Affordable Neighborhoods in Vancouver, WA: Top Picks for 2024

If you’re on the hunt for an affordable neighborhood in Vancouver, Washington, you're in the right place. Vancouver, positioned just across the river from Portland, Oregon, offers a unique balance of urban amenities and outdoor living, with several neighborhoods still within reach for first-time homebuyers, families, and even investors looking for valuable opportunities. I’m here to guide you through three of Vancouver’s most affordable neighborhoods based on the latest 2024 data from the regional MLS.

1. NW Heights: Vancouver’s Most Affordable Gem

We have NW Heights, the most affordable neighborhood in Vancouver in 2024, with a year-to-date median sales price of just $397,000. It’s rare to find a median home price under $400,000 in the region, making Northwest Heights an attractive option for investors, first-time buyers, and those seeking affordable single-family homes.

Key Highlights of NW Heights

• Days on Market: Homes in this area typically spend around 20 days on the market, pointing to high demand.
• Pending Sales: Pending sales are up by 15.6% year-over-year, highlighting a market with quick turnover and growing interest.
• Neighborhoods within Northwest Heights: This area includes Rose Village, Fourth Plain Village, Bagley Downs, Meadow Homes, Maplewood, Central Park, and Harney Heights, all of which offer an appealing mix of smaller homes.
• Housing Types: In Northwest Heights, 21 out of the 33 homes currently for sale are detached single-family homes. These tend to be smaller, often two-bedroom homes with a 2:1 bath configuration, making them more affordable for buyers on a budget.

Amenities and Schools in Northwest Heights

Northwest Heights offers extensive retail options along Fourth Plain Boulevard, plus access to public transportation, the Veterans Administration Hospital, and Clark College. Many residents take advantage of nearby shops, public transport, and the close proximity to downtown Vancouver and Portland. 

Why Choose NW Heights?

Northwest Heights is ideal for those seeking affordability in a vibrant neighborhood. With smaller homes and high demand, it’s also an investor’s dream for rental opportunities and quick turnovers. Proximity to Vancouver’s amenities and Portland makes this area particularly appealing for urban commuters and those seeking a balanced lifestyle.

2. Orchards: Affordable and Growing

The second most affordable neighborhood in Vancouver is Orchards, with a year-to-date median home price around $451,000 and an average sales price of $447,500. This neighborhood has seen a positive price change of 4.3% from last year, showing healthy appreciation, and offering potential for value growth. Known for its array of HOA-style homes, Orchards is particularly attractive to buyers seeking lower maintenance properties.

Key Highlights of Orchards

• Days on Market: Homes in Orchards spend about 61 days on the market, slightly longer than in Evergreen, partly due to the higher volume of condos and townhomes with HOA requirements.
• Pending Sales: Orchards has seen a 7.6% increase in pending sales over the previous year, indicating strong buyer interest.
• Neighborhoods within Orchards: The neighborhood covers areas around Mall 205, Five Corners, and the Vancouver Mall. With its mix of condos, townhomes, and single-family homes, Orchards caters to a variety of homebuyers.
• Housing Types: Currently, about 63% of listings in Orchards have an HOA. While condos and townhomes make up a significant portion of the listings, single-family homes are more common on the east side of I-205.

Amenities and Schools in Orchards

Orchards residents enjoy easy access to the Vancouver Mall and the surrounding area’s shopping, dining, and services. Retail options range from national chains to local spots, while Fourth Plain Boulevard provides a direct route to more residential areas, grocery stores, and coffee shops. Schools here include Fort Vancouver High School on the west, serving the area's families.

Why Choose Orchards?

Orchards is an excellent choice for those looking for affordability, amenities, and a low-maintenance lifestyle. With a growing number of new residents and a variety of housing styles, Orchards provides accessibility and future potential for home value growth.

3. Evergreen: Where Affordability and Accessibility Meet

Coming in at number three for the most affordable neighborhoods in Vancouver is the Evergreen area, which currently holds a year-to-date median sales price of around $445,000 and an average sales price close to $457,500. While this area hasn't shown substantial appreciation, Evergreen remains a balanced, stable option with a significant amount of available homes, making it a hot spot for first-time buyers.

Key Highlights of Evergreen

• Days on Market: Properties in Evergreen average 32 days on market, indicating that homes sell quickly due to demand.
• Sold Homes: With 342 homes sold this year, Evergreen is seeing consistent activity, likely due to its price range and density. This area is a popular choice for budget-conscious buyers.
• Neighborhoods within Evergreen: Includes Kavanaugh Park, Burnt Bridge Creek, Parkside, Burton, Furcrest, Heartwood, and Airport Green, all offering a variety of homes from single-family to condo units.
• Housing Types: Single-family homes dominate the market here, accounting for about 80% of available listings, with condos and manufactured homes filling out the remaining 20%. Roughly 35% of homes have an HOA, which can sometimes reduce home prices but adds another factor for buyers to consider.

