$354,265Average Value$259Average Price per Sq Ft55Homes 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
Rebecca Dunn,
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 60 days on the market compared to the national average of 56 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.
What if the best part of buying a home isn’t just the home—it’s the life waiting for you there? This is the kind of place my clients have cared for, improved, and truly enjoyed since the day they bought it, and it shows. New flooring on the main floor gives the interior a fresh feel, a new 50-year roof brings peace of mind, the HVAC has been recently serviced, and outside there is added concrete
Experience Dorothy Lake waterfront living in this like new custom home, built in 2023, on a private third of an acre lot. Tucked away in a quiet cul-de-sac, this exceptional property is one of the few homes on Dorothy Lake with direct water access, complete with a private trail leading to the lake. Launch your kayak, cast a fishing line, or simply enjoy the peaceful waterfront lifestyle right
Location, curb appeal and stunning entertaining spaces. 4 Bedrooms and 1.75 baths. Living room with woodstove for those chilly nights. Dining area with french doors to entertaining patio. Updated kitchen with granite and marble backsplash, double oven, beverage fridge and updated appliances. Jetted tub in main bath. Three spacious bedrooms on upper level. Downstairs a family room with new carpet
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. This property qualifies for Freddie Macs First Look Initiative through 08/05/2026.
DUPLEX - Investment Opportunity with long term tenants. Each unit features 3 spacious bedrooms, 1 full bathroom, Large Living Room, Basement Laundry and basement bonus room (s) areas. New Roof, updated electrical, fresh exterior paint and some windows were replaced 2 years ago. Covered front porches and alley access with parking spots in the back yard. Home needs updating and will be sold "AS IS"
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 cooking space showcasing white cabinetry, stainless steel appliances, granite countertops, and tile flooring, complemented by warm hardwood floors extending throughout
MOTIVATED SELLER! they say "Gotta Go!" We will look at all reasonable offers. Sit back and enjoy the simple pleasures of this lovely Kelso home. Your new home will be close to town but have just enough of the country feel to destress and reground your soul where the wildlife is abundant. This 1598 sq ft beauty features 3 bedrooms with 2 bathrooms, a central living room, a cozy family room and a
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
Two for the price of One. Two tiny homes for the price of one. So many options on this piece of property. Two cute 1925 Craftsman style homes are now available. Both feature 1 bed 1 bath homes, ranges, fridges, dishwashers all the amenities you need including washer and dryer hookups. This is close to the downtown core, schools and shopping. Currently rented for $850 and $900.
Set along the scenic banks of the Cowlitz River, this home offers a rare blend of luxury, comfort, and Pacific Northwest beauty. This exceptional riverfront property boasts direct access to the serene waterway and enjoys prime frontage along the picturesque Three Rivers Golf Course, creating a truly tranquil and private setting. Inside, the home is thoughtfully designed with both elegance and
Beautiful 4-bedroom 2.5 bath two story home in lovely Lexington. Huge backyard with no neighbors from behind. No homeowner's association. Close to the shopping centers and freeway. Electric forced air furnace with heat pump, two car garage w/opener and hardwood floors. Motivated seller.
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.
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
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
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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