Understanding Home Values in Vancouver Neighborhoods
Vancouver, WA's diverse neighborhoods offer a range of home values that reflect local amenities, proximity to the Columbia River, and market dynamics, making it essential for buyers and sellers to understand zip-code-specific trends in this competitive Clark County real estate market. Drawing from Zillow's Home Value Index (ZHVI) as of January 2026, alongside the November 2025 RMLS Market Action Report for SW Washington sub-areas, home values vary significantly across zip codes, with an overall city average of $496,069—down 0.9% year-over-year—amid low inventory levels of 0.5-0.6 months in areas like West and East Vancouver. For instance, in zip code 98682 (encompassing areas like Orchards and Five Corners), the average home value stands at $489,706, down 1.3% from the previous year, aligning with broader trends where entry-level homes in the $450,000-$474,999 range saw 90 closings over six months in East Vancouver sub-markets at averages around $460,683. This slight dip highlights affordability pockets for those searching "Vancouver WA home values by zip code," but with RMLS data showing 702 closings in East Vancouver at a 98.6% sales-to-list ratio, competition remains fierce in these suburban zones.
In central and northern neighborhoods, zip codes like 98661 (Walnut Grove and Minnehaha) and 98665 (Hazel Dell) showcase values reflective of their accessibility and family-friendly vibes, with 98661 at $445,998 (down 1.8%) and 98665 at $488,361 (down 0.1%), offering relative bargains compared to the city's median. These areas correlate with RMLS sub-markets like Northeast Vancouver, where average sold prices hit $610,542 across 575 closings in six months with a 0.8-month inventory, underscoring how zip-specific declines don't derail overall stability in Vancouver WA real estate trends. Similarly, 98662 (Orchards North) at $471,615 (down 1.1%) and 98663 (Lincoln and Northwest) at $460,586 (down 1.7%) provide insights into more urban-adjacent spots, where flood risks near the river might influence values, yet quick sales with 40-43 average days on market for solds per RMLS indicate resilient demand for those querying "Vancouver neighborhoods home prices."
Southeastern zip codes in Vancouver, such as 98683 (Cascade Park and Fisher's Landing) and 98684 (Ellsworth Springs), exhibit higher values with 98683 at $550,894 (down 0.5%) and 98684 at $478,553 (down 1.7%), appealing to buyers seeking modern developments and better schools amid a market with 35% pending ratios in analogous East Vancouver areas. These figures tie into RMLS stats showing premium closings in the $600,000+ ranges, like 15 in East Vancouver at averages around $609,106, emphasizing growth potential despite minor year-over-year drops. Meanwhile, northern outposts like 98686 (Salmon Creek) command $579,479 (up 0.1%), bucking the downward trend and mirroring hotter sub-markets with 0.5-month inventory, while 98660 (downtown and Fruit Valley) at $456,412 (down 1.7%) offers urban charm at lower entry points, supported by city-wide 99% sales-to-list ratios that favor strategic positioning in Vancouver WA housing market analyses.
For buyers decoding Vancouver neighborhood home values in 2026, focus on zip codes like 98661 or 98663 for affordability under $460,000, leveraging RMLS's low 0.5-month inventory to act fast with pre-approvals amid 29-day pendings citywide. Consider economic factors like migration from Portland boosting demand in 98683, but budget for potential flood insurance in river-proximate zips like 98660, and partner with a local Vancouver WA real estate agent to compare ZHVI trends against RMLS closings for informed bids without overpaying in a market down just 0.9% overall.
Sellers aiming to maximize returns in Vancouver's varied neighborhoods should highlight zip-specific strengths, such as 98686's slight uptick to attract premium offers, pricing near $579,479 while emphasizing quick 40 DOM from RMLS data in West Vancouver analogs. In softer spots like 98684, disclose any risks and stage to counter the 1.7% dip, using professional marketing to tap into 1,100+ sub-area closings and ensure listings shine in searches for "Vancouver WA zip code property values," turning neighborhood insights into swift, profitable sales.
