Kelso, WA—98626
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Kelso, WA
As of Oct '25, the median home price in Kelso, WA is $386,000, with a year-over-year change of -0.9%. This indicates that home prices in Kelso, WA are flat. According to Zillow, the 1-year price projection is 0.3%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $386,000 | -0.9% |
| Single Family | $387,000 | -0.8% |
| Condos | N/A | N/A |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | $227,000 | -4.2% |
2 Bed | $286,000 | -2.7% |
3 Bed | $397,000 | -0.5% |
4 Bed | $455,000 | -0.2% |
| 5 Bed | $487,000 | 0.2% |
% of Housing Stock
Rental Trends — Kelso, WA
As of July '25, Rentcast reports the average rent in Kelso, WA is $1,470, with a year-over-year rent change of -21.0%. Per bedroom, the median rent as of July '25 in Kelso, WA is studios: $1,000, 1-bedrooms: $1,120, 2-bedrooms: $1,150, 3-bedrooms: $2,010, 4-bedrooms: $1,850. The most common rental property sizes in Kelso, WA are 2-bedroom and 3-bedroom, accounting for 40.5% and 31.7% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $1,300 | $1,470 |
| Studio Rent | $1,000 | $1,000 |
| 1 Bed Rent | $1,080 | $1,120 |
| 2 Bed Rent | $1,100 | $1,150 |
| 3 Bed Rent | $1,950 | $2,010 |
| 4 Bed Rent | $1,600 | $1,850 |
% of Rental Stock
Property Listings — Kelso, WA
As of Oct '25, Realtor.com reports that the median days on market for a home in Kelso, WA is 65. This is a increase of 16.0% 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 31.0%, representing a large inventory and a lot of supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $429,000 | -6.0% |
Listing Count | 136 | 26.0% |
| Listings as % of Homes | 0.8% | 26.0% |
Days on Market | 65 | 16.0% |
Demographics — Kelso, WA
As of the latest ACS Survey released in 2023, Kelso, WA has a population of 26,900, which has increased by 12.0% over the past 5 years. Kelso, WA is a moderately popular place for families, as children make up 23.1% of the population. The area has a poorly educated workforce, with 14.9% of adult residents holding a bachelor’s degree or higher. There are few residents working remotely, with 5.7% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 26,900 | 12.0% |
% Under 18 | 23.1% | -3.3% |
% Seniors | 15.9% | 4.6% |
% WFH | 5.7% | 96.6% |
% w/ College Degree | 14.9% | 6.4% |
As of the latest ACS Survey released in 2023, Kelso, WA is a predominantly white area, with 84.8% of the population identifying as white. The white population has grown by 3.7% in the last 5 years. The second most common race or ethnicity in Kelso, WA is hispanic, making up 6.9% of the population. Foreign-born residents account for 3.0% of the population in Kelso, WA, and this percentage has decreased by 36.2% as of the ACS Survey 5 years prior, suggesting fewer immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 84.8% | 3.7% |
% Black | 0.8% | -11.1% |
% Hispanic | 6.9% | -28.9% |
% Asian | 1.1% | -35.3% |
% Foreign Born | 3.0% | -36.2% |
Mortgage and Risk — Kelso, WA
According to HUD data as of 2023, there were 588 mortgage originations in Kelso, WA, of which 76.0% of loans were conventional mortgages. The average loan-to-value was 54.0%, with 28.0% above 90% LTV (very high). This implies large mortgage risk in Kelso, WA. Investor activity is low, as 2.0% of loans were by investors. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 588 |
% Conventional Loans | 76.0% |
% Government Loans | 24.0% |
% Investor Loans | 2.0% |
% Second Loans | 0.0% |
% Cash Out Refinance | 13.0% |
Loan Activity
Rentals and Section 8 — Kelso, WA
As of 2024, the percent of homes in Kelso, WA under the Section 8 program is 9.3%. 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. 1-bedroom and 2-bedroom and 4-bedroom units appear to be good home sizes to consider for Section 8 housing in Kelso, WA, because HUD payments exceed market rent, while 3-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 403 |
Total Units Section 8 | 302 |
% Rentals under Section 8 | 9.3% |
% Occupied Section 8 | 88.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $90 | $1,080 | $1,170 |
| 2 Bedroom | $290 | $1,100 | $1,390 |
| 3 Bedroom | $0 | $1,950 | $1,950 |
| 4 Bedroom | $730 | $1,600 | $2,330 |
Affordability — Kelso, WA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 5.2 |
| Median Home Price | $386,000 |
| Median Household Income | $70,100 |