Kennewick Home Prices: $447K, Flat YoY — 3 ZIPs Analyzed (2026)
$447K. That’s what a typical home costs in Kennewick right now — and that number has barely moved in a year.
The Kennewick housing market sits in a holding pattern. Prices didn’t rise. They didn’t fall. Year-over-year change clocked in at exactly 0.0%, making this one of the flattest markets in Washington state heading into spring 2026.
Quick answer: The average home price in Kennewick, WA is $446,506 as of February 2026, unchanged year over year according to Zillow.
Current Home Prices in Kennewick
Here’s where the market stands right now:
| Metric | Value |
|---|---|
| Median Home Price | $446,506 |
| Year-over-Year Change | 0.0% |
| Lowest ZIP Median | $364,340 |
| Highest ZIP Median | $549,298 |
| Price Spread | $184,958 |
| ZIPs Tracked | 3 |
| Data as of | February 2026 |
The spread between the cheapest and most expensive ZIP codes is nearly $185,000. That’s a 51% gap between the floor and ceiling of the Kennewick market — a wide range for a city of this size.
For buyers, the flat year-over-year number tells a straightforward story: you’re not overpaying compared to last year, but you’re also not catching a dip. The market has found a price level and stuck to it.
At $447K, Kennewick sits well below Seattle’s prices but above many eastern Washington markets. The Kennewick-Richland metro area has held steady while some west-side cities saw corrections.
Kennewick Home Prices by Neighborhood
Three ZIP codes cover the Kennewick market. The price differences are significant.
| ZIP Code | Median Home Value | Avg. Monthly Rent | vs. City Median |
|---|---|---|---|
| 99336 | $364,340 | $1,519 | -18.4% |
| 99337 | $425,880 | $2,034 | -4.6% |
| 99338 | $549,298 | $1,895 | +23.0% |
Most Expensive
99338 leads the pack at $549,298 — 23% above the city median. Despite having the highest home values, rent here ($1,895) actually runs lower than in 99337, which suggests more owner-occupants and fewer rental properties.
Most Affordable
99336 is the entry point at $364,340 with the lowest rents in the city at $1,519 per month. You’d save roughly $185,000 compared to the priciest ZIP. For buyers stretching to get into the market, this is where the math works best.
99337 falls in the middle at $425,880. It carries the highest average rent at $2,034 — an oddity worth noting for investors, since higher rents on a lower-priced home can mean better yields.
Rent vs Buy in Kennewick
Renting costs less per month across every ZIP code in Kennewick. Here’s a rough comparison.
A conventional 30-year mortgage on the city median of $446,506, assuming 20% down ($89,301) and a 6.5% rate, puts your principal and interest payment around $2,258 per month. Add property taxes, insurance, and maintenance, and you’re looking at roughly $2,700-$2,900 total monthly housing cost.
| ZIP | Avg. Rent | Est. Mortgage (P&I) | Monthly Gap |
|---|---|---|---|
| 99336 | $1,519 | ~$1,842 | ~$323 |
| 99337 | $2,034 | ~$2,153 | ~$119 |
| 99338 | $1,895 | ~$2,778 | ~$883 |
The gap is smallest in 99337, where rents are high relative to home prices. In 99338, buying costs nearly $900 more per month than renting — a steep premium.
That said, mortgage payments build equity. Over a 5-year hold with flat prices, you’d accumulate roughly $60,000-$70,000 in equity on the median home just from principal paydown. The buy-vs-rent equation depends on how long you plan to stay.
Population Growth and Migration
Kennewick is growing, but not fast.
| Year | Population |
|---|---|
| 2020 | 84,000 |
| 2021 | 84,683 |
| 2022 | 85,190 |
| 2023 | 85,915 |
| 2024 | 86,728 |
The city added 2,728 residents between 2020 and 2024, a 3.2% increase. That works out to about 680 new residents per year — steady but not explosive.
How does that compare to other Washington cities?
| City | 2024 Population | 4-Year Growth |
|---|---|---|
| Seattle | 780,995 | 5.5% |
| Spokane Valley | 108,267 | 4.5% |
| Vancouver | 198,992 | 4.0% |
| Tacoma | 228,202 | 3.8% |
| Kennewick | 86,728 | 3.2% |
| Everett | 113,011 | 1.9% |
Kennewick trails the state’s bigger cities in growth rate but outpaces Everett. The Tri-Cities area continues to attract workers tied to Hanford, agriculture, and the regional healthcare sector. Moderate population growth supports housing demand without creating the kind of supply crunches that drove prices up in Seattle.
