Where to Live in
Spokane

Spokane 2026 Neighborhood Shortlist

Spokane's map is being redrawn. The South Hill's old-money halo is finally dimming, pushed out by the sheer cost and a new wave of buyers wanting walkable, not just wide porches. The core of the city, the Spokane River gorge, is the new dividing line. The neighborhoods on the north side of that gorge are where the smart money is parking itself, while the "inland port" buzz around the Bunker Hill industrial zone is either a goldmine or a gamble, depending on your tolerance for train noise and property taxes that are rising faster than a ladder in a wildfire.

The old guard is clutching its pearls in Comstock and Rockwood, watching their property values get challenged by the sheer density of new townhomes going up along the 29th Avenue corridor. Meanwhile, the "East Central" identity crisis is reaching a fever pitch. It’s stuck between its historic working-class roots and the relentless creep of the University District's influence. For every new landlord flipping a duplex into student housing, there's a family that's been on the same block for 40 years, watching their property taxes double. This is the tension. This is where you buy in 2026 if you have the stomach for it.

The 2026 Shortlist

[Hillyard]

• The Vibe: Blue-Collar Gentrification
• Rent Check: A 1BR here runs about $1100, putting it just above the city average. You're paying for the walkability and the historic charm that's being actively restored.
• The Good: This is the only true "main street" left in Spokane that feels both authentic and on the rise. Hillyard's "The Strip" on Market Avenue has Twenty-Seven Mugs for a proper coffee, The Local Dish for a non-franchise dinner, and a dive bar that still has a functioning cigarette machine. The Hillyard Community Park is a massive green space with a skate park that actually gets used. You can walk to everything from the post office to the hardware store.
• The Bad: The "Hillyard" name still carries a stigma for old-school Spokane residents who remember it as a rough-and-tumble railroad town. Parking can be a nightmare on the older, narrow lots. And you are not insulated from the city's transient population; the bus lines along Market and Crestline are heavily used.
• Best For: A young family that wants a yard but also wants to walk to a coffee shop without getting in the car. Someone who sees the value in a community that's actively fighting to keep its character.
• Insider Tip: Drive the E. Yorkshire Avenue corridor between N. Crestline St and N. Ruby St. The Craftsman bungalows there are getting restored, not bulldozed. That's the heart of the future.

[Browne's Addition]

• The Vibe: Historic Preservation
• Rent Check: A 1BR will set you back $1250-$1350. You're paying a premium for the address and the architecture.
• The Good: It’s a designated historic district for a reason. The streets are a canopy of old-growth trees, and the homes are legit Victorian and Craftsman mansions. You're a 5-minute walk from Casa Luna for Italian and a 10-minute walk from The Park. The Browne's Addition Farmers Market is the best small market in the city. Being right next to Cliff Park and the lower Riverfront Park trails is a massive lifestyle perk.
• The Bad: Parking is abysmal. Most of these old homes don't have drivards, so you're fighting for street space. A single snowstorm turns it into a gridlocked mess. The property taxes are also among the highest in the city as you're paying a premium for the historic designation and proximity to downtown.
• Best For: A professional couple with one car (or a garage). An empty nester selling their big Rockwood house who wants to walk to the symphony and art museums. You want history, not a new-build box.
• Insider Tip: The best block in the entire neighborhood is S. Stevens St between 2nd and 3rd Avenues. The homes are immaculate, and the street layout gives you a perfect view of the river and the Monroe Street Bridge.

[East Central]

• The Vibe: University Spillover
• Rent Check: A 1BR averages $1050. The market is chaotic here; you can still find deals, but they get snapped up in days.
• The Good: This is the only neighborhood in Spokane where you can live, work at a tech startup, and walk to a Gonzaga Bulldogs game. The energy from the University District is real. You're also on the South Bank Trail within minutes, and the MK Place food truck pod on N. Havana is a legitimate spot for lunch. Proximity to the new hospital campuses makes it a winner for medical professionals.
• The Bad: The crime stats here are higher than the city average. It's a fact. You will deal with package theft and property crime. The student rental presence is heavy; expect noise from parties and a constant churn of neighbors. Street parking is a war zone on weeknights.
• Best For: A medical resident at Sacred Heart or a tech worker at a startup in the Catalyst Building. Someone who values a 10-minute commute over a quiet street. A real estate investor who understands the 10-year plan for this corridor.
• Insider Tip: The pocket of homes just east of N. Hamilton St and north of E. Boone Ave is the sweet spot. It's slightly more insulated from the student housing chaos, but still within a 15-minute walk to the university core.

[Shadle]

• The Vibe: Established & Quiet
• Rent Check: A 1BR can be found for $950-$1000. This is where you go to get under the city average without landing in a sketchy area.
• The Good: This is the workhorse neighborhood of the North Side. The homes are post-war ranches and split-levels on respectable lots. It's anchored by the Shadle Park Library and the Shadle Park Aquatic Center, which are both excellent. You're two blocks from the Northtown Mall area for practical shopping, but the neighborhood itself feels detached from it. The Huckleberry's Natural Market on N. Monroe is the local grocery.
• The Bad: It's not visually exciting. You won't find historic homes or a trendy main street. It's a sea of single-family homes. You are 100% car-dependent here. The commute to downtown can be a slog on Monroe Street during rush hour.
• Best For: A first-time home buyer who wants a decent yard for a dog and a garage for their stuff. A family that prioritizes a quiet street over walkability and is looking for the best value in a stable, safe area.
• Insider Tip: The best properties are on the north side of W. Boone Ave, especially between N. Crestline St and N. Maple St. The lots are bigger, and you're further away from the commercial noise on Monroe.

Strategic Recommendations

• For Families: Shadle is the winner. The schools are solid, the yards are generous, and the crime rate is significantly lower than the central city hotspots. You give up walkability, but you gain a garage and a quiet Tuesday night. Hillyard is a close second if you can find a property on a non-main-street block.

• For Wall St / Tech: East Central is the only logical choice. The commute to the Catalyst Building or University District is walkable or a 3-minute drive. If you need to get to the airport or Spokane Valley, you're on the freeways instantly. You're paying for location and time, not tranquility.

• The Value Play: Hillyard. The city has designated it as a priority for development, and the city-county government is pouring money into infrastructure. Buy a fixer-upper on a quiet block north of E. Oklahoma Ave now. In five years, you'll be sitting on a goldmine as the South Hill becomes completely unaffordable for the middle class.