$352,745Average Value$260Average Price per Sq Ft63Homes 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
Jaried Frogosa
Interested in learning more about homes in this area?
Reach out to
Shirley Osborne,
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.
View GreatSchools Rating Methodology
On average, homes in Kelso, WA sell after 55 days on the market compared to the national average of 57 days. The median sale price for homes in Kelso, WA over the last 12 months is $355,000, up 1% from the median home sale price over the previous 12 months.
MODEL HOME FOR SALE! Set along the peaceful Cowlitz River, The Retreat at River’s Edge in Kelso offers a rare riverfront lifestyle with pathways to the water for boating, fishing, or paddleboarding. Watch for bald eagles, herons, and sea lions from your backyard, or enjoy a round at The Three Rivers Golf Course just across the river. This home combines comfort and flexibility with 3 bedrooms, 2
Welcome to The Retreat at River’s Edge in Kelso— where riverfront living meets modern convenience. Set along the peaceful Cowlitz River, this new community provides water access from every homesite for boating, fishing, or paddleboarding, with eagles, herons, and even sea lions often spotted along the shoreline. Just across the river, The Three Rivers Golf Course offers year-round play. This home
Set along the peaceful Cowlitz River, The Retreat at River’s Edge in Kelso offers a rare riverfront lifestyle with pathways to the water for boating, fishing, or paddleboarding. Watch for bald eagles, herons, and sea lions from your backyard, or enjoy a round at The Three Rivers Golf Course just across the river. This proposed home combines comfort and flexibility with 3 bedrooms, 2 baths, and a
Move-in-ready 4-bedroom home on a spacious .28-acre lot! This remodeled property offers an open-concept layout, a main-level primary suite, and a fully updated kitchen with territorial views. Upstairs includes additional bedrooms, with a large fourth bedroom ideal as a bonus room or second living space, complete with two walk-in closets. Enjoy year-round outdoor living on the covered and enclosed
Need a little space without disappearing into the middle of nowhere? This charming 1928 home offers 2,092 sq ft, 3 bedrooms, and 2 bathrooms on an oversized, fully fenced lot—just outside of town, close enough for convenience, with that classic “older home” soul you don’t find in cookie-cutter builds.Step inside to an open living room that flows naturally into the dining area and
Welcome to this spacious 4 bedroom 3 bath 3,108 sq. ft. home located in the desirable Kelso Hills neighborhood. Designed for comfortable main-floor living this well-maintained property offers a thoughtful layout. The main level features a large kitchen with an island and eating bar, seamlessly connected to the cozy living room complete with a wood stove—perfect for chilly winter nights. The
Rare 1-acre opportunity in Rose Valley with valuable improvements already in place. This parcel features a powered garage with its own separate electrical panel, paved county road access, septic design on file, and recorded easement documentation available through title. No well currently installed, but potential for a shared well with neighboring property owner may offer added flexibility. Bring
Discover the blend of rural charm and modern convenience on this beautiful 2-acre lot, nestled in the valley while still being close to local amenities. Located on a paved dead-end street, this property offers quiet living seclusion and privacy making it the perfect retreat from city life. Enjoy the benefits of a 25GPM shared well and approved septic making your future building plans a breeze.
Priced to SELL-Come experience the kind of view photos simply can’t capture—you have to see it in person to truly appreciate it. This stunning property overlooks the Columbia River in both directions, offering a rare opportunity to create your dream home in a one-of-a-kind setting. The potential build site has already been cleared, with soil evaluations, perc test, proposed site map, and CC&R’s
Nice 3 bedroom 2 full bath home in TimWa 55+ manufactured home park. Primary has an attached full bathroom with a large closet. Kitchen comes with stove and dishwasher. Washer/Dryer included. 2 additional bedrooms and another full size bathroom with a vaulted spacious living room and dining area round out this clean and move in ready home. Newer laminate wood floors and neutral paint colors will
NOW AT ROCK BOTTOM PRICE!!! AMAZING SUNSETS AND VIEWS AWAIT! Come experience this beautiful DAYLIGHT RANCH home on junior/ .77 ACRE LOT, and VIEW OF THE VALLEY & COLUMBIA RIVER!! This one is truly a gem! Take in those views from inside or while sitting on your wrap-around deck! This lovely and versatile daylight ranch floor plan offers main-level living(2 bedrooms, 1 full bath = living &
You won't want to miss out on touring this stunning home located on a spacious and picturesque 5.41 Acre plot! With hard to find architectural features, an included shop with lofted storage, as well as a beautifully landscaped and terraced yard, this home won't last long! Enjoy the outdoors with views of the surrounding forestry and mountain ranges from the large windows, or take things outside
Very nice 2-bed, 2-bath home w/ den located in the quiet and desirable Brookhollow 55+ community. This home offers spacious living and dining areas, a well-appointed kitchen with instant hot water, all appliances included and newer carpet in main living area. Exterior highlights include a covered front porch, detached storage shed, attached two-car carport, and additional parking alongside the
Dont miss your chance to own this nearly 2500 sq ft home with a SHOP, large lot, and situated on a dead end street for added privacy! Home was added onto/remodeled in 2002 and features; Huge kitchen, peninsula seating, dual ovens, custom hardwood cabinetry throughout, large primary bed/bath combo, with large bedrooms and bonus rooms. Wood burning stove keeps the place cozy in the winter months.
Completely move-in-ready 3-bedroom, 3-bath home built in 2022 situated on a spacious .23-acre lot with territorial and distant valley views from the front of the home. Inside, you’ll find gorgeous epoxy flooring throughout for easy care and a modern feel. The bright and light living room features an abundance of windows, creating an inviting atmosphere. An adjacent dining room offers convenient
Welcome to Allen Street Apartments where a sense of serenity awaits you. Ideally situated in a quiet residential neighborhood and conveniently located to the freeway, shopping, restaurants, theaters and schools. Our community offers views of mountains and trees and a place to unwind at the end of the day. Take a stroll along the river, unwind in our Jacuzzi and saunas, relax at our heated outdoor
Welcome to RiverStone Villas, a premier apartment community nestled in the heart of Kelso, WA. Built in 2023, our pet-friendly apartments offer a blend of modern comfort and convenience with a touch of luxury. The RiverStone Villas community is rich with amenities designed to enhance your lifestyle. Stay active with our fitness center, sports court, and trails, or relax in our swimming pool or
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