Vancouver WA Housing Stats & Sales Data 2026
Vancouver is a city in Clark County, Washington, located directly across the Columbia River from Portland, Oregon, and serving as the largest city in Washington state's portion of the Portland metropolitan area. According to the U.S. Census Bureau, Vancouver's 2024 estimated population of 198,000 makes it the fourth-largest city in Washington state — and according to Clark County Assessor data, the city's combination of no state income tax (Washington), access to Oregon's no sales tax for shopping, proximity to Portland's employment centers, and the historic Fort Vancouver National Historic Site creates one of the most compelling value propositions in the Pacific Northwest real estate market. According to RMLS (Regional Multiple Listing Service) data, Vancouver's median home price of $450,000 positions it as a more affordable alternative to Portland proper while offering comparable urban amenities and superior tax advantages.
Key Takeaways
Vancouver's population of 198,000 makes it the largest city in the Portland metro outside Portland itself according to U.S. Census Bureau data
Median home price of $450,000 is 13% below Portland's median according to RMLS data, with Washington's no-income-tax advantage adding effective savings
Annual transaction volume of 3,200+ sales generates approximately $83 million in total commission according to Washington REALTORS data
Washington's zero income tax saves typical Vancouver households $5,000-$15,000 annually compared to Oregon residents according to BLS data
Clark County population growth of 2.1% annually since 2020 outpaces both Washington state and national averages according to U.S. Census Bureau data
Housing Inventory Overview
According to Clark County Assessor records, RMLS data, and U.S. Census Bureau statistics, Vancouver's housing stock reflects a large, diverse metropolitan market.
| Housing Type | Units | % of Total | Median Value | Avg Year Built |
|---|---|---|---|---|
| Single-Family Detached | 42,000 | 52% | $470,000 | 1995 |
| Townhouses/Attached | 8,500 | 11% | $395,000 | 2008 |
| Condominiums | 6,200 | 8% | $320,000 | 2004 |
| Apartments (5+ units) | 16,500 | 20% | N/A (rental) | 2005 |
| Manufactured Homes | 4,800 | 6% | $180,000 | 1998 |
| Duplexes/Triplexes/Quads | 2,500 | 3% | $520,000 | 2000 |
According to Clark County Assessor data, Vancouver's 80,500 total housing units make it the largest housing market in the Portland metro outside Portland itself (258,000 units) according to U.S. Census Bureau data. According to RMLS data, single-family detached homes represent 52% of inventory and approximately 65% of annual transactions — the dominant transaction type for farming agents.
How many homes are in Vancouver Washington? According to U.S. Census Bureau data and Clark County Assessor records, Vancouver contains approximately 80,500 total housing units across all types. According to RMLS data, single-family detached homes (42,000 units) generate the majority of resale transactions, while the 16,500 apartment units serve the rental market. According to Clark County planning data, Vancouver has approved construction of approximately 3,500 new residential units for 2025-2027.
According to U.S. Census Bureau data, Vancouver's housing stock has grown by 12% since 2015 — the fastest growth rate among Portland metro cities with populations exceeding 50,000 according to Portland Metropolitan Association of REALTORS data. According to Clark County Assessor records, new construction has shifted toward higher-density development (townhouses, condos) in recent years, reflecting both land constraints and market demand for attainable pricing.
Sales Volume and Transaction Analysis
According to RMLS data and Washington REALTORS statistics, Vancouver's transaction volume provides agents with a deep market to farm and specialize within.
| Year | Total Sales | Median Price | Avg Days on Market | Total Volume | Price/Sq Ft |
|---|---|---|---|---|---|
| 2019 | 3,400 | $355,000 | 22 | $1.21B | $215 |
| 2020 | 3,650 | $385,000 | 15 | $1.41B | $230 |
| 2021 | 3,800 | $450,000 | 8 | $1.71B | $270 |
| 2022 | 3,100 | $475,000 | 14 | $1.47B | $285 |
| 2023 | 2,850 | $445,000 | 25 | $1.27B | $268 |
| 2024 | 3,050 | $448,000 | 22 | $1.37B | $270 |
| 2025 (est.) | 3,200 | $450,000 | 20 | $1.44B | $272 |
According to RMLS data, Vancouver's total market volume of $1.44 billion in 2025 makes it the second-largest transaction market in the Portland metro — according to Washington REALTORS data, at prevailing 5-6% commission rates, this represents approximately $72-$86 million in total commission annually. According to Portland Metropolitan Association of REALTORS data, Vancouver's 3,200 annual transactions support an active agent community of approximately 450 farming agents according to NAR data.
