WA
Richland, WA: Neighborhoods, Homes and Living Here
The west side of the Tri-Cities, home to Hanford, PNNL and South Richland.
Living in Richland
Richland neighborhoods fall into two halves that locals call North Richland and South Richland, roughly divided by I-182. Richland sits on the west side of the Tri-Cities in Benton County and has about 64,930 people.
It's home to Hanford and the Pacific Northwest National Laboratory, PNNL, in North Richland. PNNL is the biggest employer in the Tri-Cities, and the jobs it brings reach the whole area. Washington State University Tri-Cities is here too, along with Kadlec Regional Medical Center and Howard Amon Park on the river.
Richland suits a lot of buyers moving here for work at PNNL, Hanford or Kadlec, and move-up families who want the larger homes in South Richland.
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How I serve Richland
I'm Brandon Muzatko, a REALTOR® and Washington Managing Broker with TKO Realty Group at Real Broker, LLC, and South Richland is one of my focus areas. I know Willowbrook and Willowbrook Heights street by street, down to which side of the neighborhood falls in which school district.
A lot of Richland buyers are relocating for a job and can't be here for every showing. I walk them through homes on FaceTime or record walkthroughs on my phone, so they can decide what's worth a trip. For Richland sellers, every listing gets the full system: appraisal-based pricing, photos, video, drone, a website and paid Meta ads that reach buyers in the Tri-Cities and the ones planning to move here. Read how I sell a home or how I help you buy.
Richland neighborhoods and communities
Willowbrook is a South Richland neighborhood of larger homes, mostly built from the mid-1990s to the early 2000s, from about 1,840 to 4,865 square feet. It's right by I-82, near Claybell Park, and it's split between the Richland and Kennewick school districts depending on the address.
Willowbrook Heights sits across the street on higher ground, with homes built from 2001 to 2008. The whole neighborhood is in the Kennewick School District, and a Kennewick Irrigation District canal road behind it is a favorite for walking, biking and views over the area.
South Richland more broadly has a lot of mature neighborhoods and sits near Badger Mountain, whose summit trail looks out over the Tri-Cities.
North Richland is mostly older neighborhoods, close to PNNL, Hanford, WSU Tri-Cities and plenty of shopping and restaurants.
Selling in Richland? Start with selling your Richland home. Moving here for work? See relocating to Richland.
Richland housing market and home types
North Richland has many older homes close to the jobs. South Richland has mature subdivisions and larger homes, with new construction on its edges. In Willowbrook, 2026 sales so far have run from $460,000 to $1,150,000. In Willowbrook Heights, they've run from $555,000 to $599,000, and homes there have sold fast this year.
For context, the median sold price for a single-family home across the Tri-Cities was $444,400 in April 2026, per the TRIDEC 2026 Fact Sheet. Richland's South Richland neighborhoods often run above that. I price every home against its own neighborhood, with the real days on market from the MLS.
Getting around and things to do
George Washington Way is the main north-south road through downtown Richland, and Highway 240, the Bypass Highway, gives easier access to Hanford. It gets busy at commute times, so plan around shift changes. I-182 runs through the middle of town.
Queensgate, just off I-182, has Target, Walmart, the new Costco that opened in 2026, Home Depot, Fairchild Cinemas, Gold's Gym and plenty of restaurants. Badger Mountain's trail, Howard Amon Park and the Sacagawea Heritage Trail along the Columbia make it easy to get outside.
Richland public schools are part of the Richland School District, which serves Richland and West Richland with ten elementary schools, four middle schools and three high schools. Some South Richland neighborhoods fall in the Kennewick School District instead, so check each address.
Frequently Asked Questions
What's the difference between North and South Richland?
Locals divide Richland roughly at I-182. North Richland is mostly older neighborhoods close to PNNL, Hanford and WSU Tri-Cities. South Richland has larger, mature subdivisions like Willowbrook and sits near Badger Mountain and Queensgate shopping.
Is all of Richland in the Richland School District?
No. Most of Richland is, but some South Richland neighborhoods fall in the Kennewick School District. Willowbrook is split between the two, so check each address.
Is there a Costco in Richland?
Yes. A new Costco opened in Richland's Queensgate area in 2026, near Target, Walmart and Home Depot.
Selling in Richland
The method
How I do it in Richland
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