$355,556Average Value$261Average Price per Sq Ft59Homes 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
Bradley Mulliner,
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 66 days on the market compared to the national average of 55 days. The median sale price for homes in Kelso, WA over the last 12 months is $365,000, up 4% from the median home sale price over the previous 12 months.
First time ever on the market! Welcome home to this inviting 5-bedroom, 3.25-bath home in Hilander Estates! With multiple living areas and plenty of room to spread out, this home offers a flexible layout perfect for everyday living and entertaining. The open kitchen features custom cabinetry, stainless steel appliances, a large pantry, and easy access to the spacious deck overlooking the wooded
Set back from coveted Pleasant Hill Road lies "The Barn". 2 lots=4.37 acres of privacy. Designed for a super workshop, the 1,500 sq ft 4-bay garage can store 8 vehicles, 60'x25' 10 foot ceilings. 8'X9' roll-up doors are the gateway to storing your prized motorcars, motorcycles, hobbies. Work bay has a dividing slider, workbenches, shelving, an I-beam for chain hoist. Flexible space in remaining 3
This beautifully maintained 3 bedroom home offers comfortable and relaxing living with a wonderful outdoor space! The kitchen features granite countertops, abundant natural light and tons of storage! The double doors open up to a deck perfect for morning coffee or summer barbecues!! The vaulted ceiling in the living room really opens things up and the LVP flooring throughout the first floor is a
A little slice of heaven. This 6856sqft mountain-top estate exemplifies resort living. Perched above the clouds on top of 8.4 private acres, this custom built home features 7 expansive bedrooms, 3 full baths, + 2 additional 3/4 baths, a gourmet kitchen with butler's pantry, a great room with wood burning stove, vaulted t&g pine ceilings, premium hardwood floors, custom designed raja-stone tile,
Opportunity awaits with this 1.33 acre parcel offering a close in and convenient location within the City of Kelso. Gently sloped and lightly treed, the property offers plenty of possibilities for a future homesite or potential development. Electrical service is available in the street. Property will likely require a private well and onsite septic system. Zoned RSF 10, with a 10,000 SF minimum
Spacious and well-maintained home offering a total of 2,912 sq. ft. on nearly 3/4 of an acre. The main level features 3 large bedrooms and an updated bathroom with a spacious shower. Stylish updates include a beautifully remodeled kitchen showcasing white cabinetry, stainless steel appliances, granite countertops, and tile flooring, complemented by warm hardwood floors extending throughout the
Enjoy country living close to town. This home sits on a 5 acre parcel with part ownership of a pond and deeded access to the Cowlitz River for Fishing & Recreation. Large Shop - 38x43 - is insulated with pull through parking for the automotive enthusiast & insulated with a wood stove making this a great wood working shop or hang out area. -22x40 -covered carport with a 2nd covered carport behind
Spacious 4 bedroom home on a large fenced flat yard near Kelso schools with easy freeway access. Nice easy commute to North or South and easy jaunts to shopping and entertainment. The expensive stuff was done already - roof, siding, windows and other updates are approx 4 years old. There are 2 bedrooms on the main floor with the kitchen, bath, utility room and living room. 2 more bedrooms
Opportunity awaits with this 1.38 acre parcel offering a close in and convenient location within the City of Kelso. Gently sloped and lightly treed, the property offers plenty of possibilities for a future homesite or potential development. Electrical service is available in the street. Property will likely require a private well and onsite septic system. Zoned RSF 10, with a 10,000 SF minimum
Comfortable, move-in ready, and full of charm — this 1996-built Kelso home checks all the boxes. Spread across 1,676 SF, the layout features 3 bedrooms, 1.75 baths, and a generous primary bedroom with plenty of room to make your own. Newer vinyl plank flooring gives the home a clean, updated feel from the moment you walk in. Step outside to a lovely front deck ideal for relaxing or entertaining.
Built in 2020, this stunning 4-bedroom, 2.5-bath home offers 2,344 sq ft of modern living on 5 flat acres. The open-concept great room is made for gathering, while the chef's kitchen impresses with granite countertops and stainless appliances. Retreat to the spacious primary suite featuring a luxurious ensuite with dual sinks and hard surface counters. The seller is currently putting the
A drive-through shop with loft storage sits alongside a wooded, private 2.6-acre lot with room for all the vehicles and toys. A looped driveway with two entry points makes coming and going effortless — no backing out, no tight turns. Inside, the layout opens up — living, dining, and wet-bar in one connected space — and the primary bedroom is a retreat of its own, with a large ensuite bath. Three
3-bedroom, 2 bath, 1686 square foot manufactured home built in 2021. Located on 5.94 acres with a detached shop and 2 sheds. Home has a living room, panty and French doors that lead to the family room.
Don't miss this opportunity to build in a desirable location with stunning views and room to make it your own. Start each day with beautiful views overlooking the Columbia River. With just over half an acre, you'll have the extra space and privacy that so many are looking for. Conveniently located just minutes from I-5 and amenities this property also offers an easy commute. Water, sewer, and
This single-level 4 bedroom, 2 bath home offers 1,709 sq ft on a full acre in town, and the lot may be subdividable. The living room features a wood stove set in a stone hearth and a large picture window, and a kitchen with an eating bar. The dining area opens through French doors to a big concrete patio, and the attached 2-car garage handles daily parking with room to spare out front.The
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
Enjoy comfortable living in this 3 bedroom, 1.75 bathroom home with a bonus room, featuring a spacious living room, dedicated dining area, and a functional kitchen with abundant cabinet and countertop space. The fully fenced backyard, patio, attached garage, covered carport, and additional driveway parking offer plenty of room to relax and enjoy the property. The bonus room features its own
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