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Advertise here →Orchards, WA · Houses & Market Data
Orchards, Washington houses and real estate market data.
Houses in Orchards, WA (Clark County) — Census median home value $437,100, county listing prices down about 6.2% over the past year. Market data for Orchards houses and the broader area.
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Orchards, WA is in Clark County, Washington — this guide covers houses in Orchards and the whole local market: resale homes, condos, land, and new construction. The most recent Census estimate puts the population at 29,716, with a median household income of $96,893. Census data puts Orchards houses at a median value of $437,100 (all owner-occupied homes); Clark County's current median listing price runs $633,042, down about 6.2% over the past year.
Info from government sites and builders may have provided source info.
Market overview
Orchards housing market
Orchards is in Clark County, Washington. Manifest Census and county price-trend data provide baseline context for houses in Orchards and the surrounding county market.
Median home value (Census ACS)
$437,100
Population (Census ACS)
29,716
Median household income
$96,893
County price trend (2025)
2.05% YoY
Population, income, and median home value from the project batch manifest (Census ACS 2023 5-year). County price trend from FHFA county HPI when present in the manifest row.
At a glance
Orchards market snapshot
Population
29,716
County
Clark County
Median Household Income
$96,893
Median Home Value (city)
$437,100
Median Listing Price (Clark County)
$633,042
Median Gross Rent
$1,685/mo
Price Trend (YoY)
-6.2%
Market data compiled from public sources; deemed reliable but not guaranteed; verify independently. See About
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What makes Orchards different
Home Value, By Source
The Census Bureau's American Community Survey (2023 5-year estimate) puts Orchards's median home value — across all owner-occupied homes, not just recent sales — at $437,100. Separately, Clark County's current median listing price (via Realtor.com data, 2026-06-01) runs $633,042. These cover different geography (city vs. county) and different measures (assessed value vs. active listings), which is why we show both rather than picking one — full source list on our data sources page.
County Price Trend
Clark County's FHFA house price index shows a 2.05% annual change in 2025.
Population & Income
Orchards has an estimated population of 29,716 and a median household income of $96,893, per the Census Bureau's American Community Survey (2023 5-year estimate).
Affordability Snapshot
Orchards's Census-reported median home value works out to about 4.5x the area's median household income, and median gross rent runs roughly 21% of that same income on an annualized basis. Housing economists commonly flag a price-to-income ratio above 4x as historically elevated -- useful context, not a personal affordability verdict.
Nearby
Places around Orchards
County guide: Clark County — cities, market context, and local resources for the county that includes Orchards.
USAHouses.com also helps visitors looking in nearby Clark County and other Washington communities. Some locations may not yet have dedicated pages, but many licensed professionals in this region assist surrounding communities.
Nearby communities include Five Corners, Brush Prairie, Hockinson, Barberton, Meadow Glade, Minnehaha, Vancouver, Mount Vista, Hazel Dell, Battle Ground, Salmon Creek, Dollars Corner, Venersborg, Fern Prairie, Camas, Lake Shore.
Five Corners market data
Nearby city · ~1.9 mi
Brush Prairie market data
Nearby city · ~2.6 mi
Hockinson market data
Nearby city · ~3.6 mi
Barberton market data
Nearby city · ~4.3 mi
Meadow Glade market data
Nearby city · ~4.6 mi
Minnehaha market data
Nearby city · ~4.8 mi
Vancouver market data
Nearby city · ~4.8 mi
Mount Vista market data
Nearby city · ~5.9 mi
Hazel Dell market data
Nearby city · ~5.9 mi
Battle Ground market data
Nearby city · ~6.1 mi
Salmon Creek market data
Nearby city · ~6.6 mi
Dollars Corner market data
Nearby city · ~7.1 mi
Venersborg market data
Nearby city · ~7.3 mi
Fern Prairie market data
Nearby city · ~7.4 mi
Camas market data
Nearby city · ~7.7 mi
Lake Shore market data
Nearby city · ~7.8 mi
More Washington cities with market guides: Tacoma, Bellevue, Kent, Everett, Renton, Federal Way, Yakima, Bellingham.