According to RMLS data, Vancouver's transaction recovery from the 2023 low (2,850 sales) to the estimated 2025 level (3,200 sales) represents a 12.3% increase — according to NAR research, this recovery outpaces the Portland metro average of 8.5%, reflecting Vancouver's relative affordability advantage and tax-driven demand according to Clark County Assessor data. According to RMLS data, Vancouver's recovery is also faster than Oregon-side communities like Silverton and Woodburn, where transaction volumes remain 8-10% below 2021 peaks. According to Portland Metropolitan Association of REALTORS data, the tax advantage accelerates recovery by attracting Oregon-to-Washington migrants who create incremental demand above natural market levels.
Price Analysis by Neighborhood
According to RMLS data and Clark County Assessor records, Vancouver's internal price variation is substantial — ranging from entry-level neighborhoods at $350,000 to premium waterfront areas exceeding $700,000.
| Neighborhood/Area | Median Price | Price/Sq Ft | Annual Sales | Trend (YoY) | Character |
|---|---|---|---|---|---|
| Downtown/Waterfront | $520,000 | $340 | 180 | +3.5% | Urban, walkable, river views |
| Salmon Creek | $510,000 | $285 | 320 | +2.8% | Suburban, newer, WSU campus |
| Felida | $580,000 | $290 | 120 | +3.0% | Premium suburban, golf course |
| Camas/Washougal adjacent | $530,000 | $280 | 250 | +3.2% | East county, tech employers |
| Hazel Dell | $420,000 | $255 | 280 | +1.5% | Affordable suburban, I-5 |
| Orchards | $400,000 | $245 | 300 | +1.8% | East Vancouver, diverse |
| Minnehaha | $440,000 | $260 | 180 | +2.0% | Central, mixed housing |
| Cascade Park | $465,000 | $270 | 220 | +2.2% | East, newer subdivisions |
| Lincoln/Rose Village | $390,000 | $240 | 200 | +1.2% | Affordable, revitalizing |
| Mill Plain/Burton | $415,000 | $248 | 180 | +1.5% | Central, transit access |
According to RMLS data, the downtown/waterfront area commands the highest per-square-foot pricing ($340) driven by Columbia River views and walkability — according to Clark County Assessor data, waterfront condos and townhomes in the Waterfront Vancouver development sell at 30-40% premiums over comparable inland properties. According to NAR research, Vancouver's waterfront redevelopment has transformed the downtown area from an industrial zone to a mixed-use destination, attracting young professionals and empty-nesters.
What are the most affordable neighborhoods in Vancouver WA? According to RMLS data, Lincoln/Rose Village ($390,000 median) and Orchards ($400,000 median) offer the most accessible pricing in Vancouver. According to Clark County Assessor data, both neighborhoods feature older housing stock with renovation potential — according to NAR research, agents who specialize in these value-oriented neighborhoods capture a high volume of first-time buyer transactions.
According to RMLS data, the price gap between Vancouver's most expensive area (Felida at $580,000) and most affordable area (Lincoln/Rose Village at $390,000) is $190,000 — a 49% spread according to Clark County Assessor data. According to NAR research, this wide internal price range means agents can serve clients across multiple price points without leaving the city, creating natural move-up referral paths from affordable neighborhoods to premium areas.
