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
Interested in learning more about homes in this area?
Reach out to
Caroline Couture,
an experienced agent in this area.
GreatSchools:
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On average, homes in West Richland, WA sell after 56 days on the market compared to the national average of 57 days. The median sale price for homes in West Richland, WA over the last 12 months is $460,000, down 2% from the median home sale price over the previous 12 months.
MLS# 288387 Beautiful new construction home located in the Watermark subdivision of West Richland. This functional floor plan, the "Amyra Marie," features 4 bedrooms, an office, and 3.5 bathrooms, making it perfect for working from home or as a flexible living space. Designed for multigenerational living, the home includes a private "in-laws quarters" guest suite large enough for a bedroom and
MLS# 290984 Outstanding 1.14-acre irrigated property in Glenbrook Estates, located in the heart of West Richland’s wine country. This custom-built, single-level rambler offers quality craftsmanship, spacious living, and outstanding flexibility for hobbies, work, or entertaining—all in a peaceful community setting close to local schools and renowned wineries. Inside, the home features an open and
MLS# 288987 This one story, 1805 square foot home is designed for those who love to live, gather, or even entertain. Step into an expansive open-concept living space highlighted by soaring vaulted ceilings creating a bright and inviting atmosphere. The chef-inspired kitchen features abundant counter space, a spacious serving and dining bar, and additional storage for convenience and efficiency.
Single-Level facing the Park with 3-Car Garage! This beautifully designed single-level home features a spacious 3-car garage, a huge kitchen island, and large windows that fill the space with natural light. The kitchen includes painted white cabinets, quartz slab countertops, a full-height 4 by 16-inch subway-style backsplash, stainless gas appliances, pendant and under-cabinet lighting. The open
*HUGE BUYER BONUS* Welcome to one of West Richland’s most desirable lifestyle properties. This rambler on 2.5 acres offers panoramic views, Dual Primary Suites & updates incl. Dansk engineered floors, designer paint, motorized blinds & Chef's Kitchen w/ full SS appliance pkg w/ 5-burner propane cooktop. Great Rm feat gas FP w/ custom brickwork + stunning views. Bonus Rm adds flex space ideal for
Single Level with Extended Width Driveway for Additional Side Parking! Single Level with Large Front Porch and Corner Pantry! Amenities include 9ft Ceilings, Stained Maple Cabinets, Quartz Slab Countertops in Kitchen and Bathrooms/Laundry, Stainless GAS Appliances, Full Height 3 by 16-inch Subway Style Backsplash, Pendant and Under-cabinet Lighting, Linear Style fireplace in the Great Room,
MLS# 291611 Experience serene country living with room to grow in West Richland. Situated on 2.5 acres, this impressive property offers a 3,768 sq ft 2-story home plus a newly built 890 sq ft detached ADU, providing incredible flexibility for multi-generational living, guests, or potential rental income. The main home offers 4+ bedrooms, 3.5 bathrooms, and a very open and inviting floor plan with
Spacious Four Bedroom Plus Den Home with a 3 Car Garage! Spacious Four Bedroom Plus Den Home with a 3 Car Garage! Amenities include a 12ft by 10ft covered patio w/ Gas BBQ Stub, 9ft Ceilings on Main Level, Stained Maple Cabinets, Quartz Slab Countertops in Kitchen and Bathroom/Laundry, Full Height 3 by 6-Inch Subway Style Backsplash Stainless GAS Appliances, Pendant and Under Cabinet Lighting,
MLS# 291761 Discover elevated modern luxury and sweeping territorial and city views from this brand-new custom home in West Richland’s coveted Candy Mountain Estates, custom built by Next-Gen Pro-Builders. Offering 3,875 sq ft on a one-story with daylight basement, this 4-bedroom, 3-bath residence showcases sleek design, exceptional craftsmanship, and high-end finishes throughout. A stamped
MLS# 290943 Located in the desirable Sunset Heights neighborhood of West Richland, this beautifully crafted Molly Rose plan by Titan Homes offers the perfect blend of style, function, and comfort. A welcoming front foyer opens into a stunning great room concept highlighted by vaulted ceilings and an airy, open feel. The living room features a cozy gas fireplace, custom built-in shelving with a
MLS# 290231 Back on market—Buyer Contingency Fell Through! Tucked into a quiet cul-de-sac in West Richland, this fully updated 5 BR / 2 BA home is ready to impress. From top to bottom, everything feels fresh—new paint, updated flooring with durable hard surfaces in the main living areas and soft carpet in the bedrooms, and a bright, open layout that’s both stylish and functional. The upper level
MLS# 288076 Please contact agent to learn about the preferred lender incentives being offered to Buyers! Welcome to The Grove, a new townhome community by Cedar & Sage in West Richland! The Braeburn single-story plan offers 3 bedrooms, 2 bathrooms, and an open layout with 9-foot ceilings (vaulted in the primary suite). Enjoy durable LVP flooring in the main living areas and a stylish kitchen with
MLS# 285159 Perched on 2.5 scenic acres in the sought-after Willamette Heights neighborhood of West Richland, this exceptional custom-built home offers a one-of-a-kind living experience surrounded by a flourishing lavender farm and private vineyard of 250 Syrah vines. With breathtaking panoramic views of the Tri-Cities and Rattlesnake Mountain, every inch of this 3,450 sq ft residence is designed
*Self-Tour Open House: Daily, 9am-6pm | No Staff On-Site | Book Online at aho.utourhomes.com or Scan QR Code on the Front Door for Entry Code* LIMITED TIME OFFER: Receive up to $10,000 for RATE BUYDOWN with our Trusted Lender! 3-Car Garage with Tandem Bay for 4-Car Parking! This home features a 3-car garage with a tandem bay, offering double depth on one side—perfect for 4-car parking, additional
MLS# 290238 Set on a sprawling, flat 2.5-acre corner lot in a peaceful country setting, this property offers a rare blend of comfortable living and exceptional future potential. Much of the value lies in the land itself, which is eligible for potential/future subdivision—making this an attractive opportunity for homeowners, investors, or developers alike. The home welcomes you with a charming
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
This brand-new community offers a sense of country living on the edge of West Richland. The Flats at West Richland offers comfortable, pet-friendly 2 bedroom apartment homes in a highly desired, newly developed neighborhood. Close to the lively Paradise and Queensgate retail/restaurant districts, The Flats is a perfect location offering peaceful living, beautiful views in the shadow of Red
Experience the perfect blend of comfort and style at Paradise 88 in West Richland, WA! Our BRAND NEW apartments offer 2 spacious bedrooms and 2 full baths, with 930 square feet. Features include modern cabinetry, LVP floors, quartz counters, stainless steel appliances, utility room with washer and dryer, and air conditioning. The primary bedroom has a walk-in closet and an en suite bathroom with
Studio apartment complex in West Richland, just off Fallon Drive. Offering 17 units. Some units feature updated flooring. Conveniently located in a well-established neighborhood, providing affordable housing options without compromising on convenience.
We do not accept 3rd party applications or viewing requests. 4 Bedroom, 3 Bath 3083 sqft Home in West Richland Wonderfully unique 4-bedroom, 3-bathroom home in Richland. Welcoming you in through the large double doors is a massive entryway into this extraordinary living space. The spacious living room with hard surface flooring, large windows, skylight and a fireplace are sure to Wow. Adjacent to
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