Sometimes called the Fourth City, West Richland is the newest extension of the Tri-Cities. Incorporated in the 1950s, this town came after Richland, Kennewick and Pasco. “It was considered a small bedroom community of Richland for many years. But as we outgrew the boundaries in Tri-Cities, West Richland was the next frontier,” says Cari McGee with Keller Williams, a real estate broker since 2004. “There’s been a ton of new construction, and the city has started to add more commercial businesses. We used to drive into Richland when we first moved here in 1998, but now we don’t have to.” Agriculture is a major industry since the city’s north side is mostly pastures and orchards. STEM-focused businesses have come to the area as well, many of them based just east in Richland. This commerce has made West Richland popular with commuters. The city’s population has risen 65% since 2000, now sitting around 18,500. In fact, West Richland is the fastest-growing city in the region, and new construction is likely to bring even more people to the area. Nearby rivers, 300 days of blue sky and welcoming residents are additional appeals. “When you drive from Richland into West Richland, it feels like you went from the big city to a small town. There’s always a soccer game at Bombing Range Sports Complex, and we have a Facebook group for residents," McGee says. "I love it here, and everyone’s super friendly.”
Play ball with friends at Bombing Range Sports Complex in West Richland.
The small town feel of West Richland gives the city it's distinct charm.
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New sprawl on Tri-Cities’ west side
West Richland has been a hub for new construction in recent years. While northernmost homes are from the 1950s, most properties were built in the 1990s, 2000s and 2010s, and development has continued into the 2020s. Most new homes are on the city’s sprawling west side, toward agricultural land. Belmont Heights is one of the newest neighborhoods in this area; it’s known for south-facing views of Candy and Red mountains, and some streets are named after mythological Greek characters. The city’s median sale price is $465,000, similar to Richland’s median and slightly more than Kennewick’s. Larger estates could double this price, while smaller manufactured homes can halve it.
Large ealry 2000's West Richland homes often feature large lots with great views.
The Belmont Heights neighborhood is West Richland's most recently developed areas.
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Short commutes with interstates 82 and 182
Neighborhoods have sidewalks, and Ben Franklin Transit has several bus routes through West Richland. However, most residents drive around the Tri-Cities as a whole. Van Giesen Street, also known as state Route 224, is a major thoroughfare on the town’s north side. Along the south side, Interstate 182 travels east across the Yakima River into Richland. It also connects to Interstate 82, a more southern route that goes 10 miles into Kennewick. Tri-Cities Airport is about 15 miles west of West Richland, and it has nonstops to cities like Seattle and Phoenix.
Next to the Yakima River, fast fun at Tri-City Raceway
The Yakima River flows along the city’s east side, so residents are usually a short drive away from kayaking, fishing and tubing. The West Richland Golf Course is an 18-hole riverside course here, and it hosts the only pro-am tournament in the Tri-Cities. The Columbia River is a bit farther on the east side of Richland, but it’s wider than the Yakima and suited for large boats. While these rivers are the most popular recreation spaces in the area, youth leagues often use the baseball, soccer and football fields at Bombing Range Sports Complex in West Richland. Flat Top Park hosts concerts and movie nights in the summer, plus Carols and Cocoa in the winter. Tri-City Raceway at Red Mountain Event Center has several stock car races throughout the year too. With a tri-oval shape that represents the Tri-Cities, it’s the only half-mile track of its kind in North America.
Watch the races or catch an auto show at the Tri-Cities Raceway in West Richland.
The gorgeous Yakima River winds through West Richland and into Washington wine country.
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Top marks for Richland School District
Richland School District gets an A from Niche and ranks among their top 15 best districts for Washington state. Most teachers hold a master’s degree or higher here, and almost 50 students have been National Merit semifinalists since 2016. Serving the cities of Richland, West Richland and some of Kennewick, the district covers roughly 500 square miles across 21 schools. Six schools are in West Richland, including Desert Sky Elementary, built in 2022.
West Richland students attend Richland High School.
Some West Richland Students attend Desert Hills Middle School.
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Crime levels and weather in West Richland
West Richland is served by the West Richland Police Department, but specific crime rates are not available. However, in 2023, nearby Richland Police Department reported large drops in both property crime and violent crime.
Summers in West Richland can get hot, occasionally rising into the triple digits, while winters can get cold; the city periodically gets snow.
Close to Yoke’s and Queensgate Center
West Richland has a central shopping center with a Yoke’s Fresh Market and some restaurants. For more options, Queensgate Center is just south of the city and across the river from Richland. This outdoor complex has department stores, international restaurants and a movie theater, so it’s a popular weekend spot. Richland also has George Washington Way, a riverside shopping area with atomic-themed murals. Red Mountain American Viticultural Area has wine country, only a few miles west of West Richland.
West Richland residents do the majority of their shopping at the centrally located Yoke's Grocery Store.
Queensgate Center offers West Richland locals a diverse range of major box stores.
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Written By
Matt Medl
Photography Contributed By
Noah Lubin
Video By
Timothy Cerva
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West Richland by the Numbers
18,220
Population
38
Average Days on Market
Home Trends
Median Price (12 Mo)$480,000
Median Single Family Price$490,000
Average Price Per Sq Ft$250
Months Of Supply3
Demographics and Finance
Median Household Income$117K
Higher than National Average$71K
% Owners86%
Higher than National Average63%
College Graduates40%
Higher than National Average34%
Average Home Value
Source: Public Records
Top Schools in West Richland, WA
Source:
Best Public Elementary Schools
#1 Wiley Elementary School
A-
Niche
#2 White Bluffs Elementary School
A
Niche
7
GreatSchools
#3 Desert Sky Elementary
8
GreatSchools
#4 Sacajawea Elementary School
B+
Niche
5
GreatSchools
#5 Tapteal Elementary School
B+
Niche
5
GreatSchools
#6 Kiona-Benton City Primary School
C-
Niche
#7 Richland School District Special Education Program
Best Public Middle Schools
#1 Leona Libby Middle School
A
Niche
6
GreatSchools
#2 Enterprise Middle School
A-
Niche
4
GreatSchools
#3 Chief Joseph Middle School
B+
Niche
3
GreatSchools
#4 Kiona-Benton City Middle School
C-
Niche
3
GreatSchools
#5 Richland School District Special Education Program
Best Public High Schools
#1 Hanford High School
A
Niche
6
GreatSchools
#2 Richland High School
B+
Niche
7
GreatSchools
#3 Kiona-Benton City High School
C+
Niche
2
GreatSchools
#4 Richland School District Special Education Program
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.
