Pasco, WA — Momentum Score, Home Values & Best-For

All states·Washington·Pasco

Franklin County · Kennewick-Richland · population 81,724

Pasco, WA
Image: Wikipedia · Pasco, Washington
OverviewCost of livingMoving guide
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67
Rising
Momentum score · 0–100

Where Pasco stands

At or near all-time high.

Median home $420,699
1-year -0.4%
5-yr CAGR +4.5%
vs 5-yr peak -0.8%
Population +1.5%/yr

Home value trajectory · last 10 years

Zillow ZHVI · monthly
peak 2025-02$421k$181k$267k$354k$441k201620182020202220242026

Lifestyle scores

🚶
Walkability
40/100
Car-dependent
Estimated from population density. Higher = denser, more amenities within walking distance.
🚉
Public transit
30/100
Minimal transit
Curated list of major US transit systems + population-based estimate. Higher = real subway/rail/bus options.
💻
Remote work fit
92/100
Excellent for remote work
Composite of city size, housing cost, state tax structure, and region's remote-work track record.

Scores are heuristic estimates from population density, state, and known transit/walkable cities. Not based on a paid Walk Score / Transit Score API — see methodology for the formula.

Rent trajectory · last 5 years

Zillow ZORI · monthly
$1,804/mo$1,260$1,586$1,912202220242026

Home value vs rent · indexed to 100

Both rebased at first month of ZORI data (~2015)
Home valueRent125135100120202220242026

Rent vs buy

Price-to-rent ratio: 19.4
Lean buy

At a 19.4 price-to-rent ratio, Pasco is in the 'depends on horizon' zone. Buy if you'll be there 5+ years and value flexibility on the home; rent if you might move, want zero maintenance friction, or expect rates to drop.

How the momentum score breaks down

methodology →
Home YoY
48 · w22%
Home 5-yr CAGR
62 · w22%
Distance from peak
85 · w18%
Population growth
72 · w16%
Rent YoY
67 · w12%
Home 10-yr CAGR
81 · w10%
Long thesis

Pasco has held up across the cycle: home values at $420,699 with +4.5% 5-year CAGR. The bull case is structural — population, location, employer base — and holds even if next year's print is soft.

Short thesis

Pasco's bear case is the boring one: the cycle is real and any market that's run hard can stall. Watch for slowing population growth, rising days-on-market, or builder discounts as the early warning signals.

About Pasco

Pasco is a city in Franklin County, Washington, with an estimated population of 81,724. It anchors the Kennewick-Richland metro area. The population grew 1.5% annually from 2020 to 2024, a moderate gain. The median home value in Pasco is $420,699 as of 2026-04, down 0.4% over the last 12 months. Over the last five years, home values have averaged +4.5% annual growth, with prices at or near the 5-year peak. Rents in Pasco average $1,804 per month, up 3.2% year-over-year. The composite momentum score is 67 of 100 (Rising). The market is healthy with prices supported by underlying demand.

▲ Bull case

●Net positive migration: population up 1.5% per year — demand fundamentals are intact.
●Held the highs: currently -0.8% from the 5-year peak — this market refused to give back gains.

▼ Bear case

○Local nuance: city-level data smooths over neighborhood differences. School zones, HOA rules, and street-level character matter — visit before deciding.

About Pasco (Wikipedia)

Pasco is a city in and the county seat of Franklin County, Washington, United States. The population was 77,108 at the 2020 census, and estimated at 81,724 in 2024. Pasco is one of three cities that make up Washington state's Tri-Cities region, a mid-sized metropolitan area of approximately 303,622 people.

Source: Wikipedia · this summary is contributed and licensed under CC-BY-SA.

City facts

MayorPete Serrano
Area37.50 sq mi
Elevation390 ft
Founded1891
Density2221.33/sq mi

Extracted from the Wikipedia infobox. Values may be slightly out of date relative to the latest sources.

Playbook

Buyer

You're not in a frenzy but you're not getting bargains either. Make a competitive offer with normal inspection terms. Don't lowball — the listing will move with or without you.

Seller

Price at fair market value; expect movement in 30-45 days. Don't get clever with terms (rent-back, contingencies) — buyers in a Rising market have options.

Investor

Appreciation tailwind exists but cash flow requires discipline on price. Run the numbers conservatively and confirm rent comps before committing.

Local safety & alerts

No active National Weather Service alerts for Franklin County right now.

NWS active alerts (WA)Washington Emergency ManagementHow to prepare (NWS)

Public-safety links are official .gov sources, not curated by us. Franklin County routes NWS alerts; check the state EM portal for non-weather emergencies.

Cities like Pasco

Richland, WA66 · RisingBellingham, WA66 · RisingKennewick, WA67 · RisingMarysville, WA69 · Rising

Run the numbers for Pasco

ToolCan I afford Pasco?Income → city shortlistToolROI on a Pasco rentalCap rate, cash-on-cash, DSCRToolCompare Pasco to anywhereSide-by-side up to 3 citiesToolPasco cost-of-livingEquivalent income elsewhere

Sources: Zillow ZHVI (home values), Zillow ZORI (rents), US Census ACS + place population. Updated when source agencies publish revisions.

Climate & natural-disaster risk

Winter (Jan)
45° / 35°
avg high / low
Summer (Jul)
77° / 56°
avg high / low
Sunny days/yr
152
~42% of year
Annual precip
38″ rain
10″ snow
Disaster risk (1=very low, 5=very high)
Hurricane
Very low
Tornado
Very low
Wildfire
High
Earthquake
Very high
Flood
Moderate

State-level averages from NOAA Climate Normals (1991-2020) and FEMA National Risk Index. City-level conditions can vary significantly within a state.

Current weather

Loading current conditions…

7-day forecast on weather.gov →

Find rentals & listings

Open current Pasco listings on the major real-estate sites.

Links open the live search on the destination site — results are always current.

Local news & community

Updated 2026-05-21 from Google News + Reddit RSS. Headlines link to original sources.

Local sports teams

Major professional teams the Kennewick-Richland area cheers for. Detailed stats, schedules, and player pages on intherafters.com.

Local economy & environment

Humidity
75%
Very humid climate
Median household income
$90,400
Washington state median
Top industries (state-level)
Tech (Amazon/MS)Aerospace (Boeing)Agriculture

Humidity is annual average relative humidity (NOAA). Income is Census ACS 5-year estimate. Industries are largest employment sectors statewide (BLS); the local mix in a given city may vary.

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