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City · 10,764 residents · Clark County, Washington

Mount Vista , Washington

In Mount Vista, a typical home is worth $586,600 and typical rent is $2,041 a month. Compared with all of Clark County, typical rent is 17% higher, the typical home value is 12% higher, and the share of households that own their home is 5 points higher.

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  • Typical home value

    $586,600

    12% above the county

    4% above Washington

    • Mount Vista
    • Clark
    • Washington

  • Typical rent

    $2,041a month

    17% above the county

    16% above Washington

    • Mount Vista
    • Clark
    • Washington

  • Typical household income

    $100,293a year

    3% above the county

    2% above Washington

    • Mount Vista
    • Clark
    • Washington

  • Households that own their home

    72%

    5 points above the county

    8 points above Washington

    • Mount Vista
    • Clark
    • Washington

Source: U.S. Census Bureau, Average 2020–2024

Mount Vista is in Clark County. The FHA loan limit ($701,500 for a one-unit home), the fair market rents and the help on this page are those of all of Clark County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Mount Vista apart

What this place has that others do not, from public data, most unusual first.

  1. Nearby, in Hazel Dell, the typical home value is $455,500: 22% less than in Mount Vista ($586,600).

  2. Nearby, in Salmon Creek, the typical rent is $1,631: 20% less than in Mount Vista ($2,041).

  3. The typical rent in Mount Vista is $2,041 a month, 17% more than in Clark County as a whole ($1,748).

  4. 72% of households in Mount Vista own their home, against 66% in Clark County.

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Mount Vista

What homes there are in Mount Vista, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses are the majority in Mount Vista (59%), but less so than in Clark County (67%).

Year built

Homes in Mount Vista are newer: the typical year built is 2000; in Clark County, 1993.

There are fewer big homes in Mount Vista than in Clark County: 65% have 3 bedrooms or more, against 69%.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,341 a month

Clark County: $2,250 a month

Without a mortgage

$780 a month

Clark County: $722 a month

Owners with a mortgage

68%

Clark County: 69%

The typical cost for an owner with a mortgage in Mount Vista is $2,341 a month, near the figure in Clark County ($2,250).

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

The typical home value in Mount Vista rose 63% since 2015–2019, more than in Clark County (60%).

Rents in Mount Vista rose more slowly than in Clark County: 33% since 2015–2019, against 39%.

Here income did not keep up with housing: it rose 18%, while home values changed +63% and rent +33%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureMount VistaClark CountyWashingtonUnited States
Rental vacancy Unreliable estimate3.6%4.5%5.5%
Homeowner vacancy Unreliable estimate0.6%0.7%0.9%
More than one person per room Unreliable estimate3.1%3.5%3.4%
People per household 2.552.622.502.53
Drive alone 64%69%63%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 26%19%20%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Much as in Clark County, a household in Mount Vista has 2.55 people on average.

In Mount Vista, 26% of workers work from home, more than in Clark County (19%).

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Mount Vista?

A typical home costs more than the typical income allows

We start with a typical home in Mount Vista, worth $586,600, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 57% of the typical household income in Mount Vista, which is $100,293 a year. For that payment to be 28% of income, a household would need to earn about $204,529 a year.

The calculator's FHA and conventional loan limits are those of all of Clark County.

Your numbers

Local data
$

Starts at the typical home value in Mount Vista. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $20,531 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$4,772

at 7.18% · 30 years

Loan amount
$575,975
Total interest
$828,693
Paid off in
November 2056

Includes $9,906 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,340 a month

  • Tight

    $2,340 to $3,009 a month

  • Hard

    more than $3,009 a month

    Your payment · 57%

Compared with the typical household income in Mount Vista ($100,293 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$4,772
Principal & interest$3,902
Property tax$367
Home insurance$244
FHA mortgage insurance (MIP)$259

You need at least $20,531 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Mount Vista and Clark County

Mount Vista is in Clark County, Washington. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Mount Vista's own numbers

Typical home value
$586,600
Typical monthly rent
$2,041
Typical yearly household income
$100,293
Households that own their home
72%
Effective property tax rate
0.75%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Clark County

FHA limit, one-unit home
$701,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,878
Price change over 5 years (FHFA)
+43%
Homes in a high flood-risk zone
0.7%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Clark County.

Everything about Clark County

Buying

Buying a home in Mount Vista

A typical home in Mount Vista is worth $586,600: 12% above the county and 4% above Washington. With the typical household income in Mount Vista ($100,293 a year), a typical home costs 5.8 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Mount Vista 5.8 years
  • Clark 5.4 years
  • Washington 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Clark County

According to FHFA’s house price index, home prices in Clark County rose 107% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Clark County.

Period County Washington U.S.
Last year (2025) +2.0% +1.8% +2.9%
5 years (2020–2025) +43% +44% +47%
10 years (2015–2025) +107% +113% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Mount Vista next to Clark County, Washington and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Mount Vista $586,600
  • Clark $522,900
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Mount Vista $2,041
  • Clark $1,748
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Mount Vista $100,293
  • Clark $97,536
  • Washington $98,141
  • United States $80,734
See the full table
Mount Vista next to Clark County and Washington
Measure Mount Vista Clark County Washington U.S.
Typical home value $586,600 $522,900 $564,600 $332,700
Typical monthly rent $2,041 $1,748 $1,760 $1,413
Typical yearly household income $100,293 $97,536 $98,141 $80,734
Households that own their home 72% 66% 64% 65%
Typical yearly property tax $4,387 $4,290 $4,556 $3,119
Effective property tax rate 0.75% 0.82% 0.81% 0.94%
Renters with high rent for their income 41% 51% 50% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Clark County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Mount Vista

For a typical $586,600 home in Mount Vista, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Mount Vista's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $4,772a month

    Least cash to close
    Down payment
    $20,531
    Cash to close
    $38,129
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $259

  • Conventional, 5% down $4,665a month

    Down payment
    $29,330
    Cash to close
    $46,928
    Rate
    7.18%
    Mortgage insurance
    PMI · $279

  • Conventional, 20% down, no PMI $3,790a month

    Down payment
    $117,320
    Cash to close
    $134,918
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $4,332a month

    Down payment
    $87,990
    Cash to close
    $105,588
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Mount Vista and for Clark County.

