Provisional grade — derived from this report's measured data points; the county detector suite has not measured this geography yet. The measured ARED Score replaces it on the suite's next run.
ZIP 98684 — Vancouver
The 98684 housing market remains competitive, with a median price of $553,000 reflecting a 10.7% year-over-year increase. Low inventory levels continue to drive demand, keeping the market active despite higher interest rates. Buyers are prioritizing move-in-ready homes in the Union High School district, sustaining strong sale-to-list ratios.
This ZIP is ideal for families and professionals seeking a suburban lifestyle with access to quality schools and modern amenities. It attracts commuters who work in the Portland-Vancouver metro area but prefer a quieter, residential environment.
Median prices moved up 10.7% year over year.
Homes spend a median of 23 days on market with 2.1 months of supply — a fast-moving market.
22% of listings have cut prices · homes sell at 99.2% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 6.5% — a stable, low-distress profile.
Researched annual trajectory for this ZIP, from published historical series
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
Median annual property tax paid on this ZIP's residential parcels
Solid: researched ten-year history · dotted: 1 / 3 / 5-year projection extended from the historical 6.5%/yr trend — a deterministic estimate, not a published forecast or guarantee.
versus the prior ACS vintage
net influx — more people moved in than out
ZCTA 98684, Clark County WA
ACS 2024 5-year estimates. Aggregate published statistics for this ZIP — never individual records, and never an attribute of any individual property or resident.
Crime rates in the 98684 area are generally considered moderate, with property crime being the primary concern compared to violent crime. The area tracks closely with broader Vancouver and Clark County trends, remaining safer than the urban core of Portland.
The area is served by the Evergreen School District, which maintains a mix of highly-rated and average-performing schools. Many residents are drawn to the area specifically for access to Union High School.
The region faces low to moderate risk from natural hazards, primarily related to seasonal windstorms and occasional heavy rainfall. Wildfire risk is minimal in this suburban environment, and standard property insurance remains widely available.
Economic momentum is driven by the expansion of the Vancouver tech and healthcare sectors, alongside significant residential development in the eastern part of the ZIP. Proximity to major highway corridors continues to attract commuters and new business investment.
Property taxes are assessed by Clark County based on local millage rates that include school district, city, and county levies. Washington State does not impose a personal income tax, which influences the overall tax burden for residents.
Residents primarily commute via I-205 and SR-14, providing direct access to downtown Vancouver and the Portland metropolitan employment core. Traffic congestion is common during peak hours on these primary arterial routes.
The area features numerous community parks, including the nearby Pacific Community Park, and is within short driving distance of the Columbia River waterfront. Shopping and dining are concentrated along the Mill Plain and SE 164th Ave corridors.
The rental market is characterized by steady demand and moderate vacancy rates, supported by a mix of single-family rentals and newer apartment complexes. Rent growth has stabilized following a period of rapid appreciation.
The local economy is anchored by healthcare, education, and professional services, with significant employment ties to the broader Portland-Vancouver metro area. Major employers include PeaceHealth and the Evergreen School District.
The area is served by C-TRAN bus services, with primary transit corridors connecting to the Vancouver Mall and downtown Vancouver. Infrastructure investment is focused on improving arterial road capacity to manage suburban growth.
Development is focused on infill residential projects and the expansion of commercial retail space along the eastern edge of the ZIP. Planning efforts prioritize maintaining suburban density while improving local traffic flow.
Parcels are subject to Evergreen School District levies and various local utility district assessments for water and sewer services.
Property insurance premiums are stable, reflecting the low-hazard environment of the Pacific Northwest suburban landscape.
Data retrieved from data.census.gov ZCTA-level tables.
Large community park with sports fields and walking trails.
Regional destination for dining, walking, and recreation.
Major retail hub serving the eastern Vancouver area.
Key-figure check: no independent anchor retained yet — first-researched cycles establish the anchor baseline this pass.
Forecasts are for speculation only and should not be used as a deciding factor in any transaction. Projections trend strictly from calculable historical values — the platform cannot predict market movements, market sentiment, or the market itself.
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Awaiting measured history — this chart renders once enough refresh-cycle reads accumulate (a one-point series is not a trend).
Standard trend model — solid = measured history · dashed = projection anchored at each line's last measured point, following that series' trailing pace (CAGR capped ±12%/yr) or trailing mean · projections are estimates, not measured reads · every charted series runs the standard 5-year historical window with a 1-year forecast, trimmed from the full retained ledger — the forecast always extends into the future year (a lagging ledger bridges to it) and stops there on purpose: authoritative, not wizardry · every price line is county-assessed value from the district CAD — the tier's same-parcel assessment roll-up on the momentum tile, the assessed trajectory in raw dollar levels and as a YoY-chained index (base 100), and the month-over-month pace from nearby comparable sales pooled from the research track; a tier without comps yet keeps its pace story with the assessed trend. Inventory, liquidity, price-cut and foreclosure lines run on the platform's own measured series.
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Aggregate foreclosure counts for this geography — recorded notices, upcoming sales and distress weight against population. The filing-level ledger opens at Investor.
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