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
G. Yesenia Gomez,
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 Richland, WA sell after 67 days on the market compared to the national average of 54 days. The median sale price for homes in Richland, WA over the last 12 months is $469,990, down 1% from the median home sale price over the previous 12 months.
MLS# 288331 Another impeccably crafted home by award winning Windy River Homes! This one located in the South Richland neighborhood of South Orchards. Easy access to shopping, schools, the newest mercantile and so much more. A spacious two story home offering 4 big bedrooms and 3 full bathrooms plus an extra deep two car garage with working space for whatever you'd like (and RV Parking on the
MLS# 282404 New Beginnings at Quail Ridge at Horn Rapids Welcome to Lot 22, Phase III in the premier Quail Ridge community by Pahlisch Homes—where resort-style amenities including a sparkling pool, clubhouse, and fitness center enhance everyday living. Introducing the brand-new Siskiyou floor plan, a highly requested two-story design featuring the primary suite conveniently located on the main
MLS# 286924 Discover the Charm of Quail Ridge at Horn RapidsWelcome to Lot 42, Phase III in the sought-after Quail Ridge community by Pahlisch Homes—where residents enjoy exclusive resort-style amenities, including a private pool, clubhouse, and fitness center.The Malone floor plan offers 2,411 sq. ft. of thoughtfully designed living space. The expansive great room is defined by soaring ceilings
MLS# 285292 MLS #285286Amazing view lot located in the highly sought-after Crested Hills neighborhood of South Richland. This is a premier, build-ready view lot ideal for a luxury custom home. Enjoy expansive panoramic views of the Tri-Cities and the beautiful rivers below—an exceptional setting for elevated living.Bring your builder and create a true masterpiece in one of Richland’s most
Located in a quiet, established neighborhood, this single-story house is all about flexibility. It features four large bedrooms and two full bathrooms, so there is plenty of space for everyone to have their own area. There is even a small bonus room that works perfectly as a walk-in pantry, a home office, or a quiet hobby spot. Inside, the living room feels warm and inviting, especially with the
MLS# 289133 This Richland H house is bigger than it looks and full of flexible living space! Featuring 4 bedrooms, 2 bathrooms, and a finished basement, this home offers two spacious living areas, bonus rooms, and plenty of storage space throughout. Enjoy a backyard lined with grapes and an additional storage shed. A wonderful opportunity to own a well-maintained home with room to grow and space
Introducing The Alderwood, not just a house but a home. Upon entry, a few steps in and you walk into a spacious great room with a cozy fireplace and hard flooring throughout. From here we go past the dining area and into the kitchen with a large centered Quartz island, walk-in pantry and access to the backyard with a patio cover or the 3-car garage. Up the stairs is two bedrooms separated by a
MLS# 289591 The convenience of lifestyle and physical location make this property one to consider! Three bedrooms, 2 baths, interior courtyard for enjoying the beautiful weather w/privacy. All on one level these Townhomes offer a quick jaunt to Meadow Springs Country Club, quick trip to the mall and other shopping. Vaulted Ceilings, List of upgrades, New Roof, New HVAC, New Kitchen, New Flooring,
Welcome to The Cashmere! This beautiful single-level residence is designed for comfort and convenience, complete with a spacious 3-car garage and a charming patio cover, perfect for enjoying the outdoors. Step inside to discover an inviting open-concept layout featuring 4 spacious bedrooms and 2 stylish bathrooms. The formal dining area flows seamlessly into the impressive great room, whichboasts
MLS# 285286 Amazing view lot located in the sought-after neighborhood of Crested Hills in South Richland. This is a premier view lot that is suited for a high-dollar custom home. Expansive panoramic views of the Tri-Cities and the beautiful rivers. Bring your builder and create your masterpiece. There are 2 lots available and they are side by side. 2383 Morency Ct. and 2387 Morency Ct.