Amenities and Schools in Evergreen

Evergreen is surrounded by major retail hubs on three sides, with Mill Plain Boulevard, 162nd Avenue, and Fourth Plain Boulevard framing the area. Here, you'll find grocery stores, a DMV, public library, and other essential services right within reach. For families, Evergreen is covered by three high schools: Heritage High School, Union High School, and Evergreen High School.

Why Choose Evergreen?

With a range of housing types and easy access to retail centers and schools, Evergreen is a standout for buyers looking for affordability without sacrificing convenience. It’s a well-rounded neighborhood perfect for families, first-time homebuyers, and those looking for a neighborhood with steady value.

Finding Your Ideal Affordable Neighborhood in Vancouver, WA

With these three top affordable neighborhoods—Evergreen, Orchards, and NW Heights—Vancouver offers options for buyers with a range of budgets and lifestyle needs. Affordability in Vancouver is competitive, and these areas provide accessible entry points into the housing market. As a realtor who’s guided many clients through their home-buying journey in the Pacific Northwest, I can say that Vancouver is rich with hidden gems that blend affordability with convenience.

If you’d like to dive deeper into any of these neighborhoods or explore other options in Vancouver, feel free to reach out. I understand that with rising costs everywhere, finding the right home can be challenging, but with the right guidance, you can achieve your dream of homeownership in a community that meets your needs.

Looking Ahead: Exploring Affordable Housing Options

This is just the beginning of Vancouver's affordability journey. In my upcoming guides, I’ll dive into affordable condo options, explore new construction opportunities, and offer strategies to help you succeed in today’s market. Whether you’re a first-time buyer, downsizing, or investing, Vancouver’s affordable neighborhoods are waiting to welcome you home. Stay tuned, and let’s find the perfect place for you in this beautiful city.

Sign up for my monthly newsletter to receive expert advice, important local updates, and insider knowledge on the best ways to thrive in this unique region. Whether you're buying, selling, or simply curious about life in the Pacific Northwest, I've got you covered.

👉 Join my newsletter today and never miss a beat! Just enter your email below and get exclusive access to all things Southwest Washington. Let’s stay connected!

Frequently Asked Questions

What part of Vancouver is affordable?
Affordable areas in Vancouver include neighborhoods like Rose Village, Bagley Downs, and Fourth Plain Village, which offer lower median home prices and rental rates. These areas are popular among first-time buyers and renters looking for value while staying close to downtown. However, affordability often comes with trade-offs in home age or commute time.

What part of Vancouver, WA is the best to live in?
Many consider Felida, Fisher’s Landing, and Camas-adjacent neighborhoods among the best. These areas offer good schools, low crime rates, and a strong sense of community. East Vancouver is also popular for newer developments and amenities.

Is Vancouver, WA affordable?
Vancouver is more affordable than Portland, especially with Washington’s no state income tax. However, home prices and rents have risen in recent years, so affordability depends on your income level. It’s still considered a good value for the amenities and access it offers.

Is it cheaper to live in Portland or Vancouver, WA?
Vancouver is generally cheaper for take-home income due to no income tax, even though sales tax is higher. Housing costs can be comparable, but you’ll typically get more space for your money in Vancouver. Portland may offer more walkability and transit, but Vancouver wins on tax savings.

How much is rent in Vancouver?
As of 2025, average rent in Vancouver ranges from $1,500 to $2,000 for a one-bedroom apartment, depending on location and amenities. More affordable units may be found in older complexes or further east of I-205. Newer developments and downtown units rent at a premium.

Is Vancouver a cheap place to live?
Vancouver isn’t exactly cheap, but it’s more affordable than other West Coast cities like Portland, Seattle, or San Francisco. It offers a good balance of cost, quality of life, and access to outdoor activities. Rising housing prices are something to watch, especially for first-time buyers.

What is the safest neighborhood in Vancouver, WA?
Felida, Fisher’s Landing East, and Cascade Highlands are among the safest neighborhoods in Vancouver. These areas have low crime rates, quiet streets, and are popular with families and retirees. Safety can vary block by block, so it’s good to consult local data when choosing.

What is the most expensive neighborhood in Vancouver, WA?
Old Evergreen Highway, Felida, and Lacamas Shores (Camas border) are considered the most expensive areas. Homes in these neighborhoods often exceed $900,000 or more, especially with river views or custom builds. These areas also offer luxury amenities and larger lots.

What is the best suburb of Vancouver?
Camas is often ranked as the top suburb, known for its excellent schools, family-friendly feel, and beautiful landscapes. Ridgefield and Battle Ground are also growing in popularity for their small-town charm and new housing developments.

What is the average price of a house in Vancouver WA?
As of 2025, the average home price in Vancouver is approximately $525,000 to $575,000, depending on location and market conditions. Prices are higher in newer eastside neighborhoods and riverfront communities.