The 98902 zip code in Yakima tops our ranking of the most affordable places to live in Washington.
We looked at 230 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 🥇 | 100.0 | $281,987 | $1,183 |
| 2 | Aberdeen 🥈 | 98.7 | $263,487 | $1,262 |
| 3 | Toppenish 🥉 | 93.3 | $263,387 | $2,129 |
| 4 | Wapato | 91.5 | $266,898 | $2,129 |
| 5 | Spokane | 90.1 | $317,064 | $1,515 |
| 6 | Hoquiam | 89.6 | $237,206 | $2,129 |
| 7 | Richland | 88.0 | $409,416 | $1,715 |
| 8 | West Richland | 85.4 | $488,515 | $2,300 |
| 9 | Longview | 85.1 | $379,647 | $1,244 |
| 10 | Grandview | 82.6 | $322,394 | $2,129 |
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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 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 100.0 | No. 1 | N/A |
| Median home value | $281,987[1] | No. 6 | -$402,269.00 |
| Home affordability ratio | 5.0 | No. 15 | -2.0 |
| Home value five-year change | 39.2%[2] | No. 40 | -8.2% |
| Home value one-year forecast | 0.0%[3] | No. 26 | -0.3% |
| Rental costs | $1,183[4] | No. 3 | -$945 |
| Rent affordability ratio | 2.09% | No. 68 | -0.1% |
| Median household income | $56,655[5] | No. 224 | -$41,449 |
| Property taxes | $1,953[6] | No. 7 | -$2,974 |
| 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 230 markets we evaluated.
The median home value is $281,987, making it the 6th-cheapest housing market in the state. Forecasts project a 0.0% change in home values in the next year. Rent in the zip code averages $1,183 per month, which is the 68th cheapest amount in Washington.
The median property tax for homeowners in Yakima is $1,953 per household, the No. 7 ranked market in Washington.
Residents pay $0.09 per kWh of electricity, which ranks No. 198 among Washington markets.
2. Aberdeen
The 98520 zip code is the 2nd-cheapest place to live in Washington.
🔎 Key data about Aberdeen
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 98.7 | No. 2 | N/A |
| Median home value | $263,487[8] | No. 3 | -$420,768.80 |
| Home affordability ratio | 4.655246327 | No. 9 | -2.3 |
| Home value five-year change | 0.5066434759[9] | No. 153 | 3.3% |
| Home value one-year forecast | 0.3%[10] | No. 117 | 0.0% |
| Rental costs | $1,262[11] | No. 5 | -$867 |
| Rent affordability ratio | 2.23% | No. 145 | 0.1% |
| Median household income | 56600[12] | No. 225 | -$41,504 |
| Property taxes | $2,245[13] | No. 15 | -$2,682 |
| Energy costs | 0.06697882646 kWh[14] | No. 116 | $0.00 |
Aberdeen's 98520 zip code has a median home value of $263,487, which is the 117th-cheapest housing market in Washington. You can rent for an average of $1,262 per month. That's the 5th-cheapest price in the state.
The average household income in the zip code is 56600, which ranks 225th-highest in the state.
Homeowners in Aberdeen pay a median property tax of $2,245 per year, making it the 15th-most affordable market in Washington.
Aberdeen ranks No. 116 among Washington energy markets. You'll pay 0.06697882646 per kWh of electricity.
3. Toppenish
The 3rd-cheapest place to live in Washington is Toppenish's 98948 zip code.
🔎 Key data about Toppenish
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 93.3 | No. 3 | N/A |
| Median home value | $263,387[15] | No. 2 | -$420,869.14 |
| Home affordability ratio | 4.220871392 | No. 3 | -2.8 |
| Home value five-year change | 0.4814830422[16] | No. 122 | 0.8% |
| Home value one-year forecast | 0%[17] | No. 26 | -0.3% |
| Rental costs | $2,129[18] | No. 103 | $0 |
| Rent affordability ratio | 2.17% | No. 88 | 0.0% |
| Median household income | 62401[19] | No. 209 | -$35,703 |
| Property taxes | $1,882[20] | No. 5 | -$3,045 |
| Energy costs | 0.09461582 kWh[21] | No. 198 | $0.03 |
The No. 2 cheapest housing market in Washington is Toppenish's 98948 zip code, with a median home value of $263,387. Rents in the market average $2,129 per month, making it the 103rd-most affordable rental market in the state.
