Kennewick, WA: A 2026 Relocation Deep Dive

1. Kennewick: The Data Profile (2026)

Kennewick represents a specific archetype in the post-2024 real estate correction: the "value hold." With a population of 85,155, it sits firmly in the "smaller city" category, offering urban amenities without the density of a metropolitan hub. The economic profile reveals a distinct divergence from national norms. The median income sits at $65,796, which is -11.8% below the US median of $74,580. However, this income gap is offset by a housing market that is +18.0% above the national average, creating a unique tension for incoming residents.

The educational attainment rate is 27.7% for bachelor's degrees or higher, notably lower than the national average of 33.1%. This suggests a workforce skewed toward trade skills and essential services rather than the tech-heavy demographics of coastal hubs.

Target Demographic:
Statistically, the ideal Kennewick transplant is a remote worker or a dual-income professional couple earning a combined $110,000+ annually. This demographic benefits from the area's low energy costs (11.9 cents/kWh) and moderate grocery prices (98.8 index) while leveraging remote work to bypass the local wage ceiling.

2. Cost of Living Analysis

Despite a median income -11.8% below the national average, the overall cost of living in Kennewick is roughly commensurate with the US average, primarily due to the low cost of utilities and services. However, the "Housing" index of 118.0 is the primary driver of financial strain, pushing the total COL index slightly above the 100.0 baseline.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
A single earner making the median income ($65,796 / $5,483 monthly gross) faces a tax burden of roughly 25%, leaving a net take-home of $4,112. Deducting the $2,850 monthly budget leaves a disposable income of only $1,262. This is tight. To live comfortably in Kennewick as a single renter, a salary of at least $80,000 is required to build meaningful savings.

3. Housing Market Deep Dive

The housing market is the defining characteristic of Kennewick. It is a "seller's market" relative to the US average, with a Housing Index of 118.0. The disparity between renting and buying is significant. While rent is high, the barrier to entry for purchasing a home is substantial for the local wage earner.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis:
Buying in Kennewick requires a down payment of approximately $89,000 (assuming 20% on the $445,000 median home). With a mortgage rate of 6.5%, the monthly payment (PITI) exceeds $3,100. This is 62% higher than the $1,900 rent for a comparable 3BR unit. Financially, renting is the superior short-to-medium term option, preserving capital while the local wage structure catches up to the inflated housing costs.

4. Economic & Job Market Outlook

Kennewick's economy is anchored by the Tri-Cities region's scientific and agricultural sectors. The presence of the Pacific Northwest National Laboratory (PNNL) and the Hanford Site provides stability, insulating the area from the volatility seen in tech-heavy markets.

RTO & Commute:
In the post-remote landscape of 2026, Kennewick is a "hybrid haven." The average commute time is 19.4 minutes, significantly lower than the national average of 26.8 minutes. Traffic congestion is minimal, meaning that even if a role requires 2-3 days in an office, the time cost is negligible. The low fuel costs relative to coastal states further reduce the "commute tax."

Unemployment Analysis:
The unemployment rate stands at 4.6%, which is +0.6% above the national average of 4.0%. While slightly elevated, this indicates a stable but not hyper-growth labor market. It suggests that while jobs are available, competition is slightly higher than in major metros.

5. Quality of Life Audit

The Quality of Life (QoL) score in Kennewick is a study in contrasts: excellent environmental metrics offset by concerning health indicators.

Table 3: Quality of Life Metrics

Safety Analysis:
Safety is a mixed bag. Violent crime is 372 per 100k residents, which is statistically AVERAGE and slightly better than the US average of 380. However, property crime is a significant issue at 3,457 per 100k, nearly 73% higher than the national average of 2,000. Residents must be vigilant about securing vehicles and property.

Air Quality & Environment:
Kennewick excels here. The AQI of 38 is considered "Good," and PM2.5 levels are 6.1 µg/m³, well below the WHO guideline and the US average. The arid climate reduces allergens and moisture-related respiratory issues.

Schools & Weather:
School ratings in the Kennewick School District average a 6/10 on major real estate data aggregators—serviceable but not a primary draw for elite education seekers. Weather-wise, residents face distinct seasons: hot, dry summers (often exceeding 90°F) and gray, inversions-heavy winters (current temp is 28.0°F with mostly cloudy skies).

6. The Verdict

Pros:

• Housing Value Relative to West Coast: While +18.0% above the US average, it is significantly cheaper than Seattle or Portland.
• Air Quality: An AQI of 38 is a massive health asset.
• Low Utilities: Electricity at 11.9 cents/kWh saves hundreds monthly compared to national averages.
• Commute: Sub-20-minute average commutes reduce lifestyle friction.

Cons:

• Wage Stagnation: Median income of $65,796 does not support the $445,000 housing market without significant household income.
• Property Crime: A rate of 3,457/100k requires constant vigilance.
• Health Risks: Obesity rates at 37.4% suggest a cultural environment that is not conducive to active lifestyles.
• Remote Dependency: For high earners, the local job market is limited; remote work is almost a requirement for wealth accumulation.

Final Recommendation:
Kennewick is recommended for remote workers earning 120% of the national median or families looking to exit high-tax states like California or Washington's western seaboard. It is not recommended for entry-level workers relying on the local job market, as the housing cost-to-income ratio is strained.

7. FAQs

1. What salary is needed to live comfortably in Kennewick?
For a single renter, a gross salary of $80,000 is recommended to maintain a 30% housing burden and save $1,000+ monthly. For a family of four buying a home, a combined income of $130,000 is the baseline.

2. How does Kennewick's value compare to Spokane or Tacoma?
Kennewick has a higher Housing Index (118.0) than Spokane (~112.0) but significantly better air quality. It is cheaper than Tacoma (~140.0) but has a smaller job market.

3. Is the property crime rate a safety concern?
Yes. With 3,457 property crimes per 100k (vs 2,000 nationally), you are statistically 73% more likely to experience theft. Investing in home security and locking vehicles is mandatory.

4. What is the best time of year to move to Kennewick?
Ideally May or September. Winters bring inversion layers that trap cloud cover and pollutants (despite good annual averages), and summers can reach 95°F+, making moving physically taxing.