Moving to The Orchards Neighborhood of Vancouver, Washington: A Local Expert's Guide

Is Living in Orchards, Washington Right for You?

Thinking about moving to Orchards, Washington? Tucked into southern Clark County, Orchards is a census-designated place (CDP) with deep roots and a growing future. While it may not hold city status, this charming community offers a unique mix of rural character, modern amenities, and close proximity to Vancouver and Portland.

Orchards got its name from its historic abundance of fruit trees—once part of the Hudson’s Bay Company’s Fourth Plain area, surveyed in the 1800s. Today, it’s a thriving residential hub with suburban comforts and countryside beauty, making it one of the most desirable places to live in the Vancouver metro area.

Where is Orchards, WA?

Orchards is located in southern Clark County, just 10 miles northeast of Vancouver and 16 miles from downtown Portland, Oregon. It’s bordered by Five Corners, Hockinson, Brush Prairie, and the city of Vancouver, WA.

Despite its semi-rural feel, Orchards is a well-connected neighborhood. Major roadways like I-205, SR-500, and SR-503 provide fast access to Vancouver and Portland. While public transit is limited, C-Tran (Clark County Public Transportation) does operate a few convenient bus routes in the area.

Expect rolling hills, seasonal apple picking, and unbeatable Washington views when you call Orchards home.

Orchards WA Population and Demographics

As of the most recent data, Orchards has a population of 27,729, a significant jump from 19,556 in 2010. It’s one of the fastest-growing communities in Clark County.

Quick Facts:

• Median Age: 33.2 years

• Gender: 51% male, 49% female

• Race & Ethnicity:

  • 76.2% White

  • 13.9% Two or more races

  • 12.5% Hispanic or Latino

  • 5.5% Asian

• Foreign-born Residents: 13.1%

• Educational Attainment:

  • 89.7% high school grads

  • 23% hold a Bachelor’s degree or higher

Is Orchards, WA safe?

Yes—statistically, it’s safer than both the state and national averages.

• Violent Crime Rate: 178.9 per 100,000 (U.S. average: 388)

• Property Crime Rate: 1,275 per 100,000 (U.S. average: 1,958)

Orchards is patrolled by the Vancouver Police Department, providing robust coverage and community support.

Cost of Living in Orchards, WA

Orchards has a Cost of Living Index (COLI) of 112.0, slightly above the national average but still reasonable for the Pacific Northwest.

Estimated Monthly Costs:

• Milk: $3.71

• Bread: $2.76

• Dozen Eggs: $4.30

• Local Cheese: $5.85

• White Rice (1 lb): $1.66

• Average Utilities: $307/month

• Average Rent: ~$1,715

• Median Home Price: $493,000 ($275/sq ft)

Home values are 2.8% lower than 2022, which means it may be a great time to buy.

Tip from a local real estate expert: New construction and resale homes are both available in Orchards. Many offer spacious yards, updated interiors, and easy access to parks and schools—ideal for families, retirees, and remote workers.

What Makes The Orchards Unique?

The Orchards neighborhood stands out for its diverse mix of new construction homes and well-established properties. Originally settled in the 1800s, the area has evolved into a dynamic suburban community with a population of around 22,000 residents.

Here, you’ll find everything from entry-level townhomes and mid-century ranches to spacious custom builds on oversized lots. Many homes feature large yards, private gardens, and family-friendly layouts—making it ideal for buyers seeking homes for sale in Orchards Vancouver WA with room to grow.

Orchards WA Weather & Climate

Orchards has a classic Pacific Northwest climate—mild summers and wet, cool winters.

• Köppen Climate Classification: Csb (Mediterranean)

• Average Rainfall: 44 inches/year

• Average Snowfall: 3 inches/year

• Hottest Month: August (Avg. High: 82°F)

• Coldest Month: December (Avg. Low: 36°F)

Summers are dry and pleasant—perfect for hiking and gardening. Winters are damp but rarely severe.

Real Estate Market in The Orchards (2025)

The Orchards real estate market remains strong in 2025, attracting both buyers and investors due to its affordability and growth potential. Current trends show:

• Average home price: ~$500,000

• Entry-level homes: Starting around $400,000

• Luxury and custom homes: $700,000 to $1M+

• Average home size: 1,800–2,500 square feet

• Popular features: Open floor plans, large yards, updated kitchens, multi-car garages

New developments continue to pop up, offering modern layouts and energy-efficient builds. If you're exploring new construction homes in Vancouver WA, The Orchards should be high on your list.

Lifestyle & Amenities in The Orchards

Living in The Orchards means enjoying a relaxed, community-centered lifestyle. The neighborhood is rich with parks, schools, shopping centers, and outdoor spaces, making it one of the most family-friendly neighborhoods in Vancouver WA.

Top Parks in The Orchards:

• Dogwood Neighborhood Park
  Tucked into a quiet residential area, this local gem offers shaded trails, picnic areas, and plenty of green space for families and pets.

