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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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.
1/2
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
Thomas Floyd,
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 70 days on the market compared to the national average of 56 days. The median sale price for homes in Richland, WA over the last 12 months is $474,999, down 1% from the median home sale price over the previous 12 months.
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
Nestled at the southern base of Badger Mountain, in the highly sought-after West Village subdivision of Richland, this thoughtfully designed, 2020 Prodigy-built, modern farmhouse, offers the perfect blend of design, functional living, and low-maintenance lifestyle in the heart of the Tri-Cities. From the moment you arrive, the home’s modern farmhouse exterior, clean lines, and curb appeal set the
MLS# 291368 Better than new! This beautifully maintained 4-bedroom home built in 2020 offers the style and efficiency of new construction with the valuable upgrades already complete — including backyard fencing, professional landscaping with custom firepit, blinds, and thoughtfully designed living spaces- including a possible 5th bedroom/multi gen option with Murphy Bed! Inside, you’ll find warm
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
Introducing the Vashon, one of our larger single-level designs ideal for a small family. This home features a spacious great room at its center with a 10-foot ceiling. It includes two bedrooms at the front, one of which is perfect for a den or office, and a primary suite at the rear complete with a soaking tub and standalone shower. Adjacent to the great room is a large open kitchen featuring an
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
Wow! This home has it all. Three bedrooms, two baths and a SHOP!! Inside: a rambler with basement, over 2000 square feet of space. All the usuals inside - living, dining, kitchen (appliances included), big bedrooms and bathrooms. Home has been kept VERY well (no projects here). Outside - fully fenced backyard, dog run, garden area, two driveways (yup, you read that right) and a two car SHOP
MLS# 292456 This solar-powered single-story home in the Horn Rapids community offers a practical layout with over 2,100 square feet of living space. The floor plan includes 3 bedrooms, 2 bathrooms, and versatile bonus areas. A major benefit of this property is the solar panel system, which covers all electricity costs and offsets a large portion of the home's monthly operational expenses.The
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
Nestled at the southern base of Badger Mountain, in the highly sought-after West Village subdivision of Richland, this thoughtfully designed, 2020 Prodigy-built, modern farmhouse, offers the perfect blend of design, functional living, and low-maintenance lifestyle in the heart of the Tri-Cities. From the moment you arrive, the home’s modern farmhouse exterior, clean lines, and curb appeal set the
MLS# 291468 Golf Course Living in Meadow SpringsYou’ll fall in love with everything this beautifully renovated single-level townhome has to offer. Enter through a private courtyard into a bright, open interior featuring a chef’s kitchen with granite countertops, gas stove, custom cabinetry, and seamless indoor-outdoor flow.Low-maintenance living meets resort-style comfort in Casa Sueno.- Open
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.
MLS# 291780 Welcome to this beautifully maintained stucco rambler in desirable South Richland, offering 2,164 sq ft of thoughtfully designed single-level living. This 4-bedroom, 2-bath home features a highly functional split-bedroom floor plan, providing privacy with the primary suite separated from the additional bedrooms. Step inside to soaring vaulted ceilings and an inviting open-concept
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#292547 Centrally located to freeways and shopping. 2 Bedrooms and 1 3/4 bathrooms w/basement office, bonus room, and family room. Pellet fireplace. Storage and den in the basement, basement rooms not to code, can't be used as bedrooms. Tenant pays utilities. No pets, no smoking please. Move in fees include but may not be limited to first month's rent, $1500 Security deposit, $195
Discover brand-new 2- and 3-bedroom townhomes featuring attached garages, designed to deliver the space, privacy, and comfort of a home, without the long-term commitment. Enjoy a modern lifestyle in a thoughtfully crafted community that blends convenience with elevated living. Ideally located in the highly sought-after South Richland neighborhood, everything you need to live, work, and play is
FOR RENT: MLS292544 2nd story condo with Columbia river view/access located in Riverwalk Village in Richland. Enjoy Howard Amon Park and the nearby eateries, farmers market and all that Richland has to offer. The unit comes with a single car garage and a designated parking spot outside, all kitchen appliance included, washer/dryer hook up, gas fireplace and a truly beautifully appointed unit.
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
MLS# 292235 FOR RENT: Discover newer construction in South Richland with this three-bedroom, two-bath home on a corner lot. The open kitchen concept features stainless appliances and a gas range, flowing into living space with a gas fireplace. The primary suite includes an oversized walk-in closet and slider access to a private patio. Washer/dryer hook-up is provided in-unit, and the fully fenced
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
FOR RENT: MLS#292120 North Richland Rambler on the golf course. Conveniently located in North Richland - in the Horn Rapids Golf Course community. Access to swimming pool, and community amenities. 3 Bedrooms, 2 bathrooms and 2-car garage. New Carpet, cute and clean well kept rental home with territorial views. Great Room concept with split bedroom design. Kitchen appliances included, washer &
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
We do not accept 3rd party applications or viewing requests. 2 Bed, 1 Bath 858 sqft Home in Richland Brightened by natural light, this 2-bedroom, 1 bathroom home in Central Richland has a relaxed an approachable feel you will love. With newer hard surface flooring throughout the space transitions from one open living area after another. The covered patio outside is easy to enjoy while 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, 2.5 Bath 1500 sqft Townhome in Richland Newer construction townhome in Richland with 3 bedrooms and 2.5 bathrooms. You will love the design-driven finishes throughout this beautiful home including the tile surround fireplace and hard surface flooring throughout. The all-white kitchen is a chef’s dream with new stainless-steel
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
