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City · 29,438 residents · Clark County, Washington

Orchards , Washington

In Orchards, a typical home is worth $461,700 and typical rent is $1,784 a month. Compared with all of Clark County, the typical home value is 12% lower.

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  • Typical home value

    $461,700

    12% below the county

    18% below Washington

    • Orchards
    • Clark
    • Washington

  • Typical rent

    $1,784a month

    2% above the county

    About the same as Washington

    • Orchards
    • Clark
    • Washington

  • Typical household income

    $100,146a year

    3% above the county

    2% above Washington

    • Orchards
    • Clark
    • Washington

  • Households that own their home

    66%

    About the same as the county

    2 points above Washington

    • Orchards
    • Clark
    • Washington

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

Orchards 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

The homes here

Housing in Orchards

What homes there are in Orchards, 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, standing on their own, make up 72% of homes here, against 67% in Clark County.

Year built

Homes in Orchards are newer: the typical year built is 1998; in Clark County, 1993.

There is more room for a big family here: 78% of homes have 3 bedrooms or more, against 69% in Clark County.

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

$2,049 a month

Clark County: $2,250 a month

Without a mortgage

$641 a month

Clark County: $722 a month

Owners with a mortgage

76%

Clark County: 69%

In Orchards, 76% of owners have a mortgage, and their typical cost is $2,049 a month, against $2,250 in Clark County. Without one it drops to $641.

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 Orchards rose 63% since 2015–2019, more than in Clark County (60%).

Since 2015–2019, the typical rent in Orchards rose 30%, less than in Clark County (39%).

The typical household income in Orchards rose 36% over that time; home values changed +63% and rent +30%.

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

MeasureOrchardsClark 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 4.7%3.1%3.5%3.4%
People per household 2.882.622.502.53
Drive alone 73%69%63%69%
Carpool 9%7%9%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%4%3%
Work from home 15%19%20%15%
Other means Unreliable estimate1%1%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

In Orchards, 4.7% of households live with more than one person per room, against 3.1% in Clark County.

On average, a household in Orchards has 2.88 people, more than in Clark County (2.62).

To get to work, 73% of workers in Orchards drive alone; in Clark County, 69%.

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 Orchards?

A typical home costs more than the typical income allows

We start with a typical home in Orchards, worth $461,700, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 45% of the typical household income in Orchards, which is $100,146 a year. For that payment to be 28% of income, a household would need to earn about $162,300 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 Orchards. 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 $16,160 (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

$3,787

at 7.18% · 30 years

Loan amount
$453,337
Total interest
$652,246
Paid off in
November 2056

Includes $7,797 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,337 a month

  • Tight

    $2,337 to $3,004 a month

  • Hard

    more than $3,004 a month

    Your payment · 45%

Compared with the typical household income in Orchards ($100,146 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,787
Principal & interest$3,071
Property tax$319
Home insurance$192
FHA mortgage insurance (MIP)$204

You need at least $16,160 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

Orchards and Clark County

Orchards 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).

Orchards's own numbers

Typical home value
$461,700
Typical monthly rent
$1,784
Typical yearly household income
$100,146
Households that own their home
66%
Effective property tax rate
0.83%

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 Orchards

A typical home in Orchards is worth $461,700: 12% below the county and 18% below Washington. With the typical household income in Orchards ($100,146 a year), a typical home costs 4.6 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.

  • Orchards 4.6 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

Orchards 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
  • Orchards $461,700
  • Clark $522,900
  • Washington $564,600
  • United States $332,700
Typical monthly rent
  • Orchards $1,784
  • Clark $1,748
  • Washington $1,760
  • United States $1,413
Typical yearly household income
  • Orchards $100,146
  • Clark $97,536
  • Washington $98,141
  • United States $80,734
See the full table
Orchards next to Clark County and Washington
Measure Orchards Clark County Washington U.S.
Typical home value $461,700 $522,900 $564,600 $332,700
Typical monthly rent $1,784 $1,748 $1,760 $1,413
Typical yearly household income $100,146 $97,536 $98,141 $80,734
Households that own their home 66% 66% 64% 65%
Typical yearly property tax $3,815 $4,290 $4,556 $3,119
Effective property tax rate 0.83% 0.82% 0.81% 0.94%
Renters with high rent for their income 48% 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 Orchards

For a typical $461,700 home in Orchards, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Orchards's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,787a month

    Least cash to close
    Down payment
    $16,160
    Cash to close
    $30,011
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $204

  • Conventional, 5% down $3,702a month

    Down payment
    $23,085
    Cash to close
    $36,936
    Rate
    7.18%
    Mortgage insurance
    PMI · $219

  • Conventional, 20% down, no PMI $3,014a month

    Down payment
    $92,340
    Cash to close
    $106,191
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,441a month

    Down payment
    $69,255
    Cash to close
    $83,106
    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 Orchards and for Clark County.

Property tax

Effective rate in Orchards

0.83%of the home’s value each year

$3,815 a year for the typical owner in Orchards.

  • Orchards 0.83%
  • 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 Orchards

Typical rent in Orchards is $1,784 a month: 2% above the county. In Orchards, 48% 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 Orchards

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Orchards is in ZIP code 98682.

For 2 bedrooms it is $1,810: $68 less than the fair market rent for Clark County ($1,878).

  • 98682 $1,810$2,460

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Orchards 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 Orchards

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 young man and a young woman look something up together on a laptop.

HUD counseling is free or low-cost

Assistance programs in Orchards

No down payment, repair or rent-help program on our list is for Orchards or Clark County. The ones below are statewide in Washington: they work in Orchards 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 Orchards

The HUD-approved agencies closest to the center of Orchards, 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 · 105 miles away

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

  • Catholic Charities Housing Services

    5301 Tieton Dr, Yakima · 112 miles away · Spanish

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

  • Oic of Washington

    815 Fruitvale Blvd, Yakima · 115 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 Orchards

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 Orchards

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

All guides
A father and mother walk their son by the hand down the sidewalk.

Questions

Housing questions about Orchards

Short answers with the numbers for Orchards 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 Orchards?

The typical home value in Orchards is $461,700, 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 Orchards?

Typical rent in Orchards is $1,784 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 Orchards?

Orchards 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 Orchards?

The typical homeowner in Orchards pays $3,815 a year, according to the U.S. Census Bureau. That is 0.83% of the home’s value; in Clark County, the rate is 0.82%.

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

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).