• Pacific Community Park
  A 16-acre recreational haven with a playground, basketball courts, skate park, picnic shelters, and wide-open fields. Perfect for weekend play or outdoor gatherings.

Things to Do in Orchards, WA

Dizzy Castle

An indoor kids’ adventure zone ideal for rainy days or birthday parties.
📍 11606 NE 66th St, Vancouver, WA

Orchards Community Park

Shaded trails, play areas, and open fields make this a favorite local destination.
📍 9800 NE 54th St

Orchards Highlands Neighborhood Park

Great for kids and romantic picnics alike.
📍 9310 NE 112th Ave

Don't forget to check out Clark County Parks & Rec for community events and seasonal celebrations.

Schools and Education

Orchards is served by the Evergreen School District, one of the largest and most respected in SW Washington.

Top Schools:

• The Gardner School of Arts & Sciences (private)

• Pioneer Elementary

• Heritage High School

🧑‍🎓 Nearby colleges:

• Clark College

• Columbia Tech Center

• Faith Christian College

There’s also a small, quiet public library for studying, reading, or catching up on work.

Families moving to the area appreciate the proximity to top-rated schools in Vancouver WA, along with nearby preschools and daycare centers.

Shopping, Dining & Essentials

Residents of The Orchards enjoy easy access to major retail and dining hubs:

• Fourth Plain Blvd & NE 117th Ave: Home to Walmart, Lowe’s, Goodwill, Dutch Bros, and local auto shops

• Orchards Market Center: Features fast food chains, grocery stores, salons, and family-run restaurants

• Nearby hotspots: Vancouver Mall, Costco, and the Mill Plain corridor—all within a 10-15 minute drive

You’ll never have to go far for essentials—or for your favorite cup of coffee.

Is Moving to The Orchards Vancouver WA Right for You?

If you’re looking for an affordable, family-friendly neighborhood with a diverse housing market and a strong sense of community, The Orchards is an excellent choice. With plenty of parks, shopping, and quick freeway access, it checks the boxes for work-life balance and long-term investment potential.

Whether you're a first-time buyer, downsizer, or relocating for work, I’d love to help you explore your options. As a local expert, I can guide you through buying a home in Orchards Vancouver WA and show you the best homes, neighborhoods, and hidden gems in the area.

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Frequently asked questions

Is Orchards, WA a good place to live?
Yes—Orchards is a growing suburban community just northeast of Vancouver, WA. It offers affordable housing, good schools, and easy access to major highways. It's a great spot for families or commuters looking for more space.

Where is Orchard, WA?
Orchards is a neighborhood and census-designated place (CDP) located in Clark County, just outside Vancouver, Washington. It’s often grouped with Vancouver suburbs and is popular for its newer developments. Don't confuse it with Orchard Park—another local park in the area.

What is the least expensive place to live in Washington?
Areas like Yakima, Spokane, and Moses Lake are among the most affordable in the state. These regions offer lower housing prices and a lower cost of living than the Seattle or Vancouver metro areas. They’re great options for budget-conscious buyers or retirees.

Is Orchards a suburb?
Yes—Orchards is considered a suburb of Vancouver, WA. It has a mix of residential neighborhoods, shopping centers, and parks. It’s growing fast and attracting a lot of first-time homebuyers.

What is the most expensive place to live in WA?
Medina, near Seattle, is often ranked the most expensive, home to tech billionaires like Bill Gates and Jeff Bezos. Other pricey areas include Mercer Island, Bellevue, and Kirkland. These places boast luxury homes, waterfront views, and high-end amenities.

Is Orchard Park a nice place to live?
Orchard Park in Vancouver, WA is a public park, not a residential neighborhood. However, the areas around Orchard Park are quiet and family-friendly. It’s a great spot for picnics, trails, and community events.

What is the safest city to live in in Washington?
Sammamish, Camas, and Pullman consistently rank among the safest cities in Washington. They have low crime rates, great schools, and strong community involvement. Safety can also vary by neighborhood, so always check local stats.

Where is the cheapest place for seniors to live in Washington state?
Places like Walla Walla, Spokane, and Tri-Cities are popular among seniors for their affordability and quality healthcare. These areas also tend to have mild climates and active retirement communities. Many seniors also appreciate smaller towns with less hustle.

Where do the rich live in Washington state?
The wealthiest residents often live in Medina, Hunts Point, Bellevue, and parts of Seattle like Queen Anne or Capitol Hill. Many of these neighborhoods offer luxury homes, private schools, and lakefront access. You'll also find affluent communities around the San Juan Islands.

What is the best part of Washington State to live in?
It depends on your lifestyle—Vancouver and Camas are great for families and outdoor lovers near Portland, while Seattle suburbs offer job opportunities and city amenities. Bellingham and Spokane are popular for affordability and college-town energy. Each region has its own charm, from coastal living to mountain views.