With its own city center only about 10 miles away from downtown Portland, across the Columbia River, Vancouver and the "City of Roses" are inextricably connected. But with its rich history as a fur-trading post founded in 1824, a newly developed waterfront and a thriving arts scene, Vancouver has established its identity outside that of its southern neighbor. “We’ve seen a lot of first-time buyers coming from other parts of the West Coast,” says Leigh Calvert, a broker with the Oxford Street Partners Team at Cascade Hasson Sotheby’s International Realty. Vancouver has a lower median home price than most other major cities along the Pacific Coast — including Portland — and it provides the benefit of no personal or corporate income taxes for those looking to relocate across the river.
The newly constructed waterfront in Vancouver offers beautiful views of the Colombia River.
Families enjoy the fun water features of the downtown Vancouver Waterfront.
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Healthcare jobs and a housing market in transition
Vancouver’s population has been steadily growing, shifting from 161,791 residents in 2010 to 190,888 in 2020, accounting for an 18% increase. Homes in Vancouver typically spend around 35 days on the market, as opposed to the national average of 44.
The median sales price of a Vancouver home in October 2024 hovered around $449,900, considerably above the national average of $416,700. Single-family homes sell for around $532,440, while townhouses have a smaller median price tag of $405,000. Construction from the beginning of the 20th century prioritized large homes on spacious properties, whereas new builds tend to be smaller, cottage-style homes on modest lots. Newly constructed condos, townhomes and senior living communities near the waterfront help to diversify the housing landscape.
Healthcare is Vancouver’s largest industry, with major employers like PeaceHealth and Vancouver Clinic. A not-for-profit system, PeaceHealth manages hospitals and clinics throughout Washington, Oregon and Alaska, while Vancouver Clinic is the largest independent, physician-owned multi-specialty practice in the region, with offices throughout southwest Washington and Oregon. The city’s second- and third-largest employers are its public school districts: Vancouver Public Schools and Evergreen Public Schools.
A not-for-profit system, PeaceHealth manages hospitals and clinics throughout Vancouver.
Vancouver Clinic is one of Vancouver's largest employees.
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Recent and ongoing investments on the waterfront
Though Vancouver is home to a downtown with unique stores and local eateries, the freshly developed waterfront is gaining more traction with retail, restaurants and additional living spaces. Constructed as the Michigan Mill in 1889, the waterfront was most recently used by the paper mill industry until 2006. A couple of years later, it was redeveloped into a 7-acre community park with accessible, concrete-paved paths and the cable-stayed Grant Street Pier that juts into the Columbia River, giving the impression of the billowing sails on a moving boat.
Chic new condos, eateries and wine bars line the opposite side of Waterfront Way. “You don’t have to go to Portland anymore for a good night out,” Calvert says. Besides great views, the Vancouver dining scene offers a strong brewing culture. Lovingly known as “Brewcouver,” the city has more than two dozen breweries, giving Portland’s beer scene a run for its money.
Though the city has accomplished its plans for its new waterfront park, there is still more riverfront development slated for the future. Terminal 1, a 4,000-square-foot public marketplace, is projected to be complete in 2027. Plans include salvaging large timbers from the original warehouse structure on the site of a former marine terminal and reusing them in the new space, which will complement the existing Vancouver Farmers Market and resemble Pike’s Place in Seattle. Ridgefield and Camas are following Vancouver’s suit and planning waterfront developments along their own banks of the Columbia River.
Chic new condos, eateries, and wine bars line the opposite side of Waterfront Way in Vancouver.
The freshly developed Vancouver
Waterfront in Vancouver is gaining attention.
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Cultural festivals and art walks bring residents together
In addition to vibrant murals that adorn the sides of buildings and public spaces throughout the city, Vancouver celebrates its creative community through First Friday Art Walks. Downtown restaurants, cafes, vintage boutiques and even plant shops extend their evening hours to host live music and offer refreshments while galleries showcase local art, some inviting attendees to meet the artists.