Property tax

Effective rate in Mount Vista

0.75%of the home’s value each year

$4,387 a year for the typical owner in Mount Vista.

  • Mount Vista 0.75%
  • Clark 0.82%
  • Washington 0.81%

What Washington publishes Exemption for people 61 and older or with disabilities (Washington State Department of Revenue)

Exemptions and deadlines in Washington

Flood risk in Clark County

FEMA does not publish these numbers by city: they are for all of Clark County.

Homes in the high-risk zone
0.7%
1,154
Of those, with NFIP insurance
29%
County Washington U.S.
Homes in the high-risk zone 0.7% 1.6% 3.5%
Of those, with NFIP insurance 29% 40% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Mount Vista

Typical rent in Mount Vista is $2,041 a month: 17% above the county. In Mount Vista, 41% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Clark County, by unit size. To pay the 2-bedroom one ($1,878 a month) without spending more than 30% of your income, you would need to earn $36.12 an hour working full time.

HUD fair market rent for all of Clark County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,527 $29.37 $61,080
1 bedroom $1,633 $31.40 $65,320
2 bedrooms $1,878 $36.12 $75,120
3 bedrooms $2,550 $49.04 $102,000
4 bedrooms $3,069 $59.02 $122,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Mount Vista

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Mount Vista has 2 ZIP codes with their own.

For 2 bedrooms it runs from $2,040 in 98686 to $2,250 in 98642.

2 of the 2 are above the fair market rent for Clark County ($1,878).

  • 98642 $2,250$3,060
  • 98686 $2,040$2,770

2 of these ZIP codes cross the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Mount Vista when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in Mount Vista

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

We found no HUD-approved agencies with an office in Clark County. The nearest ones are below; many serve by phone or online.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Mount Vista

No down payment, repair or rent-help program on our list is for Mount Vista or Clark County. The ones below are statewide in Washington: they work in Mount Vista the same as in the rest of the state.

Which programs do I qualify for? All programs in Washington

  • Home Advantage Downpayment Assistance

    Statewide in Washington

    Washington state commission 0% second mortgage for 3%, 4% or 5% of the first mortgage, with no monthly payments; you do not need to be a first-time buyer. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • Covenant Homeownership Program

    Statewide in Washington

    Washington state commission loan with no monthly payments of up to 20% of the price (maximum $150,000) plus closing costs, for first-time buyers whose family lived in Washington before 1968 and belonged to a group affected by housing discrimination, including Hispanic people. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

  • House Key Opportunity DPA

    Statewide in Washington

    Washington state commission loan of up to $15,000 at 1% simple interest, with no monthly payments, for the down payment and closing costs of first-time buyers with the House Key Opportunity mortgage. Offered by Washington State Housing Finance Commission.

    Deferred

    See the program Official page

Housing counselors near Mount Vista

The HUD-approved agencies closest to the center of Mount Vista, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Tacoma/ Pierce County Habitat for Humanity

    4824 S Tacoma Way, Tacoma · 102 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    253-627-5626x120

  • Catholic Charities Housing Services

    5301 Tieton Dr, Yakima · 115 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 4 more
    (509) 759-7924

  • Oic of Washington

    815 Fruitvale Blvd, Yakima · 118 miles away · Spanish

    Also serves in Arabic, American Sign Language (ASL), Cambodian, Cantonese, and 18 more languages.

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 2 more
    (509) 765-9206

All counseling agencies in Washington

Help in Spanish near Mount Vista

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Mount Vista

In HUD’s record, no housing authority with an office in Clark County is named for Mount Vista or Clark County.

One other authority has an office in Clark County: see the list Source: HUD

Cities

Other cities in Clark County

These cities are also in Clark County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Clark County Housing in Washington
See 2 more cities in Clark County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Mount Vista, with the typical home value.

Neighboring counties

If Clark County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Mount Vista.

All guides
Three women of one family talk as they cook vegetables in the kitchen.

Questions

Housing questions about Mount Vista

Short answers with the numbers for Mount Vista and all of Clark County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Mount Vista?

The typical home value in Mount Vista is $586,600, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Clark County it is $522,900.

How much does it cost to rent in Mount Vista?

Typical rent in Mount Vista is $2,041 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Clark County is $1,878.

What is the FHA loan limit in Mount Vista?

Mount Vista uses the FHA limit for all of Clark County (2026): $701,500 for a one-unit home and $1,349,050 for a four-unit home.

How much property tax do owners pay in Mount Vista?

The typical homeowner in Mount Vista pays $4,387 a year, according to the U.S. Census Bureau. That is 0.75% of the home’s value; in Clark County, the rate is 0.82%.

Where can I find free help to buy or rent in Mount Vista?

We found no HUD-approved counseling agencies with an office in Clark County; the nearest ones are on this page. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).