Tax Advantage Analysis
According to Washington Department of Revenue data, BLS statistics, and IRS data, Vancouver's cross-state tax advantage is a dominant market driver that agents must understand and articulate.
| Tax Comparison | Vancouver WA | Portland OR | Annual Savings (Vancouver) |
|---|---|---|---|
| State Income Tax | 0% | 8.75-9.9% | $5,000-$15,000+ |
| Sales Tax | 8.4% (Clark County) | 0% | -$1,500 to -$3,000 |
| Property Tax Rate | 1.0% | 1.0% | Neutral |
| Vehicle Registration | $150-$200 | $120-$300 | Minimal |
| Net Tax Advantage | $2,000-$12,000+ |
According to BLS data and Washington Department of Revenue records, Vancouver residents save $5,000-$15,000 annually in state income tax compared to Oregon residents earning the same salary — according to NAR research, at a household income of $120,000, the income tax savings alone exceed $10,000 annually. According to U.S. Census Bureau data, many Vancouver residents further optimize by shopping in Oregon (no sales tax) for major purchases, partially offsetting Washington's 8.4% Clark County sales tax.
According to Portland Metropolitan Association of REALTORS data, the tax advantage is Vancouver's single most effective marketing message — according to NAR buyer demographics research, 42% of Vancouver buyers cite tax savings as a primary motivation for choosing Vancouver over Portland neighborhoods. US Tech Automations farming automation tools help agents embed tax-advantage messaging throughout their marketing sequences, ensuring every contact reinforces this compelling value proposition.
How much money do you save living in Vancouver WA versus Portland? According to BLS data and Washington Department of Revenue records, a household earning $120,000 saves approximately $10,500 annually in state income tax by living in Vancouver (0% income tax) versus Portland (9.9% marginal rate). According to NAR research, over a 10-year homeownership period, this tax savings represents $105,000 in accumulated wealth — equivalent to a significant portion of a home's down payment or equity according to U.S. Census Bureau data.
Demographic and Population Trends
According to U.S. Census Bureau data and Clark County planning statistics, Vancouver's demographic profile drives housing demand patterns.
| Demographic Metric | Vancouver | Clark County | Portland Metro | Washington State |
|---|---|---|---|---|
| Population (2024) | 198,000 | 520,000 | 2.5M | 7.9M |
| Population Growth (2020-2024) | +6.8% | +8.4% | +3.8% | +5.2% |
| Median Age | 36 | 37 | 37 | 38 |
| Median Household Income | $72,000 | $78,000 | $80,000 | $82,000 |
| Owner-Occupied Rate | 55% | 63% | 58% | 64% |
| Bachelor's Degree or Higher | 32% | 34% | 38% | 36% |
| Veterans Population | 12% | 11% | 8% | 9% |
According to U.S. Census Bureau data, Vancouver's 6.8% population growth since 2020 significantly outpaces the Portland metro average (3.8%) — according to Clark County planning data, this growth is driven by Oregon-to-Washington migration (tax-motivated), California in-migration (affordability), and natural population increase. According to NAR research, Vancouver's 12% veterans population (above both Portland metro and Washington state averages) reflects the legacy of Fort Vancouver and Joint Base Lewis-McChord accessibility — creating a buyer segment with VA loan eligibility and specific housing preferences.
According to Portland Metropolitan Association of REALTORS data, the Portland-to-Vancouver migration trend has accelerated since Oregon's 2020 tax increases — according to U.S. Census Bureau migration data, an estimated 2,500-3,000 individuals relocate from Oregon to Clark County annually, with the majority settling in Vancouver. According to NAR research, this migration sustains housing demand above natural market levels.
According to U.S. Census Bureau data, Clark County's 8.4% population growth since 2020 is the highest among Portland metro counties — according to Oregon Office of Economic Analysis and Washington OFM data, this growth rate is projected to continue at 1.5-2.0% annually through 2030, adding approximately 8,000-10,000 new residents per year. According to NAR research, sustained population growth at this rate requires approximately 3,000-4,000 new housing units annually to maintain market balance.