The median property tax for households in Toppenish is $1,882, which makes it the 5th-cheapest place in Washington. Toppenish ranks No. 198 among Washington markets by energy costs. Residents pay 0.09461582 per kWh of electricity.
4. Wapato
The 98951 zip code in Wapato comes in at No. 4 on our list of the cheapest places to live in Washington.
🔎 Key data about Wapato
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 91.5 | No. 4 | N/A |
| Median home value | $266,898[22] | No. 4 | -$417,357.53 |
| Home affordability ratio | 4.461091874 | No. 5 | -2.5 |
| Home value five-year change | 0.4473107002[23] | No. 80 | -2.6% |
| Home value one-year forecast | 0%[24] | No. 26 | -0.3% |
| Rental costs | $2,129[25] | No. 103 | $0 |
| Rent affordability ratio | 2.17% | No. 88 | 0.0% |
| Median household income | 59828[26] | No. 218 | -$38,276 |
| Property taxes | $1,749[27] | No. 3 | -$3,178 |
| Energy costs | 0.09461582 kWh[28] | No. 198 | $0.03 |
The No. 4 cheapest housing market in Washington is Wapato's 98951 zip code, where the median home value is $266,898. Renters here pay an average of $2,129 per month.
When it comes to energy costs, Wapato ranks 198th among Washington markets. Residents pay 0.09461582 per kWh of electricity.
The median property tax for households in the zip code is $1,749, which makes it the 3rd-cheapest market in Washington.
5. Spokane
The 99205 zip code in Spokane ranks No. 5 among Washington's most affordable places to live.
🔎 Key data about Spokane
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 90.1 | No. 5 | N/A |
| Median home value | $317,064[29] | No. 11 | -$367,191.39 |
| Home affordability ratio | 4.591475527 | No. 8 | -2.4 |
| Home value five-year change | 0.5192516693[30] | No. 167 | 4.6% |
| Home value one-year forecast | 0.5%[31] | No. 177 | 0.2% |
| Rental costs | $1,515[32] | No. 13 | -$614 |
| Rent affordability ratio | 2.19% | No. 138 | 0.0% |
| Median household income | 69055[33] | No. 187 | -$29,049 |
| Property taxes | $2,302[34] | No. 19 | -$2,625 |
| Energy costs | 0.1004506546 kWh[35] | No. 210 | $0.03 |
Spokane's 99205 zip code has a median home value of $317,064, the 11th-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 Spokane is $2,302. It's the 19th-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 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 89.6 | No. 6 | N/A |
| Median home value | $237,206[36] | No. 1 | -$447,050.03 |
| Home affordability ratio | 4.443469039 | No. 4 | -2.5 |
| Home value five-year change | 0.6255041239[37] | No. 211 | 15.2% |
| Home value one-year forecast | 0.3%[38] | No. 117 | 0.0% |
| Rental costs | $2,129[39] | No. 103 | $0 |
| Rent affordability ratio | 2.17% | No. 88 | 0.0% |
| Median household income | 53383[40] | No. 228 | -$44,721 |
| Property taxes | $1,935[41] | No. 6 | -$2,992 |
| Energy costs | 0.06697882646 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 $237,206. Rents average $2,129 per month, making it the 103rd-most affordable rental market in the state.
Residents pay 0.06697882646 per kWh of electricity. It's the 116th-cheapest energy market.
7. Richland
Richland's 99354 zip code is the 7th-cheapest place to live in Washington.
🔎 Key data about Richland
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 88.0 | No. 7 | N/A |
| Median home value | $409,416[43] | No. 33 | -$274,839.91 |
| Home affordability ratio | 4.76513726 | No. 11 | -2.2 |
| Home value five-year change | 0.338764497[44] | No. 23 | -13.5% |
| Home value one-year forecast | 0.2%[45] | No. 36 | -0.1% |
| Rental costs | $1,715[46] | No. 31 | -$414 |
| Rent affordability ratio | 2.00% | No. 51 | -0.2% |
| Median household income | 85919[47] | No. 137 | -$12,185 |
| Property taxes | $2,988[48] | No. 37 | -$1,939 |
| Energy costs | 0.06697882646 kWh[49] | No. 116 | $0.00 |
You'll find the 33rd-cheapest home values in Washington in Richland's 99354 zip code. The median value: $409,416. Renters in Richland pay an average of $1,715 per month.
