Cheapest places to live in Washington

Every Washington city and town with 20,000 or more people, ranked by median home value, with rent, commute and growth beside it. All Census data.

By Sol Lakein, founder of Slower Sundays. Updated November 2026.

YakimaLowest home values$297,600 median
PullmanLowest rent$1,062 a month
59Places ranked20,000+ residents

The 3 cheapest in Washington

#1
Yakima
Home value
$297,600
Rent
$1,117
Growth
+0.5%
#2
Moses Lake
Home value
$310,000
Rent
$1,216
Growth
+8.3%
#3
Longview
Home value
$361,600
Rent
$1,137
Growth
+1.4%

The 15 cheapest places to live in Washington

#	Place	Median home value	Median rent	Commute	Growth since 2020
1	Yakima	$297,600	$1,117	17.8 min	+0.5%
2	Moses Lake	$310,000	$1,216	18.2 min	+8.3%
3	Longview	$361,600	$1,137	25.1 min	+1.4%
4	Spokane	$363,500	$1,215	20.6 min	+0.8%
5	Port Angeles	$370,200	$1,170	16.7 min	+1.0%
6	Kennewick	$370,700	$1,240	21.3 min	+5.3%
7	Pasco	$376,300	$1,227	22.5 min	+7.1%
8	Spokane Valley	$382,300	$1,353	20.8 min	+5.2%
9	Walla Walla	$393,600	$1,323	12.8 min	-0.6%
10	Ellensburg	$404,100	$1,340	17.5 min	-1.3%
11	Pullman	$424,800	$1,062	14.6 min	+2.6%
12	Wenatchee	$433,700	$1,248	17.0 min	-0.2%
13	Richland	$436,700	$1,468	20.4 min	+7.7%
14	Bremerton	$439,400	$1,641	25.3 min	+4.8%
15	Lacey	$457,100	$1,870	25.4 min	+4.4%

Cheap often comes with a trade-off. Check the growth column: a shrinking population can mean fewer jobs nearby.

All 59, cheapest first

See all 59, cheapest first

#	Place	Median home value	Median rent	Commute	Population 2025
1	Yakima	$297,600	$1,117	17.8 min	97,458
2	Moses Lake	$310,000	$1,216	18.2 min	27,469
3	Longview	$361,600	$1,137	25.1 min	38,362
4	Spokane	$363,500	$1,215	20.6 min	230,783
5	Port Angeles	$370,200	$1,170	16.7 min	20,146
6	Kennewick	$370,700	$1,240	21.3 min	88,366
7	Pasco	$376,300	$1,227	22.5 min	82,848
8	Spokane Valley	$382,300	$1,353	20.8 min	108,405
9	Walla Walla	$393,600	$1,323	12.8 min	34,058
10	Ellensburg	$404,100	$1,340	17.5 min	21,308
11	Pullman	$424,800	$1,062	14.6 min	33,756
12	Wenatchee	$433,700	$1,248	17.0 min	35,547
13	Richland	$436,700	$1,468	20.4 min	65,258
14	Bremerton	$439,400	$1,641	25.3 min	45,482
15	Lacey	$457,100	$1,870	25.4 min	58,833
16	Lakewood	$461,200	$1,525	29.3 min	62,755
17	Oak Harbor	$461,200	$1,645	18.4 min	24,083
18	Vancouver	$462,400	$1,702	23.2 min	199,698
19	Tumwater	$472,200	$1,779	21.3 min	28,010
20	Mount Vernon	$472,300	$1,405	22.9 min	35,193
21	Tacoma	$479,600	$1,676	28.8 min	229,816
22	Battle Ground	$485,100	$1,576	27.2 min	23,513
23	Olympia	$486,200	$1,599	20.0 min	56,724
24	Tukwila	$489,000	$1,898	24.6 min	22,003
25	SeaTac	$519,700	$1,660	25.4 min	34,578
26	Arlington	$538,800	$1,905	29.9 min	22,031
27	Auburn	$547,900	$1,786	30.5 min	86,301
28	Puyallup	$551,800	$1,812	31.4 min	42,682
29	Federal Way	$552,800	$1,797	32.1 min	99,729
30	Everett	$565,300	$1,740	26.9 min	113,567
31	Marysville	$567,900	$1,997	31.5 min	77,686
32	Kent	$587,800	$1,909	30.4 min	134,871
33	Des Moines	$597,000	$1,799	30.8 min	33,032
34	Bonney Lake	$607,900	$2,256	32.1 min	22,139
35	University Place	$624,800	$1,762	28.0 min	35,479
36	Bellingham	$627,500	$1,577	18.1 min	96,395
37	Lake Stevens	$635,600	$2,224	35.2 min	42,091
38	Covington	$637,300	$2,232	33.4 min	21,496
39	Burien	$638,800	$1,782	26.7 min	51,859
40	Mountlake Terrace	$667,300	$2,004	27.9 min	25,430
41	Monroe	$668,400	$1,950	31.3 min	20,025
42	Renton	$672,600	$1,998	29.7 min	104,975
43	Lynnwood	$686,900	$1,742	29.9 min	42,132
44	Camas	$711,700	$2,090	24.6 min	27,749
45	Maple Valley	$724,700	$2,304	37.0 min	28,482
46	Shoreline	$811,100	$1,985	27.2 min	66,542
47	Mukilteo	$884,900	$2,166	25.8 min	21,239
48	Edmonds	$890,100	$1,903	26.6 min	42,748
49	Mill Creek	$903,800	$2,249	33.0 min	20,902
50	Kenmore	$920,800	$1,949	28.8 min	24,249
51	Bothell	$925,100	$2,346	27.7 min	52,199
52	Seattle	$938,600	$2,030	26.0 min	784,777
53	Issaquah	$963,000	$2,590	25.3 min	39,423
54	Kirkland	$1,115,400	$2,401	23.9 min	97,410
55	Bainbridge Island	$1,155,900	$2,194	37.3 min	24,691
56	Redmond	$1,167,800	$2,409	22.1 min	82,506
57	Bellevue	$1,340,300	$2,572	23.6 min	154,193
58	Sammamish	$1,407,300	$2,857	29.3 min	66,110
59	Mercer Island	$2,000,000+	$2,502	23.6 min	25,422

Home values are owner estimates averaged over 2020 to 2024 (American Community Survey 5-year), so they run below today's listing prices. Use them to compare places, not to price a home.

Questions people ask

What is the cheapest place to live in Washington?

Of the 59 Washington cities and towns with 20,000 or more people, Yakima has the lowest median home value at $297,600, followed by Moses Lake ($310,000) and Longview ($361,600) (American Community Survey 2020-2024).

Where is rent cheapest in Washington?

Pullman, with a median gross rent of $1,062 a month including utilities.

What is the most expensive place to live in Washington?

Of the places we rank, Mercer Island, with a median home value of $2,000,000+.

What taxes do you pay in Washington?

Income tax: None on wages (top rate, 2026). Property tax: 0.81% of home value, statewide effective rate (Census ACS 2025). Sales tax: 9.51% combined state and average local (Tax Foundation 2026).

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