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
Jennifer Monds,
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 West Richland, WA sell after 56 days on the market compared to the national average of 55 days. The median sale price for homes in West Richland, WA over the last 12 months is $464,990, down 1% from the median home sale price over the previous 12 months.
MLS# 296464 The Pacific Rose blends functional design with modern comfort, creating a home that fits the way you live today. This thoughtfully designed 4 bedroom floor plan features a versatile front bedroom that can easily serve as a home office, study, or guest space, offering added flexibility for everyday living. The open-concept living areas connect seamlessly, creating an inviting setting
MLS# 294690 OPEN HOUSE SUNDAY (9/20/2026) FROM 11:30 AM UNTIL 1:00 PM. Your dream home awaits --- complete with a beautifully updated island kitchen with features to delight any chef: an abundance of cabinetry with transom windows above to let in natural light, beautiful easy-to-maintain solid surface counters, stainless steel appliances, island with eating bar and an almost 50 square foot
MLS# 295654 A beautiful Pro Made Townhouse with Hardy Plank Siding. The walkway leads you to the elegant front door. Entry foyer open to spacious great room. The great room opens to the kitchen and dining space. The kitchen includes stainless steel appliances, quality cabinets with soft close doors and drawers, island and upgraded to full height backsplash. Open patio is great for entertaining
MLS# 294727 Great location and big lot in West Richland! 4 bedrooms, 2.5 baths, spacious living room with fireplace, huge family room with wood stove...upper level features 3 bedrooms, lower levels has 1 bedroom and a half bathroom. Newer painting through out, vinyl windows, extensive tile flooring throughout, ceiling fans, large covered patio, large back yard, and all fenced in with underground
Impressive Kitchen on Corner Lot! 4 Bedroom with Oversized Kitchen Island, 3-Car Garage! Amenities include Large Oversized Island, 9ft Ceilings on Main Level, Covered Rear Patio w/ Gas BBQ Stub, Stained Maple Cabinets, Quartz Slab Countertops in Kitchen and Baths, Stainless Gas Appliances with Built-In Wall Oven, Full Height 3 by 6-inch Subway Style Backsplash, Linear Style fireplace in the Great
MLS# 294004 Welcome to this beautifully landscaped home nestled in one of West Richland's most desirable neighborhoods. With its timeless stucco exterior and durable and sound clay tile roof, this home offers exceptional curb appeal and a sense of lasting quality. Inside, you'll find a meticulously maintained interior that reflects pride of ownership throughout. For added peace of mind, a
MLS# 295538 Built in 2005 with space for everyone! From the front sitting room to the formal dining room to the back living room and absolutely massive main floor bonus room, this home is an entertainer's dream come true! The kitchen was redone in '24 and features quartz counters and both the main and secondary level feature new carpets. Upstairs, you will find the Primary bedroom with en-suite
*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 Home with Large Covered Patio and Powder Bath! Single Level Home with Huge Covered Patio, Powder Bath and Large Greatroom for entertaining! Amenities include 9ft Ceilings, Stained Hickory Cabinets, Quartz Slab Countertops in Kitchen and Bathrooms/Laundry, Stainless Gas Appliances with Built-in Wall Oven, Full Height 4 by 16-inch Subway Style Backsplash, Under Cabinet and Pendant
MLS# 295218 Welcome home to this move-in ready gem, perfectly located close to schools, parks, shopping, and restaurants! This inviting home features 3 bedrooms and 2 bathrooms, offering a comfortable and functional layout for everyday living. Step inside to discover fresh interior paint and updated flooring throughout, creating a clean and modern feel. The beautifully updated kitchen showcases
Impressive Kitchen and backing the Park! 4 Bedroom with Oversized Kitchen Island, 3-Car Garage! Amenities include Large Oversized Island, 9ft Ceilings on Main Level, Covered Rear Patio w/ Gas BBQ Stub, Stained Cabinets, Quartz Slab Countertops in Kitchen and Baths, Stainless Gas Appliances with Built-In Wall Oven, Full Height 4 by 16-inch Subway Style Backsplash, Linear Style fireplace in the
Bring your own builder to create your dream house with sweeping panoramic views of the Yakima River. This is a beautiful city lot waiting for you to build/ Electric, Sewer, and Water are already to your property line. It is time to build your dreams!
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# 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
*Self-Tour Enabled: Visit Builder's Website for Online Booking*Stunning Single-Level with 3-Car Garage and Oversized Island Kitchen! This stunning single-level home features a spacious 3-car garage and an oversized kitchen island, perfect for both cooking and entertaining. The kitchen includes stained maple cabinets, quartz slab countertops, a full-height 3 by 6-inch subway-style
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
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.
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
MLS# 295247 $2600/MONTH RENT: Corner 1/3 acre fully fenced lot***2 blocks from neighborhood park***Walking distance to Enterprise Middle School***Inviting front porch***No carpet anywhere (great for those with allergies)*** Formal dining room with coffered ceiling***Great room with gas fireplace***Kitchen has granite, stainless steel appliances, desk area and counter height eating bar***Sliding
MLS# 294945 HOME FOR RENT - This house checks all the boxes. Nearly 2400 square foot this house sits on a 1/4 acre fully fenced lot on a quiet street. Less than a 10 minutes’ walk from top performing Desert Sky Elementary School. The main level includes a formal sitting room with built-ins that can be used as an office. Around the corner is the gathering/entertaining space: fireplace, dining
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