Richland, one of the Tri-Cities along with Pasco and Kennewick, used to be a small farming village. That was until 1942, when the U.S. government selected it for the Manhattan Project. The area was ideal for uranium and plutonium production — thus, atomic weapon manufacturing — because of its discreet location in Eastern Washington and its access to Columbia River water. Within a year, the government had claimed the 250-person village under eminent domain, and a Spokane architect had planned a 16,000-person city. That city, Richland, would be about 30 miles south of the new Hanford Engineer Works, where the radioactive materials would be processed. That city came to be known as “The Atom Bustin’ Village of the West" and produced about two-thirds of the country’s plutonium from 1943 to 1988.
Though the Hanford Site has been decommissioned and isn't harmful to residents, Richland’s atomic legacy is still present. The site’s waste removal project employs roughly 13,000 people, and other scientific industries have come to the area. On the city’s north side, Pacific Northwest National Laboratory specializes in chemistry, biology, Earth sciences and data science; Kadlec Regional Medical Center, central in Richland, has an award-winning cardiac care program and an all-digital outpatient imaging center. Atlas Argo plans to operate a new carbon-neutral fertilizer factory by 2027, too, and the city of 65,000 continues to grow. “A lot of people left town in the ‘80s when Hanford closed, but we’re not a one-trick pony anymore,” says Cari McGee with RE/MAX Northwest, a real estate broker since 2004. “It’s such a great community that gets under your skin. We have a fair amount of people that come in and out. Sometimes people stay a couple of years, but they might come back to retire.”
The Manhattan project will take you to view the historic nuclear site nearby.
Richland offers quick access to the Columbia river for locals to enjoy.
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The ABCs of Richland’s housing market
Gustav Albin Pehrson, the Spokane architect who designed the city, drew up blueprints for duplex, single-story and two-story homes, and each layout got a different letter. These “alphabet homes” were built by the U.S. government in the ‘40s, and they’re a Richland signature today. They’re still central in the city, but many of them have been renovated. The Gold Coast Historic District is a subsection of this area, named for its larger homes on the Columbia River. As the city expanded through the 1960s and onward, developers built mostly on the northern and southern sides of town. South Richland has especially new construction from the 2020s, and their top end is about $1.5 million. The median sale price for the city overall is about $475,000, about $50,000 higher than neighboring Kennewick.
There are many new construction communities being planned in Richland.
Alphabet homes are left over from an influx of workers at Hanford.
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Yakima and Columbia rivers, surrounding hills
On the city’s west side, the Yakima River flows in from the Cascade Mountains, and on the east side, the Columbia River comes all the way down from British Columbia, Canada. The latter is about double the width of the Yakima, so it has most of the area’s waterfront parks. Along the 8-mile Riverfront Trail, Columbia Point Golf Course has 18 holes of rolling fairways, and Leslie Groves Park has beach volleyball. The Richland Yacht Club and boat ramp cater to those looking to explore the small islands along the river. Among the many hills around the city, Badger and Candy mountains are to the south, and their hiking trails have views of the basin below.
Locals enjoy running along the trails with views of the Columbia river.
Richland features several parks that sits next to the river.
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High state rankings for Richland School District
Built alongside the rest of the city in 1944, Richland School District serves about 14,000 students across its 18 campuses. Niche gives it an A and ranks it in the top 15 best school districts in Washington, ahead of roughly 220 others. Hartford High receives an A on the city’s north side, and Niche considers it the best public high school in Benton County. Washington State University Tri-Cities is also in this area with 20 undergraduate and 33 graduate programs.
Richland offers several public schools nearby.
Richland features one of the WSU satellite campuses.
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Uptown Shopping Center and The Richland Parkway
Uptown Shopping Center was one of the first car-oriented malls in America, built in 1949. Today its neon signs and brick storefronts stand as atomic age artifacts, and the district is walkable. Small businesses have come and gone over the years, but Tahitian food, laser tag and bike rentals are now connected by wide sidewalks. Colorful murals depict atoms and rocket ships, and with a red, towering sign, Uptown Theatre is both a local landmark and a concert venue. The Queensgate area, toward South Richland, has chain restaurants and big box stores such as Walmart, Target and Costco. “It’s the only Costco for miles and miles around, so that’s a huge draw,” McGee says. “Normally they don’t build two stores in a city of this size, but we’re actually getting another one in August 2025.”
Richland offers several commercial shopping hubs nearby.
The Uptown shopping center is a local favorite in downtown Richland.
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Tri-City events: Richland Farmers Market, July Fourth and others
The Richland Farmers Market, one of six markets in the region, is central in the city on Thursdays from June to October. Pasco Grand Old 4th of July Celebration has everything from pancakes to parades, and Kennewick’s River of Fire fireworks color the sky above the Columbia River. The Tri-City Water Follies — what locals call “the hydroplane races” — are along this river in late July. About 50,000 people come to watch the plane-boat hybrids, and vendors line the riverbank.