Tacoma market data
Same-state city guide
Bellevue market data
Same-state city guide
Kent market data
Same-state city guide
Everett market data
Same-state city guide
Renton market data
Same-state city guide
Federal Way market data
Same-state city guide
Yakima market data
Same-state city guide
Bellingham market data
Same-state city guide
Adjacent-county Census places with USAHouses.com pages: North Bonneville (~27.1 mi), Kalama (~27.2 mi), Cougar (~27.2 mi), Stevenson (~30.6 mi), Carson (~34.1 mi), Kelso (~34.2 mi), Longview (~37.8 mi), Beacon Hill (~38.2 mi), Lexington (~39.1 mi), Longview Heights (~39.5 mi), Castle Rock (~44.1 mi), Puget Island (~53.0 mi), East Cathlamet (~53.2 mi), Ryderwood (~53.4 mi), Vader (~53.5 mi), Upper Elochoman (~53.9 mi).
New construction: New homes near Orchards (Seattle) · New homes near Orchards (Spokane) · Washington new construction.
Census & home facts
Orchards data from published sources
Population (ACS 2023)
29,716
Median home value (ACS 2023)
$437,100
Median household income (ACS 2023)
$96,893
Median gross rent (ACS 2023)
$1,685
County FHFA annual change (2025)
2.05%
County median listing price (FRED/Realtor.com) (2026-06-01)
$633,042
Census place type
CDP
County
Clark County
Land area (Census Gazetteer 2024)
5.35 sq mi
Census GEOID
5351795
Census ACS, FHFA, and FRED figures are labeled with the year present in existing CSVs. Subject to change / confirm locally.
NewUSAHouses.com communities
Closest verified new-home communities near Orchards
Availability and pricing are controlled by the builder and may change; confirm with the builder.
Lennar at Heartwood ↗
Lennar · Vancouver, Washington · ~0.7 mi · from $548,100
119th Street Station ↗
D.R. Horton · Vancouver, Washington · ~1.2 mi
Luden Estates ↗
Richmond American Homes · Vancouver, Washington · ~3.4 mi
Heartwood ↗
Holt Homes · Vancouver, Washington · ~3.4 mi
Ramble Creek ↗
Holt Homes · Vancouver, Washington · ~3.4 mi
Local life
Life in Orchards
Schools
Evergreen School District (Clark) — 39 schools, 22,591 students enrolled, per the U.S. Department of Education's Common Core of Data. Clark addresses may be served by Evergreen School District (Clark), but attendance zones vary by street — confirm assigned schools with the district before making a move.
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Common questions
Orchards FAQ
What are houses worth in Orchards, WA?
The Census Bureau's American Community Survey puts the median value of houses in Orchards at $437,100. Clark County's current median listing price runs $633,042, down about 6.2% over the past year.
How much do houses cost in Orchards, WA?
For owner-occupied houses in Orchards, Census ACS data shows a median value of $437,100. Active listing prices in Clark County may differ — see the market snapshot above.
What types of houses are in Orchards, WA?
Orchards houses include resale single-family homes, condos, mobile homes, and small multi-unit buildings, plus new construction in surrounding Clark County communities where builders are active. The housing-stock section below uses Census ACS structure counts when available for this city.
What is the population of Orchards, WA?
The U.S. Census Bureau's American Community Survey (2023 5-year estimate) puts Orchards's population at approximately 29,716.
What's the median rent in Orchards, WA?
The Census ACS estimates median gross rent in Orchards at approximately $1,685 per month.
What is the median household income in Orchards, WA?
Census ACS data puts the median household income in Orchards at approximately $96,893.
Is the Orchards housing market growing?
Clark County's FHFA house price index shows a 2.05% annual change in 2025.
Is Orchards, WA affordable relative to income?
Census ACS data puts Orchards's median home value at about 4.5 times the median household income, with median gross rent equal to roughly 21% of that income annually. This is a general benchmark, not a personal pre-qualification -- your own income, debt, and down payment determine what you can actually afford.
What school district serves Orchards, WA?
Manifest and public school-directory data suggest Evergreen School District (Clark) for many Orchards addresses, but attendance zones vary by street — verify your assigned schools with the district before making a move.
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