Welcome to South Orchard of Badger Mountain South! This home built by South Fork Homes represents modern living, convenience, and affordability! Perfectly located in a desirable new neighborhood, South Orchard offers miles of walking and bike paths, scenic views, and upcoming parks and new schools. This home features a beautiful stucco exterior, 3 bedrooms, 2 full bathrooms, an open layout, and a
MLS# 289560 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 shelving cabinets,
MLS# 291088 Welcome to this beautifully updated, stick-built 3-bedroom, 2-bathroom home designed with comfort, accessibility, and practicality in mind. Offering true single-level living, this residence provides a functional layout ideal for those seeking ease of mobility and low-maintenance convenience. Built with quality construction and thoughtfully enhanced for accessibility, the home features
MLS# 291013 Welcome to 2508 Falconcrest Loop in Richland, where elevated design meets an easy, lock-and-leave lifestyle. Perched to capture panoramic Tri-Cities views that stretch for miles, this exceptional 2,923 sq ft residence offers four bedrooms, three bathrooms, and a spacious three-car garage—all thoughtfully designed for comfort, entertaining, and effortless living. From the moment you
MLS# 290935 This charming home in a quiet neighborhood offers it all, 4-bedroom, 2-bath, 2,190 SF of thoughtfully designed living space and a highly desirable split-bedroom floor plan. Located close to White Bluffs Elementary, Brookstone Park and Queensgate shopping area. The location is hard to beat. The inviting living room features coffered ceilings, a cozy gas fireplace, wood blinds and
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
FOR RENT: MLS#291119 Great North Richland easy living condo Available Now. 3 bedrooms featuring the primary bedroom on main level and 2.5 bathrooms with office area in the upper landing with 2 car garage. Includes all appliances. Great room concept, quartz countertops, plank flooring, and a stones throw to the river. All applicants 18 & older to complete 3rd party screening through Acranet. Move
Welcome to Affinity at Badger Mt, where life for the 55+ crowd is anything but ordinary! Here, we redefine what it means to live actively and passionately. Our community buzzes with vibrant energy, offering a family-like atmosphere where you and your furry friends feel right at home. Enjoy and play in over 30,000 square feet of social and activity space, including weekly happy hour at our very
We do not accept 3rd party applications or viewing requests. 3 Bedroom, 2 Bath 1408 sqft Home in Richland Move-in ready 3-bedroom, 2 bath home in sought-after neighborhood in Richland. The flawless kitchen incorporates stone countertops, stainless steel appliances, precision-built cabinets and an expansive breakfast bar. Vaulted ceilings accent the great room with its fireplace and door outside
Welcome to Mosaic on the River, a premier apartment community located in Richland, Washington. Ourapartments are designed to offer you the perfect balance of comfort and style.Whether you're a shortor long-term working professional, a student, or just someone who wants to enjoy life in the Tri-Cities area, Mosaic on the River is the perfect place for you. Our community's prime
We do not accept 3rd party applications or viewing requests. 2 Bedroom, 2 Bath condo, 1,758 sqft in Richland Bright and inviting 2-bedroom, 2-bath condo perfectly situated along the golf course, offering peaceful views and a relaxing lifestyle. This well-maintained home features an open living and dining area, abundant natural light, and a private patio ideal for enjoying morning coffee while
Up to 1 Month Free! Limited Time Offer. Contact our team for more information. Welcome to Shoreline Village Apartments in Richland, WA! Discover newly remodeled, spacious two-bedroom apartments with beautiful views of the Yakima River and two private patios in every home. Our pet-friendly community offers fantastic amenities, including a fitness center, a sparkling pool, tennis courts, and a
MLS# 291038 FOR RENT: Introducing 260 Adair Dr, a stunning 2-story home located in the desirable Hills West neighborhood of Richland, WA. This spacious residence boasts four bedrooms, two and a half bathrooms, a formal living room with a cozy fireplace, and a den for added flexibility. The butler's pantry is perfect for entertaining, while the three-car garage provides ample storage space. The
Welcome home to your own tranquil haven. Surrounded by beautiful green open spaces, The Villas at Meadow Springs offers a wide variety of amenities, from large closet space to thoughtfully designed floor plans - but luxury doesn't stop at the doorstep. Explore a community that you will be happy to call your home!
We do not accept 3rd party applications or viewing requests. 3 Bedroom, 1 Bath 1152 sqft Home in Richland Darling 3-bedroom, 1 bath cottage in Central Richland. Brand new paint and hard surface flooring throughout. Bright and open kitchen with plenty of white cabinets, butcher block countertops and a skylight. Vintage bathroom has tons of charm, and the spacious sunroom is the perfect space to
Find your new home at Richland Court. The professional leasing team is excited to help you find your dream apartment. These apartments feature a wide variety of modern amenities. Some of these include: smoke-free options, a sauna, and tile floors. It's time to find your new home. Contact or stop by Richland Court to schedule a tour!
We do not accept 3rd party applications or viewing requests. 3 Bedroom, 2 Bath plus an Office 1853 sqft Home in Richland Impeccable 3-bedroom, 2 bath home plus an office in outstanding Hood River neighborhood in Richland. This feature-rich home is highlighted by the radiant kitchen fit for a Chef. Seamless characteristics include stone countertops, stainless steel appliances, walk-in pantry and
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