Orchards, Vancouver, WA—98662
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Orchards, Vancouver, WA
As of Oct '25, the median home price in Orchards, Vancouver, WA is $475,000, with a year-over-year change of -1.2%. This indicates that home prices in Orchards, Vancouver, WA are decreasing. According to Zillow, the 1-year price projection is -0.6%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $475,000 | -1.2% |
| Single Family | $481,000 | -1.0% |
| Condos | $325,000 | -2.1% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $346,000 | -2.8% |
3 Bed | $456,000 | -1.3% |
4 Bed | $547,000 | -0.9% |
| 5 Bed | $637,000 | -0.5% |
% of Housing Stock
Rental Trends — Orchards, Vancouver, WA
As of July '25, Rentcast reports the average rent in Orchards, Vancouver, WA is $2,160, with a year-over-year rent change of 0.0%. Per bedroom, the median rent as of July '25 in Orchards, Vancouver, WA is studios: $1,320, 1-bedrooms: $1,420, 2-bedrooms: $1,710, 3-bedrooms: $2,510, 4-bedrooms: $2,600. The most common rental property sizes in Orchards, Vancouver, WA are 2-bedroom and 3-bedroom, accounting for 34.8% and 31.3% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,250 | $2,160 |
| Studio Rent | $1,320 | $1,320 |
| 1 Bed Rent | $1,450 | $1,420 |
| 2 Bed Rent | $1,700 | $1,710 |
| 3 Bed Rent | $2,400 | $2,510 |
| 4 Bed Rent | $2,600 | $2,600 |
% of Rental Stock
Property Listings — Orchards, Vancouver, WA
As of Oct '25, Realtor.com reports that the median days on market for a home in Orchards, Vancouver, WA is 59. This is a increase of 3.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 49.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $489,000 | -3.0% |
Listing Count | 102 | -1.0% |
| Listings as % of Homes | 0.4% | -1.0% |
Days on Market | 59 | 3.0% |
Demographics — Orchards, Vancouver, WA
As of the latest ACS Survey released in 2023, Orchards, Vancouver, WA has a population of 38,000, which has increased by 17.2% over the past 5 years. Orchards, Vancouver, WA is a moderately popular place for families, as children make up 22.2% of the population. The area has a moderately educated workforce, with 25.3% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 14.3% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 38,000 | 17.2% |
% Under 18 | 22.2% | -10.8% |
% Seniors | 15.5% | 0.0% |
% WFH | 14.3% | 225.0% |
% w/ College Degree | 25.3% | 13.5% |
As of the latest ACS Survey released in 2023, Orchards, Vancouver, WA is a predominantly white area, with 72.8% of the population identifying as white. The white population has shrunk by 7.4% in the last 5 years. The second most common race or ethnicity in Orchards, Vancouver, WA is hispanic, making up 11.4% of the population. Foreign-born residents account for 15.7% of the population in Orchards, Vancouver, WA, and this percentage has increased by 38.9% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 72.8% | -7.4% |
% Black | 2.7% | 107.7% |
% Hispanic | 11.4% | 37.3% |
% Asian | 5.8% | 34.9% |
% Foreign Born | 15.7% | 38.9% |
Mortgage and Risk — Orchards, Vancouver, WA
According to HUD data as of 2023, there were 606 mortgage originations in Orchards, Vancouver, WA, of which 83.0% of loans were conventional mortgages. The average loan-to-value was 53.0%, with 24.0% above 90% LTV (very high). This implies large mortgage risk in Orchards, Vancouver, WA. Investor activity is low, as 2.0% of loans were by investors. 12.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 606 |
% Conventional Loans | 83.0% |
% Government Loans | 17.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 12.0% |
Loan Activity
Rentals and Section 8 — Orchards, Vancouver, WA
As of 2024, the percent of homes in Orchards, Vancouver, WA under the Section 8 program is 6.2%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. In Orchards, Vancouver, WA, all tracked home sizes have HUD payment amounts above market rent, suggesting strong Section 8 opportunity across the board.
Section 8 Market Size
Total Units under HUD | 364 |
Total Units Section 8 | 300 |
% Rentals under Section 8 | 6.2% |
% Occupied Section 8 | 66.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $390 | $1,450 | $1,840 |
| 2 Bedroom | $400 | $1,700 | $2,100 |
| 3 Bedroom | $480 | $2,400 | $2,880 |
| 4 Bedroom | $780 | $2,600 | $3,380 |
Affordability — Orchards, Vancouver, WA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5 |
| Median Home Price | $475,000 |
| Median Household Income | $91,900 |