$353,424Average Value$320Average Price per Sq Ft7Homes For Sale
County seat on the Cowlitz River
In southwest Washington, about 6 miles from the Oregon state line, sits the small city of Kelso, overlooking the Cowlitz River. The city’s gridded center extends a few blocks across Allen Street Bridge into its twin city of Longview; both cities were built for lumber manufacturing, an industry that still contributes to their economies today. As the county seat, Kelso contains the Cowlitz County Historical Museum, which tells the story of the region, starting with its Cowlitz tribal history. It covers the arrival of Scottish settlers, the disastrous 1980 Mount St. Helens eruption and the 1981 completion of Interstate 5, which attracted commuting homebuyers to the area. Kelso School District, rated B-minus on Niche, is a major employer in the city.
The Allen Street bridge connects Kelso to Longview.
Most of Kelso's neighborhoods are organized in gridded streets.
Kelso School District, rated B-minus on Niche, is a major employer in the city.
Both Kelso and Longview were built for lumber manufacturing,
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Hundred-year-old bungalows and new constructions
The median single-family home price in Kelso is about $390,000, which is on par with the national median. As of December 2024, the average Kelso sale price increased by 7% over the year. Bungalows built between the 1920s and 1940s—many needing renovations—sell for under $250,000. New Traditional homes between $700,000 and $900,000 are being built for the new riverfront community near Three Rivers Golf Course.
The southern half of the city is rural and sparsely populated. Kelso’s population decreases by 0.5% annually; the 2025 estimated population is about 12,500. According to FBI statistics, the city’s property and violent crime rates are consistently higher than state and national rates. However, property crime rates sharply declined at the end of 2023, sinking lower than national rates for the first time in years.
Older bungalows in Kelso sell for under $250,000.
New Traditional homes between $700,000 and $900,000 are being built in Kelso.
Kelso features new river front construction along the Cowlitz River.
The median single-family home price in Kelso is about $390,000.
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The Kelso Highlander Festival at Tam O’Shanter Park
Kelso was named after a town in Scotland, and the annual Kelso Highlander Festival brings residents together to celebrate the city’s heritage. Every September, Tam O’Shanter Park hosts the free celebration, which features Celtic dancing, a Parade of the Clans and the Highland Games, consisting of traditional Scottish lawn games. Kelso’s largest park, Tam O’Shanter Park has soccer, softball and baseball fields.
Three Rivers Golf Course is playable year-round. Because of its sand and silt base, the course’s fairways dry faster than others on rainy days. A paved bike path parallels the railroad tracks and Cowlitz River; the river used to be a hotspot for smelt fishing, but steelhead is more common now. Hikers can explore mountain trails outside the city, like at Mount St. Helens, which last erupted in 1980. Earthquake tremors could signal another eruption. The climate in Kelso is mild and temperate, and summers are dry.
Three Rivers Golf Course in Kelso s playable year-round.
Tam O’Shanter Park features an assortment of amenities on Kelso's east side.
Kelso features a paved bike path that parallels the railroad tracks and Cowlitz River.
Tam O’Shanter Park features a soccer field on Kelso's east side.
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Easy access to I-5 and Amtrak
Interstate 5 runs north-south through the center of the city, allowing for straightforward drives 48 miles south to Portland International Airport. Railroad tracks pass through Kelso Amtrak station, paralleling the Cowlitz River, and ongoing infrastructure improvements to railroad crossings will improve safety for cyclists, pedestrians and vehicles. For now, the construction causes road closures. Travelers can also catch Greyhound buses at the Kelso Amtrak station. RiverCities Transit transports bus passengers between Longview and Kelso. The nearest hospital is PeaceHealth St. John Medical Center in Longview.
Railroad tracks pass through Kelso’s Amtrak station, paralleling the Cowlitz River.
Kelso's Amtrak station provides service to both Seattle and Portland.
RiverCities Transit transports bus passengers between Longview and Kelso.
Longview's PeaceHealth St. John Medical Center is located in New West Side.
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An assortment of businesses at Three Rivers Mall
Retail in Kelso is geographically centered around the Three Rivers Mall, an indoor shopping center that had its heyday decades ago. “Three Rivers Mall by the Target used to be legit back in the day. When I was a kid, that’s where you would go shopping,” says Kristin Cheatley, Longview native and River Ridge Real Estate broker who sells in Kelso. “There were a lot of stores. Now you’ve got a movie theater, a kids’ play place, physical therapy, a few random ma and pa shops, a cheesecake place, a gym, a library – not mall things. It’s been taken over by other businesses. I don’t know the last time I went to the mall to shop.” Some casual restaurants line State Route 4, which leads into Longview for more shopping and dining along Commerce Avenue and Washington Way.
Retail in Kelso is geographically centered around the Three Rivers Mall.
Located next to the Three Rivers Mall in Kelso is a Target.
The THree River's Mall in Kelso features a Regal Cinema.
Downtown Longview is nearby Beacon Hill and offers shopping and dining.
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Written By
Laura Copan
Photography Contributed By
Brian Lee
Video By
Timothy Cerva
Interested in learning more about homes in this area?
Reach out to
Michael Benson,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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On average, homes in Kelso, WA sell after 75 days on the market compared to the national average of 70 days. The median sale price for homes in Kelso, WA over the last 12 months is $540,000, up 50% from the median home sale price over the previous 12 months.
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