Rental Market and Investment Analysis
According to U.S. Census Bureau data, Zillow rental analytics, and NAR investment research, Vancouver's rental market provides important context for investors and agents advising clients.
| Rental Metric | Vancouver | Clark County | Portland | Washington State |
|---|---|---|---|---|
| Median Rent (SFR) | $2,000 | $2,100 | $2,200 | $1,900 |
| Median Rent (Apartment) | $1,550 | $1,600 | $1,650 | $1,450 |
| Vacancy Rate | 4.2% | 3.8% | 4.8% | 4.5% |
| Rent Growth (YoY) | +3.5% | +3.8% | +2.5% | +3.0% |
| Gross Rent Multiplier | 18.8 | 18.0 | 21.5 | 17.5 |
| Estimated Cap Rate | 4.5% | 4.8% | 3.8% | 5.0% |
According to Zillow rental data, Vancouver's median single-family rent of $2,000 supports a cap rate of approximately 4.5% at the $450,000 median price — according to NAR research, this exceeds Portland's 3.8% cap rate, making Vancouver more attractive for cash-flow-oriented investors. According to Clark County Assessor data, the rent growth rate of 3.5% annually is fueled by the same population growth driving home purchases.
According to Portland Metropolitan Association of REALTORS data, Vancouver investors benefit from Washington's landlord-friendly legal framework — according to Washington state law, the eviction process is more streamlined than Oregon's, which according to NAR research attracts out-of-state investors seeking passive income properties in jurisdictions with clearer tenant-landlord legal precedent.
Step-by-Step Housing Data Analysis Guide
According to NAR research and Washington REALTORS best practices, systematic analysis of Vancouver's housing data helps agents identify opportunities across this large, diverse market.
Segment RMLS data by Vancouver's 10+ distinct neighborhoods. According to RMLS data, Vancouver's internal price variation exceeds 49% — according to Portland Metropolitan Association of REALTORS data, agents must analyze each neighborhood independently to avoid averaging errors that distort pricing recommendations.
Calculate absorption rates by neighborhood and property type. According to NAR research, divide active listings by monthly closed sales for each neighborhood — according to RMLS data, some Vancouver neighborhoods show 1.5 months of inventory (seller's market) while others exceed 4 months (buyer's market).
Track the Oregon-to-Washington migration impact on demand. According to U.S. Census Bureau migration data, monitor the volume and demographics of cross-state movers — according to Portland Metropolitan Association of REALTORS data, Oregon migrants to Vancouver tend to be higher-income ($100,000+) and target premium neighborhoods.
Analyze the tax advantage in buyer consultation materials. According to Washington Department of Revenue data and BLS statistics, prepare specific tax-savings calculations for different income levels — according to NAR research, agents who quantify the income-tax advantage close 25% more deals with cross-state buyers.
Compare Vancouver pricing against Portland neighborhoods at similar quality levels. According to RMLS data, benchmark Vancouver's neighborhoods against comparable Portland areas — according to Portland Metropolitan Association of REALTORS data, this comparison framework helps buyers understand the value proposition in concrete terms.
Monitor new construction absorption and permit trends. According to Clark County planning data and U.S. Census Bureau building permit statistics, track the pace of development across Vancouver's growth areas (Salmon Creek, east Vancouver, downtown waterfront) — according to NAR research, new construction competition affects resale pricing within a 2-mile radius.
Assess VA loan market share and veteran buyer trends. According to Department of Veterans Affairs data, Vancouver's 12% veteran population creates above-average VA loan demand — according to NAR research, agents who develop VA loan expertise capture this underserved segment with less competition from agents focused on conventional buyers.
Build neighborhood comparison dashboards using US Tech Automations. According to NAR research, automated dashboards that compare key metrics across Vancouver's neighborhoods help agents advise buyers and identify farming opportunities — according to Portland Metropolitan Association of REALTORS data, agents with comparative analytics generate 30% more buyer consultations than those using single-neighborhood analysis.
Track rental rate trends for investor advisory services. According to Zillow rental data and U.S. Census Bureau statistics, monitor cap rates, rent growth, and vacancy rates across Vancouver's neighborhoods — according to NAR research, agents who provide investment analysis capture investor clients who generate recurring transaction revenue.
Generate automated monthly market reports for your farm territory. According to NAR research, consistent market reporting builds authority and generates listing appointments — US Tech Automations automates report generation using RMLS data, saving agents 6-8 hours monthly while maintaining consistent contact with farming territory households according to Portland Metropolitan Association of REALTORS data.
