Where to Live in
Kennewick

Kennewick 2026 Neighborhood Shortlist

Kennewick isn't just expanding, it's stratifying. The old lines are blurring, but new ones are being drawn. You see it along the US-395 corridor, where every empty field is now a high-density apartment block, promising "luxury" for a price that feels more like Seattle than the Tri-Cities. Gentrification is a quiet beast here; it doesn't knock, it just renovates. Southridge is the flashpoint—a decade-old planned community now hitting its stride with its own grocery stores and a school district that's pulling families from older parts of the city. Meanwhile, the core east of Road 68 is aging, and the divide between the meticulously kept yards west of Clearwater Ave and the rental-heavy blocks creeping towards US-395 is stark. This isn't about "vibrancy"; it's about strategic positioning. The city's gravity is shifting, and you need to know which way the ground is moving.

The 2026 Shortlist

Southridge

• The Vibe: Suburban Ideal
• Rent Check: 15-25% above city average. You're paying for the zip code and the new builds.
• The Good: This is the city's master-planned crown jewel. The schools (Southridge High, Carmichael Middle) are the main draw—modern facilities, high ratings, and a PTA that actually has a budget. Everything is walkable if you live within the Butte/Centennial grid. You can hit Southridge Sports Complex for a kid's tournament, grab a surprisingly good latte at Keen Bean Coffee on the corner of Hildebrand Blvd & Southridge St, and do your grocery run at the Yokes Fresh Market without ever crossing a major arterial. The parks, like Vista Park, are clean, new, and strategically placed.
• The Bad: The soul-crushing traffic on Hildebrand Blvd during rush hour. It's a parking lot. The housing stock is almost entirely post-2000, so there's zero character. You'll be paying an HOA fee for the privilege of having a community pool you use twice a year. It's a target for package theft because the houses look identical and are empty all day.
• Best For: Families who prioritize school districts above all else and are willing to pay a premium for a house that won't need a new roof for 20 years.
• Insider Tip: Drive down S. Kent St between Hildebrand and 10th Ave. It’s the perfect snapshot of the Southridge dream: three-car garages, immaculate lawns, and not a single sidewalk crack.

West Kennewick (South Clearwater)

• The Vibe: Established Comfort
• Rent Check: 10-15% above city average. You're buying into a legacy.
• The Good: This is the old money part of Kennewick that has held its value. The lots are massive—half-acre is common. The trees are mature and provide actual shade. You're minutes from the Kennewick General Hospital campus and the retail spine of Clearwater Ave. Access to I-82 is immediate, making it the king of commutes to Pasco or Richland. The neighborhood feels solid, with long-term residents who know each other. It's quiet, save for the occasional ambulance heading to the hospital. Horse Heaven Park is a gem, with actual space to breathe, not just a plastic play structure.
• The Bad: The houses are from the 70s and 80s. That means big, inefficient windows, outdated electrical, and plumbing that's a ticking time bomb. You'll be replacing the furnace. Parking can be a nightmare on streets like W. 10th Ave where driveways are packed with multiple cars and RVs. The vibe is a bit sleepy; don't move here looking for a nightlife scene.
• Best For: Established professionals, medical staff working at the hospital, and anyone who wants a large yard and mature trees without moving to the actual countryside.
• Insider Tip: For the best view of the city's layout, take a walk or run the paved loop at Amon Creek Natural Preserve. It starts right off South Auburn St and shows you exactly how the creek divides the old city from the new.

East Kennewick (Ridge Top)

• The Vibe: Blue-Collar Grit
• Rent Check: On par with the city average, sometimes slightly below. The best value play for buying.
• The Good: This is where you get the most square footage for your money. The area, bounded by Road 68 and US-395, has a solid core of older residents and young families who are priced out of the west side. It's a walker's neighborhood, but not in a fancy way—people walk to the corner store, not a coffee shop. You get quick access to the US-395 corridor for work in the industrial parks. The local dive, The Pub, on W. Kennewick Ave, is a no-nonsense spot for a cheap beer. Walla Walla Park is the community hub, with well-used baseball fields and a pool that feels like a community center, not a resort.
• The Bad: It's right on the flight path from the Tri-Cities Airport, so noise is a factor. The area is patchy; you can have a well-kept bungalow next to a rental property that's seen better days. Street parking is a competitive sport. Crime is higher here than in West Kennewick, mostly property crime—lock your car, always.
• Best For: First-time buyers, blue-collar workers, and anyone who wants to be close to the action on US-395 without paying the Southridge premium. It's also for the patient investor who sees the gentrification creep happening from the west.
• Insider Tip: The best tacos in the city aren't in a fancy spot; they're from the El Primo food truck, usually parked at the gas station on the corner of Road 68 & W. Kennewick Ave.

Downtown / Historic

• The Vibe: Hipster-in-Progress
• Rent Check: Highest in the city. A 1BR in a renovated old building can easily clear $1400.
• The Good: This is the only part of Kennewick that feels like a real city. The Historic Downtown Kennewick Partnership has pumped money into the Canal District, and it's starting to pay off. You can walk from Columbia Park along the river to the Ice Harbor Brewing Company for a pint. The Green Beard is the go-to for a solid cocktail and a burger. The annual Hops on the Hop festival takes over the streets. You're close to the Three Rivers Convention Center and the city's main government buildings. It's the only place you'll find young professionals renting apartments above storefronts.
• The Bad: It's a tale of two streets. West First Ave is charming; East First Ave can be gritty. You need to be selective about your block. The homeless presence is noticeable, and with it, the associated issues of petty crime and noise. Parking is a nightmare unless you pay for a private spot. Most of the housing stock is old, meaning thin walls and drafty windows unless you're in a brand-new luxury complex.
• Best For: Young professionals who work downtown, restaurant/bar industry folks, and anyone who wants to be able to walk to a brewery and is willing to pay for it.
• Insider Tip: The real secret is the pocket of historic homes on N. Kent St, between Clearwater Ave and Yelm Ave. It's quiet, feels a world away from the main drags, and is where the city's planners and architects actually live.

Strategic Recommendations

• For Families: Southridge is the undisputed winner, but it comes at a cost. If you want the schools but can't stomach the price of a single-family home, look at the townhomes off Southridge St and Butte Ave. For a more established feel with bigger yards and a slightly lower price point, the western edge of East Kennewick (closer to Road 68) offers access to the KSD schools without the Southridge price tag.

• For Wall St / Tech (Commute): West Kennewick (South Clearwater) is your best bet. You have the fastest access to I-82, getting you to the airport for a quick flight or to the Pasco side of the river in under 15 minutes, avoiding the US-395 bottleneck that everyone from Kennewick fights daily. The quiet streets are a bonus for working from home.

• The Value Play: East Kennewick (Ridge Top). The gentrification wave is slow but steady. Buyers are getting priced out of West Kennewick and are pushing east. The inventory of 1960s and 70s ranches on decent lots is finite. Buy here, renovate the dated kitchen, and in 5-7 years, you'll be sitting on a gold mine as the new grocery stores and services follow the population shift. Look specifically at the grid of streets off W. 4th Ave.