The 4 Days of Aloha is the largest Native Hawaiian event in the Pacific Northwest, with over two decades of tradition in Vancouver. In 2019, the festival drew a record number of attendees — 43,000 — with hula competitions, island reggae music and craft workshops. Other popular events in the city include the annual Craft Beer and Wine Festival and the Clark County Fair in Ridgefield.
The Somkin' Oak offers amazing BBQ for the residents and visitors of Vancouver.
Residents and visitors of Vancouver enjoy Grassa, the local Italian restaurant.
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Green spaces that represent both history and innovation
The importance of public green spaces has been entrenched in Vancouver’s history since its beginning—Esther Short Park, dedicated in 1853, is the oldest public square in the state and the first public park in the Pacific Northwest. It is still breaking records today as Vancouver’s first fully inclusive playground and hosts the Vancouver Farmers Market on Saturday and Sunday mornings throughout the year. The park’s Salmon Run Bell Tower honors the story of the Chinook Indigenous people with a diorama and bells that chime throughout the day.
The history and the practices of the Indigenous people who once occupied the region are apparent in many other ways. The city’s open prairie landscape was created through generations of controlled burning, which also diversified the area’s plant life and attracted grazing animals.
In addition to the historic Esther Short Park, Vancouver Parks, Recreation and Cultural Services manage 2,246 acres of parkland across 82 parks, including waterfront trails and the Jurassic-themed Nikkei Park. Two community centers host sports leagues and classes for all ages. In true Pacific Northwest fashion, mountain biking, salmon fishing, hiking and skiing are also popular in the area, especially given Vancouver’s prime riverfront location almost exactly at the midway point between Mount Hood and Mount Saint Helens, both roughly 70 miles away.
The newly renovated playground at Ester Short Park in Vancouver is a family favorite.
Head to the Farmer's Market and explore fresh produce and flower arrangements.
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Schools are expanding to meet demand
Vancouver Public Schools and Evergreen Public Schools service about 45,000 students in the city. Both districts earn a B grade from Niche. “The school district in Vancouver has a real draw over the large districts in Oregon,” says Anthony Glavin, a managing broker with RE/MAX Equity Group and a lifelong Vancouver resident. Glavin earned his real estate license in 1975 and has worked as a builder and developer throughout his career as well.
In conjunction with citywide trends, the school districts are growing. In 2023, Vancouver Public Schools opened two new elementary schools: Vancouver Innovation, Technology and Arts Elementary implements a project-based approach to learning; Ruth Bader Ginsberg (RBG) Elementary has a dual-language program. RBG is the first school in the district with a program of its kind, which fosters bilingualism and biliteracy in Spanish and English. For its part, Evergreen Public Schools broke ground on Evergreen High School in 2023, which is expected to open in 2025. However, both school districts have suffered budget shortfalls and, therefore, staffing cuts.
Hudson's Bay High School is a top education option for Vancouver residents.
Discovery Middle School educates the middle schoolers of Vancouver.
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Rush hour traffic across the Columbia
Despite public transit options, most people drive to work. Those commuting to Portland can take one of two bridges across the Columbia River along Interstate 5 or Interstate 205. Though there are less than 10 miles between the cities, traffic can stall commutes, especially during rush hour. Anyone seeking to live in Vancouver and work in Portland will need to plan accordingly.
Vancouver is actively expanding its public transit network. In 2023 alone, the city unveiled a new transit center and rapid bus line, in addition to introducing battery electric buses to the C-Tran system. Two additional lines are expected to open in the near future, which will further connect people across Clark County.
Rainy Washington weather can cause flooding from the Columbia
Residents of Vancouver enjoy a fairly mild climate, with warm summers and winters that rarely yield temperatures below freezing. Like most of the Pacific Northwest region, the city receives a high amount of rainfall, which can contribute to flooding in the Columbia River. In 1996, the river rose 11 feet above flood level. However, while homes near the river's bank and Burnt Bridge Creek may be at an increased risk, inland properties typically don’t face flooding concerns.
According to FBI data, the reported rates of both property and violent crime in Vancouver are higher than national and state figures. Between 2022 and 2023, the city’s violent crime rate increased by 5%, but the property crime rate dropped by more than 21%. The Central Business District of Vancouver tends to have the highest rates of reports.
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