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 98686 — Vancouver
The 98686 housing market remains resilient with steady demand and limited inventory, keeping prices elevated. While the pace of appreciation has moderated compared to previous years, the area's strong school ratings and proximity to Vancouver's employment hubs continue to drive buyer interest. Market conditions are currently balanced, with a healthy supply of homes for sale relative to the local sales pace.
This ZIP is ideal for family buyers and professionals seeking a suburban lifestyle with good school access. It appeals to those who want a balance between proximity to Vancouver's employment core and the quieter, park-rich environment of the northern suburbs.
Median prices moved up 2.1% year over year.
Homes spend a median of 50 days on market with 3.3 months of supply — a fast-moving market.
28% of listings have cut prices · homes sell at 98.5% of asking — demand is running ahead of supply.
no recorded foreclosure-ledger notices (0.0 per 10,000 residents) · unemployment 3.8% · poverty 5.2% — 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 7.9%/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 6.6%/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 98686, 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 98686 area are generally lower than the national average, with property crime being the primary concern. Local law enforcement reports stable trends, and the area is considered safer than the more urbanized sections of Vancouver.
Schools serving the 98686 ZIP code are part of the Vancouver and Battle Ground school districts, which generally maintain solid academic performance ratings. Many local schools are highly regarded for their extracurricular programs and community involvement.
The area faces moderate risks related to windstorms and occasional flooding in low-lying areas near Salmon Creek. Wildfire risk is generally low, though residents are encouraged to maintain defensible space in more wooded, suburban-fringe sections.
Economic momentum is driven by the expansion of the Vancouver tech and healthcare sectors, with proximity to major employers like PeaceHealth and various logistics hubs. Infrastructure development is focused on improving arterial road capacity to support ongoing residential growth.
Property taxes in this jurisdiction are determined by the Clark County Assessor based on annual market value assessments. The rate includes state, county, and local school district levies, with no state income tax applied to residents.
Residents typically commute via I-5 or I-205 toward downtown Vancouver or Portland, Oregon. The drive is highly dependent on bridge traffic, with many residents utilizing local arterial roads to bypass peak-hour congestion.
The area features extensive access to the Salmon Creek Greenway, numerous neighborhood parks, and proximity to the Legacy Salmon Creek Hospital campus. Shopping and dining are concentrated along the NE 134th St corridor and nearby retail centers.
The rental market is characterized by steady demand from families and professionals, with low vacancy rates. Short-term rental activity is present but regulated by city ordinances, and rent growth has tracked with regional inflation.
The economy is anchored by healthcare, education, and professional services. Major employers include PeaceHealth and the Vancouver School District, with a growing base of small-to-medium tech firms.
The area is served by C-TRAN bus routes connecting to the broader Vancouver and Portland transit networks. Commuters rely heavily on the I-5 and I-205 highway corridors.
Development is focused on infill residential projects and the expansion of commercial retail space along the I-5 corridor. Several mixed-use projects are in the planning stages near the Salmon Creek area.
Parcels are subject to various special districts including fire, library, and emergency medical service districts. Some newer developments may be subject to local utility or drainage district assessments.
Property insurance premiums are rising due to regional wildfire and wind risk adjustments. Market health remains stable, though carriers are increasingly selective in high-risk zones.
Data retrieved from data.census.gov ZCTA-level tables.
A major regional trail system offering extensive walking and biking paths.
A major regional healthcare anchor and employer.
A popular community park serving the local residential neighborhoods.
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.
Unlocked in the Investor tier
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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