Downtown Richland is nestled within lots of outdoor amenities nearby.
Richland is full of residential suburbs and new developments.
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Sunny days and high winds in the Columbia Basin, crime levels
Unlike the rainy, cloudy climate of Western Washington, Richland has about 300 sunny days per year. This semi-arid, basinal desert has summers that can go above 100 degrees and winters that rarely drop below 25. In fall and spring, heavy gusts power the area’s wind farms but frequently lead to property damage. A November 2022 storm reached gusts above 60 miles per hour, leading to abundant treefalls, power outages and even flipped trailers.
In 2023, Richland had a monthly crime rate average slightly higher than the state average and slightly lower than the national one. The rate for property offenses was significantly lower than state levels, but significantly higher than national numbers.
Agriculture is a large part of the Richland economy.
Richland is surrounded by miles of farmland.
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Interstate 182 and other routes around the Tri-Cities
Interstate 182 is the main thoroughfare through Richland and the Tri-Cities region. It goes about 10 miles east to Pasco and, connecting to I-82, about 10 miles west to Benton City. It also links with state Route 240, leading to South Richland and Kennewick. Ben Franklin Transit has about 20 bus routes throughout the region, too, and neighboring Pasco has the Amtrak Empire Builder line. This rail follows much of Lewis and Clark’s route, a 1,750-mile stretch from Portland to Chicago. The Richland Airport is on Richland’s north side, but Spokane International Airport is about 140 miles northeast.
I-82 is a major freeway that locals use to get around.
Richland offers beautiful views over the city with nearby hiking trails.
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Written By
Matt Medl
Photography Contributed By
Brandon Wong
Video By
Mike Dunleavy
Interested in learning more about homes in this area?
Reach out to
Tracy Croshaw,
an experienced agent in this area.
GreatSchools:
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On average, homes in Richland, WA sell after 61 days on the market compared to the national average of 52 days. The median sale price for homes in Richland, WA over the last 12 months is $475,000, consistent with the median home sale price over the previous 12 months.
MLS# 287466 Set in a quiet North Richland cul-de-sac near Jason Lee Park in Westview Acres, this 5-bedroom home offers over 3,100 sq ft of space, flexibility, and thoughtful updates on a 0.41-acre lot. The main level features a light-filled living room with a large picture window and wood-burning fireplace, a separate dining room, and an updated kitchen with brand-new stainless steel appliances—
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MLS# 287253 MLS# 284654 This home is a perfect blend of charm and modern convenience, offering 3,148 sq ft, 5 bedrooms, and 4 bathrooms in a thoughtfully updated 1960-built design. With Pella windows, recessed lighting, and three heating options—including Heat Pump HVAC, hot-water electric baseboard and two fireplaces—comfort is guaranteed year-round.The spacious kitchen features pull-out
MLS# 286502 Welcome to 1321 Woodbury St. Richland, Washington! This beautiful home offers a comfortable single level home, perfect for families and anyone looking for ease of mobility. Inside the home, you'll find three bedrooms and two bathrooms, providing plenty of space for your growing family. Home also provides a two-car garage that is partially drywalled and laundry room inside home. You
MLS# 286788 This beautiful 5-bedroom, 3-bath, 2-story home in the Lexington Heights neighborhood of South Richland offers 2,859 sq ft of thoughtfully designed living space on a 0.33-acre double lot. Built in 2013, this home has been meticulously maintained and shows like a model. The main floor features an open-concept layout with a spacious kitchen, dining area, and living area, perfect for
Welcome to this beautifully designed home in Applewood Estates, one of South Richland’s most desirable neighborhoods. Purposefully built for accessibility and comfort, this home blends thoughtful design with timeless style. Enjoy tile flooring throughout. The open-concept layout is ideal for both daily living and entertaining, featuring ceiling fans in the living room and the primary suite for
A blend of on-site amenities, convenient in-home features, and a neighborhood that makes life simpler is everything you’ve ever wanted in a Garden Style community, so make your move to Copper Mountain today and have it all. From a cozy yet spacious 1, 2, 3 & 4 bedroom apartment to a prime location in Richland, Washington, this is the home you’ve been waiting for.
THIS HOME IS FOR RENT! This sprawling 5-bedroom home in Richland features new build amenities and convenient location! Located in Richland near Celebration Park, you will love the proximity to I-82 for easy highway commute but hidden quiet neighborhood. Enter to find hand textured walls, a fireplace with stone surround/hearth and mantle, a vast living room space, and modern touches all
Brand-New TownhomesWestland Townhomes seamlessly blends an active lifestyle with a peaceful community atmosphere. From vibrant, fun-filled amenities to serene, tranquil spaces, our community is designed to offer an amazing living experience. Whether you’re enjoying a lively activity or unwinding in a calm setting, Westland Townhomes provides the perfect balance for a fulfilling
Walk Score® measures the walkability of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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