. The median home value is $246,284. Rents average $2,091 per month, making it the 109th-most affordable rental market in the state.
Residents pay $0.07 per kWh of electricity. It's the 116th-cheapest energy market.
7. Aberdeen
Aberdeen's 98520 zip code is the 7th-cheapest place to live in Washington.
🔎 Key data about Aberdeen
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 86.0 | No. 7 | N/A |
| Median home value | $269,985[43] | No. 3 | -$412,339.21 |
| Home affordability ratio | 4.8 | No. 10 | -2.2 |
| Home value five-year change | 66.1%[44] | No. 221 | 18.2% |
| Home value one-year forecast | 0.1%[45] | No. 202 | 1.1% |
| Rental costs | $2,091[46] | No. 109 | $0 |
| Rent affordability ratio | 2.14% | No. 96 | 0.0% |
| Median household income | $56,600[47] | No. 226 | -$41,337 |
| Property taxes | $2,033[48] | No. 11 | -$2,635 |
| Energy costs | $0.07 kWh[49] | No. 116 | $0.00 |
You'll find the 3rd-cheapest home values in Washington in Aberdeen's 98520 zip code. The median value: $269,985. Renters in Aberdeen pay an average of $2,091 per month.
Homeowners in Aberdeen pay a median property tax of $2,033 per year, which is Washington's 11th-most affordable market.
The average household income is $56,600, which ranks 226th-highest in the state.
8. Spokane
The 8th-cheapest place to live in Washington is Spokane's 99217 zip code.
🔎 Key data about Spokane
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 84.8 | No. 8 | N/A |
| Median home value | $372,158[50] | No. 21 | -$310,166.10 |
| Home affordability ratio | 5.2 | No. 25 | -1.7 |
| Home value five-year change | 63.4%[51] | No. 213 | 15.5% |
| Home value one-year forecast | 0.2%[52] | No. 217 | 1.2% |
| Rental costs | $1,422[53] | No. 10 | -$669 |
| Rent affordability ratio | 2.00% | No. 61 | -0.1% |
| Median household income | $71,078[54] | No. 180 | -$26,859 |
| Property taxes | $2,815[55] | No. 39 | -$1,853 |
| Energy costs | $0.10 kWh[56] | No. 210 | $0.03 |
The 21st-cheapest housing market in Washington is Spokane's 99217 zip code, with a median home value of $372,158. Renters pay an average of $1,422 per month, the No. 10 rental market in the state.
The median property tax for households in Spokane is $2,815, which makes it the 39th-cheapest place in Washington. The average household income of $71,078 ranks 180th.
9. West Richland
West Richland's 99353 zip code sneaks into the top ten of Washington's most affordable places to live.
🔎 Key data about West Richland
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 84.7 | No. 9 | N/A |
| Median home value | $490,617[57] | No. 70 | -$191,707.03 |
| Home affordability ratio | 4.1 | No. 1 | -2.9 |
| Home value five-year change | 43.5%[58] | No. 32 | -4.5% |
| Home value one-year forecast | -0.9%[59] | No. 153 | 0.1% |
| Rental costs | $2,373[60] | No. 185 | $281 |
| Rent affordability ratio | 1.99% | No. 59 | -0.1% |
| Median household income | $119,463[61] | No. 49 | $21,526 |
| Property taxes | $3,515[62] | No. 78 | -$1,153 |
| Energy costs | $0.07 kWh[63] | No. 116 | $0.00 |
The 70th-cheapest housing market in Washington is West Richland's 99353 zip code, where the median home value is $490,617. Renters pay an average of $2,373 per month. It's the state's 185th-cheapest rental market.
The median property tax for households within the zip code is $3,515, which makes it the 78th-cheapest property tax rate in Washington.
10. Longview
The final spot on our list of the most affordable places to live in Washington goes to the 98632 zip code in Longview.
