Where to Live in
Renton

2026 RENTON NEIGHBORHOOD SHORTLIST

Summary Table

The 2026 Vibe Check

Renton is no longer Seattle's bedroom; it's becoming an anchor city in its own right. The shift is palpable. The 405 corridor is a construction zone of new "lifestyle centers" and dense apartment blocks, pulling tech workers south from Bellevue who are priced out but still demand amenities. The old industrial spine along Harrington Ave N is shedding its rust for gleaming data centers and the massive, soulless-but-efficient The Landing complex. This has created a stark dividing line. South of I-405, you get the brand-new everything; north of it, you're fighting for a parking spot in a lot that's been cracked since the 80s. Gentrification is hitting Downtown Renton hard—the old dive bars on Main Ave S are looking nervously at the new cocktail spots, and the coffee is getting better, but the character is fraying. The waterfront is the city's crown jewel, but it's exclusive. Kennydale and The Landing own the water, and the prices reflect it. For 2026, the smart money is looking at the edges: the neighborhoods bordering the hot zones that haven't been fully repriced yet.

The Shortlist

The Landing

• The Vibe: Corporate Master-Planned
• Rent Check: 15-25% above city average. You pay for the zip code and the lack of character.
• The Good: This is the definition of turn-key. You have the Renton Public Library (excellent), the Grange, and a QFC all within a 5-minute walk. Commuting is a breeze with the Southport ferry terminal to Seattle and easy I-405 access. Everything is new, clean, and managed.
• The Bad: It feels like a film set. There's no grit, no soul. You will pay a premium for a "lifestyle" you didn't choose. Weekend parking for anyone not living in the complex is a nightmare. It's an island of affluence, disconnected from the rest of Renton.
• Best For: The Microsoft or Amazon engineer who wants to ferry to work and doesn't care about local dive bars. Someone buying their first condo who wants zero maintenance surprises.
• Insider Tip: Walk the Renton Riverfront Trail from The Landing towards Downtown Renton at sunset. It’s the one spot where the manufactured polish meets the old river town grit.

Downtown Renton

• The Vibe: Historic Core Gentrifying
• Rent Check: Slightly above city average, but with a wild range from a cheap studio in an old brick building to a luxury apartment over a storefront.
• The Good: This is the only place in Renton that feels like a real, walkable city. You can hit Ole F's for a greasy spoon breakfast, grab a legitimately good espresso at The 5th Cup, and catch a movie at the Regal Cinemas, all on foot. The Renton Municipal Airport is a novelty, and the Renton Technical College brings some energy.
• The Bad: Street parking is a competitive sport. The Main Ave S corridor can get loud, especially on weekends. You're living on top of everything, which means you'll hear it. Crime is a mix of property crime and the occasional transient issue near the transit center.
• Best For: The young professional who wants a short walk to a bar but can't afford Seattle prices. The transit commuter who will live on the Sound Transit line.
• Insider Tip: Go for a drink at The Pumphouse, a true dive bar that's holding its own. If you can get a table there, you can handle the neighborhood.

Kennydale

• The Vibe: Waterfront Old Money
• Rent Check: Way above city average. This is a different financial league.
• The Good: The views of Lake Washington are world-class. The streets are quiet, winding, and filled with mature trees. It’s a true escape. You're minutes from the I-405 but feel a million miles away. Kennydale Beach Park is a local gem with a great boat launch.
• The Bad: Zero walkability. You are driving for a gallon of milk. The housing stock is either 60-year-old original ranches or massive tear-downs, so you're paying for land value. There is no "scene" here. It's for people who want to be left alone.
• Best For: Established families with two cars. Boeing executives. Anyone with a boat.
• Insider Tip: Drive Kennydale Hill Road at night for the city lights view. It’s the best free view in the city.

Hazen / Cascade

• The Vibe: Suburban Workhorse
• Rent Check: At or slightly below city average. The best value for a single-family home.
• The Good: This is the backbone of Renton. Established 70s and 80s homes with actual yards. You have the Renton Ridge and Hazen High School area, which is solid. It's centrally located, giving you decent access to everything without the Landing price tag. The Cougar Mountain Regional Wildland Park has incredible trail access from the eastern edge.
• The Bad: It’s purely functional. There are no charming streetscapes. You'll be dealing with traffic on Hazen Rd and Maple Valley Hwy. The closer you get to the I-405 / SR 167 interchange, the more noise you'll have.
• Best For: First-time homebuyers who need a 3-bedroom and a garage. Practical families who prioritize space and schools over walkability.
• Insider Tip: The Hazen Pool is a time capsule but is the community hub for kids in the summer. Also, the Renton Community Church flea market is a local institution.

Strategic Recommendations

• For Families: Hazen / Cascade is the clear winner. You get bigger lots, established schools like Renton High School, and you're not paying the Landing premium for a yard. If your budget is higher, Kennydale offers the best schools and safety, but you'll sacrifice convenience. Avoid Downtown Renton; the traffic and lack of green space make it tough for kids.

• For Wall St / Tech: The Landing is the obvious choice for the ferry commute to downtown Seattle. If you're driving to Bellevue or Redmond, Kennydale gives you the fastest access to I-405 north. Downtown Renton is a close third if you can handle the drive and want a more interesting place to live.

• The Value Play: Maplewood / Renton Highlands. It's the last affordable pocket of Renton proper. You're up the hill, so the lots are bigger and wooded, and the prices haven't caught up to the rest of the city. It's a 10-minute drive to The Landing but feels like a different world. Buy a fixer-upper here before the new I-405 expansion makes it too easy to get to.