Kennewick Housing Market Trends
The 12-month trend tells a story of a market that dipped slightly mid-year and recovered.
| Month | Avg. Home Value | Monthly Change |
|---|---|---|
| Mar 2025 | $446,619 | — |
| Apr 2025 | $446,186 | -$433 |
| May 2025 | $445,577 | -$609 |
| Jun 2025 | $444,994 | -$583 |
| Jul 2025 | $444,166 | -$828 |
| Aug 2025 | $443,323 | -$843 |
| Sep 2025 | $443,195 | -$128 |
| Oct 2025 | $443,678 | +$483 |
| Nov 2025 | $444,416 | +$738 |
| Dec 2025 | $445,016 | +$600 |
| Jan 2026 | $445,716 | +$700 |
| Feb 2026 | $446,506 | +$790 |
Prices fell for six straight months from March through September 2025, bottoming at $443,195. The total decline was $3,424 — less than 1%.
Then the reversal. Five consecutive months of gains brought prices back to within $113 of where they started. February’s $790 monthly gain was the largest in the recovery.
The pattern is a shallow V-shape. No crash, no boom — just a mild seasonal dip followed by a return to baseline.
Is Kennewick a Good Place to Buy in 2026?
The data points to a balanced market. Flat year-over-year prices mean neither buyers nor sellers hold a clear advantage.
For buyers, the positives: you’re not chasing rising prices, the market gives you time to decide, and the cheapest ZIP (99336) offers homes under $365K in a state where the major metros start well above $500K.
The risks: prices aren’t discounted. If you’re waiting for a meaningful correction, the trend data doesn’t support that expectation — the largest monthly decline was $843, and the market reversed quickly.
For investors, 99337 stands out. It has the highest rent-to-price ratio of the three ZIPs. At $2,034 rent on a $425,880 home, the gross yield (~5.7%) is reasonable for the region.
Kennewick works best for buyers who plan to hold for 5+ years and want stability over appreciation. This isn’t a market that will make you rich quickly, but it’s also unlikely to leave you underwater.
Kennewick Housing Market Outlook for 2026-2027
The five-month upward trend from October 2025 through February 2026 shows building momentum. Monthly gains have accelerated — from $483 in October to $790 in February.
If the current pace continues through spring and summer, when markets typically see their strongest activity, prices could push past the March 2025 high of $446,619 within weeks. A move toward $450,000 by mid-2026 is plausible.
The downside scenario is a repeat of 2025’s seasonal pattern: modest spring gains followed by a summer pullback. Even in that case, the data suggests any decline would be shallow — likely under 1%.
Population growth adds a mild tailwind. An extra 680 residents per year means incremental demand, though not enough to drive sharp price increases on its own.
Similar Markets in WA
If you’re shopping in Kennewick, these Washington cities offer useful comparisons:
- Yakima — Another eastern Washington market, likely at a lower price point than Kennewick.
- Spokane — Larger city on the east side with a bigger inventory of homes to choose from.
- Vancouver — Portland-adjacent pricing with no state income tax, same as Kennewick.
- Everett — Slower population growth than Kennewick despite being closer to Seattle’s job market.
- Olympia — The state capital offers a different market profile with government-sector employment stability.
Frequently Asked Questions
What is the average home price in Kennewick?
The average home price in Kennewick is $446,506 as of February 2026. Prices range from $364,340 in ZIP code 99336 to $549,298 in ZIP code 99338. The city-wide median has been stable over the past year with virtually no year-over-year change.
Are home prices going up or down in Kennewick?
Prices are flat year over year — 0.0% change. However, the month-to-month trend shows a recovery after a mild dip. Prices fell slightly from March through September 2025, then rose for five consecutive months. The net result is a market treading water at the same level as a year ago.
Is it cheaper to rent or buy in Kennewick?
Renting is cheaper on a monthly basis across all three ZIP codes. The city-wide median rent ranges from $1,519 to $2,034, while an estimated mortgage payment on the median home runs about $2,258 in principal and interest alone. Once you add taxes and insurance, buying costs $300-$900 more per month than renting, depending on the neighborhood.
What is the most affordable neighborhood in Kennewick?
ZIP code 99336 is the most affordable area in Kennewick with a median home value of $364,340 — that’s 18.4% below the city average. Rents there are also the lowest at $1,519 per month. It’s the strongest entry point for first-time buyers in the Kennewick market.
Is Kennewick growing or shrinking?
Kennewick is growing. The population increased from 84,000 in 2020 to 86,728 in 2024, a gain of 3.2%. That’s a moderate pace — faster than Everett (1.9%) but slower than Seattle (5.5%) and Spokane Valley (4.5%).
Methodology
Home values are based on the Zillow Home Value Index (ZHVI), a smoothed measure of typical home values in the 35th to 65th percentile range. Rent estimates use the Zillow Observed Rent Index (ZORI). Population figures come from the U.S. Census Bureau Population Estimates Program (2020-2024 vintage). All datasets are publicly available. Housing data updated 2026-02-28.