🔎 Key data about Longview
| Data point | Value | Rank (out of 231 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 84.1 | No. 10 | N/A |
| Median home value | $383,219[64] | No. 25 | -$299,105.11 |
| Home affordability ratio | 6.2 | No. 101 | -0.7 |
| Home value five-year change | 52.6%[65] | No. 109 | 4.7% |
| Home value one-year forecast | -0.8%[66] | No. 164 | 0.2% |
| Rental costs | $1,243[67] | No. 5 | -$849 |
| Rent affordability ratio | 2.03% | No. 67 | -0.1% |
| Median household income | $61,352[68] | No. 214 | -$36,585 |
| Property taxes | $2,689[69] | No. 33 | -$1,979 |
| Energy costs | $0.07 kWh[70] | No. 116 | $0.00 |
The 25th-most affordable market in Washington is Longview's 98632 zip code. The median home value is $383,219. Rent in the market costs $1,243 per month on average, making it the 5th-most affordable rental market in Washington.
The median property tax for households in Longview is $2,689, which is the 33rd-cheapest property tax rate in the state.
Longview ranks No. 116 among Washington markets by energy costs, with households paying $0.07 per kWh of electricity.
How we ranked the most affordable places in Washington
We evaluated 231 zip codes in Washington with a population over 10,000 on nine metrics. We then assigned each market an Affordability Score based on its weighted and combined rankings.
Often the zip code we identify will represent an entire city or portion of a city.
Occasionally the zip code we identify will encompass an area that includes one or more small towns. In these cases, the data we’ve gathered applies to the entire zip code, not just the single town we’re using to help identify the zip code's location.
If you’re looking to move to one of these affordable places, we recommend doing additional research to make sure the costs in the area — and the quality of life it offers — meet your specific needs.
Methodology: What is an Affordability Score?
Our proprietary Affordability Score is a score on a scale of 0 (worst in state) to 100 (best in state) that estimates the affordability of a particular zip code. It takes into account these key data points for each zip code.
- Median home value: The median home value for each zip code comes from the Zillow Home Value Index. The lower the median home value relative to the median value in Washington, the higher our score on this component. We assign a weight of 23.8% to median home value.
- Home affordability ratio. The home affordability ratio is the typical median home value divided by the median household income in the zip code, which reveals the number of years of household income needed to afford a home in that zip code. A lower ratio is better because it means more households can afford a home. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 23.8% to the home affordability ratio.
- Home value five-year change: The home value five-year change is the amount that the median home value in the zip code has risen or fallen during the last five years. Our data comes from the Zillow Home Value Index. We assign a weight of 4.8% to the home value five-year change.
- Home value one-year forecast: The home value one-year forecast comes from Zillow Forecast data. It projects how much home values in the zip code are forecasted to change in the next year. We assign a weight of 4.8% to the home value one-year forecast.
- Rental costs. The rental costs are the observed rents in the zip code, sourced from the Zillow Observed Rent Index. The index includes "listed rents that fall into the 40th to 60th percentile range for all homes and apartments in a given region." We assign a weight of 11.9% to rental costs.
- Median household income: The inflation-adjusted median household income figures for the zip code comes from the U.S. Census American Community Survey. We assign a weight of 4.8% to median household income.
- Rent affordability ratio. The rent affordability ratio is the ratio of rental costs divided by median household income, which provides the percentage of household income needed to pay a typical month’s rent in the zip code. The data comes from the Zillow Observed Rent Index and the U.S. Census American Community Survey. We assign a weight of 11.9% to the rent affordability ratio.
- Property taxes: The property tax figures are the median real estate taxes paid in the zip code, sourced from the U.S. Census American Community Survey. The lower the property tax rate relative to the Washington average, the higher our score on this component. We assign a weight of 7.1% to property taxes.
- Energy costs: The energy costs are the costs of a kilowatt hour (kWh) of residential electricity in the zip code, sourced from the U.S. Department of Energy. The lower the cost of electricity relative to the Washington average, the higher our score on this component. We assign a weight of 7.1% to energy costs.