Homeowners in Richland pay a median property tax of $2,988 per year, which is Washington's 37th-most affordable market.
The average household income is 85919, which ranks 137th-highest in the state.
8. West Richland
The 8th-cheapest place to live in Washington is West Richland's 99353 zip code.
🔎 Key data about West Richland
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.4 | No. 8 | N/A |
| Median home value | $488,515[50] | No. 70 | -$195,741.08 |
| Home affordability ratio | 4.089254906 | No. 2 | -2.9 |
| Home value five-year change | 0.3377399181[51] | No. 22 | -13.6% |
| Home value one-year forecast | 0.2%[52] | No. 36 | -0.1% |
| Rental costs | $2,300[53] | No. 171 | $171 |
| Rent affordability ratio | 1.93% | No. 47 | -0.2% |
| Median household income | 119463[54] | No. 49 | $21,359 |
| Property taxes | $3,601[55] | No. 67 | -$1,326 |
| Energy costs | 0.06697882646 kWh[56] | No. 116 | $0.00 |
The 70th-cheapest housing market in Washington is West Richland's 99353 zip code, with a median home value of $488,515. Renters pay an average of $2,300 per month, the No. 171 rental market in the state.
The median property tax for households in West Richland is $3,601, which makes it the 67th-cheapest place in Washington. The average household income of 119463 ranks 49th.
9. Longview
Longview's 98632 zip code sneaks into the top ten of Washington's most affordable places to live.
🔎 Key data about Longview
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 85.1 | No. 9 | N/A |
| Median home value | $379,647[57] | No. 23 | -$304,609.02 |
| Home affordability ratio | 6.188008899 | No. 98 | -0.8 |
| Home value five-year change | 0.3998217706[58] | No. 45 | -7.4% |
| Home value one-year forecast | 0.3%[59] | No. 117 | 0.0% |
| Rental costs | $1,244[60] | No. 4 | -$885 |
| Rent affordability ratio | 2.03% | No. 55 | -0.1% |
| Median household income | 61352[61] | No. 213 | -$36,752 |
| Property taxes | $2,797[62] | No. 30 | -$2,130 |
| Energy costs | 0.06697882646 kWh[63] | No. 116 | $0.00 |
The 23rd-cheapest housing market in Washington is Longview's 98632 zip code, where the median home value is $379,647. Renters pay an average of $1,244 per month. It's the state's 4th-cheapest rental market.
The median property tax for households within the zip code is $2,797, which makes it the 30th-cheapest property tax rate in Washington.
10. Grandview
The final spot on our list of the most affordable places to live in Washington goes to the 98930 zip code in Grandview.
🔎 Key data about Grandview
| Data point | Value | Rank (out of 230 markets) | Difference from median or average |
|---|---|---|---|
| Affordability Score | 82.6 | No. 10 | N/A |
| Median home value | $322,394[64] | No. 14 | -$361,861.92 |
| Home affordability ratio | 4.825821326 | No. 12 | -2.1 |
| Home value five-year change | 0.4539093074[65] | No. 88 | -2.0% |
| Home value one-year forecast | 0%[66] | No. 26 | -0.3% |
| Rental costs | $2,129[67] | No. 103 | $0 |
| Rent affordability ratio | 2.17% | No. 88 | 0.0% |
| Median household income | 66806[68] | No. 195 | -$31,298 |
| Property taxes | $2,120[69] | No. 9 | -$2,807 |
| Energy costs | 0.09461582 kWh[70] | No. 198 | $0.03 |
The 14th-most affordable market in Washington is Grandview's 98930 zip code. The median home value is $322,394. Rent in the market costs $2,129 per month on average, making it the 103rd-most affordable rental market in Washington.
The median property tax for households in Grandview is $2,120, which is the 9th-cheapest property tax rate in the state.
Grandview ranks No. 198 among Washington markets by energy costs, with households paying 0.09461582 per kWh of electricity.
How we ranked the most affordable places in Washington
We evaluated 230 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.
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.
✍️ Editor’s note: Our Affordability Score identifies the most affordable places in a state by zip code. 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.