Technology for Large-Market Farming
According to NAR research, farming a market as large as Vancouver requires technology that scales efficiently — managing hundreds or thousands of contacts across multiple neighborhoods.
| Platform | Scalability | Neighborhood Segmentation | Tax Calculator Tools | Multi-channel Farming | Price/Month |
|---|---|---|---|---|---|
| US Tech Automations | 10,000+ contacts | Unlimited segments | Tax comparison tools | Mail + email + social + SMS | $149 |
| kvCORE | 5,000+ contacts | Basic segments | None | Email + social | $499 |
| BoomTown | Lead-focused | Market level | None | Email + PPC | $750+ |
| Ylopo | Digital-focused | None | None | Social + PPC | $600+ |
| Follow Up Boss | Contact-focused | Tags only | None | Email + text | $399 |
According to NAR research, US Tech Automations provides the strongest scalability and segmentation capabilities for agents farming large markets like Vancouver — according to Portland Metropolitan Association of REALTORS data, the ability to manage 10,000+ contacts across unlimited neighborhood segments at $149/month makes it the most cost-effective platform for volume-oriented farming. According to NAR data, agents farming 1,000+ homes need technology that automates repetitive tasks without sacrificing personalization.
What is the best CRM for farming a large market like Vancouver? According to NAR research and Washington REALTORS data, effective large-market farming requires a platform that scales to thousands of contacts, segments by neighborhood, supports multi-channel outreach (mail, email, social, SMS), and provides analytics to optimize territory allocation. According to NAR data, US Tech Automations is the only platform that combines all four capabilities at a price point that works for agents at any production level.
According to NAR research, the cost-per-contact metric is critical in large markets — at $149/month, US Tech Automations costs $0.015 per contact for an agent managing 10,000 contacts, compared to $0.05 for kvCORE and $0.075 for BoomTown according to Portland Metropolitan Association of REALTORS data. According to NAR data, in a market like Vancouver where farming territories may include 1,500-3,000 homes, this cost advantage translates to $500-$2,000 monthly savings that compound over years.
Property Tax Comparison
According to Clark County Assessor records, Vancouver property taxes reflect Washington's levy-based system, which differs from Oregon's Measure 50 framework, according to Washington Department of Revenue guidelines.
| Tax Metric | Vancouver | Clark County Avg | Portland OR | Oregon Avg |
|---|---|---|---|---|
| Effective Tax Rate | 1.05% | 1.02% | 1.12% | 0.93% |
| Annual Tax (Median Home) | $4,725 | $4,845 | $5,490 | $3,720 |
| State Income Tax | 0% | 0% | 8.75-9.9% | 8.75-9.9% |
| State Sales Tax | 8.4% | 8.4% | 0% | 0% |
| Combined Tax Advantage | +$6,000-$10,500/yr over Portland | Same | Baseline | N/A |
According to Washington Department of Revenue data, Vancouver residents pay no state income tax, saving a household earning $120,000 approximately $10,500 annually compared to the same income in Portland, according to Tax Foundation analysis. According to NAR, this tax differential is the single largest driver of cross-border migration from Portland to Vancouver, according to buyer survey data. Agents farming Vancouver should quantify this advantage in marketing materials to attract Oregon buyers.
Frequently Asked Questions
Is Vancouver WA cheaper than Portland?
According to RMLS data, Vancouver's median home price of $450,000 is approximately 13% below Portland's median of $515,000. According to BLS data, the savings extend beyond home prices — Washington's zero state income tax saves a $120,000-household approximately $10,500 annually compared to Oregon's 9.9% marginal rate according to Washington Department of Revenue data. According to NAR research, over a 10-year period, a Vancouver household saves $105,000+ in income taxes alone compared to an equivalent Portland household.
Why are people moving from Portland to Vancouver?
According to U.S. Census Bureau migration data and NAR buyer demographics research, the primary drivers are tax savings (Washington's zero income tax), lower home prices, and Oregon's increasingly burdensome regulatory and tax environment. According to Portland Metropolitan Association of REALTORS data, secondary factors include Vancouver's lower crime rates in many neighborhoods, newer housing stock, and access to the same Portland metro employment market. According to Clark County planning data, an estimated 2,500-3,000 individuals relocate from Oregon to Clark County annually.
