Tri-Cities Buying & Selling Guides

With 1,200-plus homes for sale across Kennewick, Pasco, Richland, and West Richland, the agent you hire decides whether your home is one of the 22-day sales or one of the 60-day price reductions. Seven questions that separate the two, and what a good answer sounds like.

Commissions, Washington's excise tax, title, escrow, repairs, and holding costs, worked through on a $445,000 Kennewick sale. Most sellers in the Tri-Cities net between 91% and 94% of the sale price before paying off their mortgage.

Inventory is at a decade high, prices are flat, and rates are at a one-year high. Whether that argues for listing this fall or waiting for spring depends on your price band, your mortgage rate, and what you are buying next. The actual numbers, and a decision framework.

What a first home really costs per month at 2026 rates, which loan programs fit Kennewick, Pasco, and Richland buyers, how to shop a market with 1,200 listings, and where first-time buyers actually get into trouble. From a local broker who also owns rental property here.

The four cities and what each is like to live in, commute times to the major employers, what homes cost in 2026, how to rent furnished while you look, and the local details newcomers miss, like irrigation districts and the wind. Written by a broker who relocated here himself.

Prices, inventory, growth, housing stock, and commutes for each of the four Tri-Cities, with 2026 sales data, so you can narrow your search to the right city before you start touring.