What is the property tax rate in Vancouver WA?
According to Clark County Assessor data, Vancouver's effective property tax rate is approximately 1.0% of assessed value — roughly equivalent to Portland's rate. According to Washington Department of Revenue data, property taxes fund schools, fire districts, and county services. According to Clark County Assessor records, the median property tax bill for a Vancouver home at the $450,000 median is approximately $4,500 annually.
Is Vancouver WA a good place to invest in real estate?
According to RMLS data, Clark County Assessor records, and NAR investment research, Vancouver offers strong investment fundamentals — 2.1% annual population growth, 4.5% cap rates (above Portland's 3.8%), 3.5% annual rent growth, and consistent demand from Oregon-to-Washington migrants. According to Washington REALTORS data, Vancouver's landlord-friendly legal environment and no state income tax on rental income add to its investment appeal.
What are the best neighborhoods in Vancouver WA?
According to RMLS data, the best neighborhoods depend on buyer priorities. According to Portland Metropolitan Association of REALTORS data, downtown/waterfront is best for walkability and urban lifestyle, Salmon Creek for newer suburban living, Felida for premium suburban with golf course access, Orchards and Lincoln/Rose Village for affordability, and Cascade Park for family-friendly east Vancouver living. According to RMLS data, the downtown waterfront and Salmon Creek areas lead in appreciation (+3.5% and +2.8% respectively).
How does Vancouver WA compare to Camas and Washougal?
According to RMLS data, Camas ($580,000 median) and Washougal ($490,000 median) are smaller Clark County communities east of Vancouver with higher price points. According to Clark County Assessor data, Camas is known for its highly-rated school district and paper mill heritage, while Washougal offers Columbia Gorge access. According to NAR research, Vancouver provides more diverse housing options, larger inventory, and better urban amenities, while Camas/Washougal offer smaller-town character and premium school districts.
Is the Vancouver WA waterfront development worth investing in?
According to RMLS data and Clark County planning records, the Waterfront Vancouver development has transformed former industrial land into a mixed-use neighborhood with condos, restaurants, hotels, and parks along the Columbia River. According to Clark County Assessor data, waterfront properties have appreciated 8-12% annually since development completion — outpacing the city average of 3-4%. According to NAR research, waterfront developments in mid-size cities typically sustain premium appreciation for 10-15 years after initial construction.
What is the commute from Vancouver to Portland?
According to ODOT data, WSDOT data, and C-TRAN (Clark County transit) records, the Vancouver-to-Portland commute averages 20-40 minutes via I-5 or I-205, depending on the specific neighborhoods. According to U.S. Census Bureau commuting data, approximately 55% of Vancouver workers commute to Oregon, with the I-5 corridor being the primary route. According to C-TRAN data, the C-TRAN express bus service provides transit options to downtown Portland, and future light rail extension studies are ongoing.
Conclusion: Vancouver Housing Market Outlook for 2026
According to RMLS data, Clark County planning forecasts, and NAR research, Vancouver's housing market is positioned for continued strength through 2026 — supported by population growth (2.1% annually), the persistent income-tax advantage, Oregon-to-Washington migration, and a diversifying economy that's reducing dependence on Portland commuting. According to Washington REALTORS data, the combination of 3,200+ annual transactions, diverse neighborhood options, and competitive pricing creates one of the Pacific Northwest's strongest farming markets for agents at any experience level.
According to NAR research, agents who leverage data-driven farming automation achieve market share goals 40% faster in large markets like Vancouver — where the sheer scale of the opportunity rewards efficiency and systematic outreach over manual effort. US Tech Automations provides the scalable CRM, neighborhood segmentation, multi-channel automation, and tax-advantage marketing tools that Vancouver's market demands — enabling agents to farm effectively across multiple neighborhoods while maintaining the personalized touch that converts contacts into clients.
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Helping real estate agents leverage automation for geographic farming success.
