The Tri-Cities are a group of three closely tied cities—Richland, Kennewick, and Pasco—located at the confluence of the Yakima, Snake, and Columbia rivers in the desert region of Southeastern Washington. Each city borders at least one other city or one of the area's rivers, making the Tri-Cities seem like one uninterrupted mid-sized city. The three cities function as the center of the Tri-Cities metropolitan area, which also includes the city of West Richland.
The official 2016 estimate of MSA population of Tri-Cities is 283,846. This is over a 12% increase from 2010. (2016 US MSA estimates) 2017 estimates now show Tri-Cities as over 300,000.
The combined population of the three cities was 193,567 at the 2010 Census. As of April 1, 2016, the Washington State Office of Financial Management, Forecasting Division estimates the cities as having a combined population of 217,430 The Tri-Cities Airport located in Pasco provides the region with commercial and private air service. Pasco is the seat of Franklin County, while the other cities are located in Benton County. Both counties are officially defined as the Kennewick-Richland, WA Metropolitan Statistical Area.
In 2010, Kiplinger rated the Tri-Cities among the Top 10 best places to raise a family, and CNN/Money ranked the Tri-Cities one of the top 10 best bets for gains in housing value, due to its relatively stable economic conditions since the early 2000s.
A total commission of 6.0% is typically asked for by “full service” Agents working for the big national real estate firms in Kennewick, Richland, Washington. 70% of Sellers list with the first Agent they speak to, and we find that most Sellers who agree to pay a full 6.0% commission do not realize that real estate commissions are NEGOTIABLE!
The national average total real estate commission in 2015 was 5.26% *
In Kennewick, Richland, Washington, you will find the following real estate commissions charged*:
Typical Asking Commission: 6.0%
Competitive Commission: 5.0%-5.5%%
Very Competitive Commission: 4.5%-4.99%
The median existing single-family home price in the West rose 7.5%, to $372,400, in the second quarter of 2017 compared to the the second quarter of 2016. Median sales prices for existing homes in the state's Major Metropolitan Areas are as follows:
In the State of Washington, median home prices are as follows*:
|Metro Area||Median Sales Price||% of Annual Change|
Real Estate Commissions are split between the listing Agent (who works for you to sell your home) and what will be offered on the MLS to any Agent that brings a Buyer to buy your home. In a typical 6% total commission, the listing Broker is paid 3% and 3% is offered on the MLS to all Agents working with Buyers (so they can see what they will earn if they bring their Buyer to your home and complete the sale).
In a competitive commission structure, ranging from 5% to 5.5%, the listing Agent agrees to a listing commission of 2% to 2.5%, and they will recommend that they offer, on the MLS, a commission of 2.5% to 3.0% to the Buyer’s Agent. Your Agent will usually tell you that if they offer less than 2.5% on the MLS that your home “won’t be shown”. This makes sense, in that, all things being equal, the Buyer’s Agent will want as big a payday as possible when they find the right home for their client. This is also especially true if market conditions favor Buyers in a so-called “Buyer’s Market” (high inventory levels in a period of unstable prices).
When you meet with your listing Agent, also remember that, unless they are a “Broker/Owner”, they will have to split their commission with their employing Broker. High producing Agents can work up to getting 90% of the listing commission from their Broker, but typically less experienced Agents may only receive 50% of the listing commission.
At ListingBidder.com, we first negotiate on your behalf a competitive real estate commission structure with HIGHLY EXPERIENCED, HIGHLY RECOMMENDED Agents who know your LOCAL market (even YOUR NEIGHBORHOOD); each ready to bid for your business. These Agents are not just ordinary Agents as many of them are broker/owners and they have the best ability to negotiate their commissions and be competitive, in part because they do not have to share their listing commission with the brokerage firm. This is a direct benefit to you and will save you thousands of dollars in real estate commission fees over the typical fees in Washington.
Sellers who are also buying a home in the same local market have a volume discount advantage. ListingBidder can use this opportunity to negotiate an even better real estate commission rate fee on the sale of your home because the Agent will be more willing to give a deeper discount (a very competitive rate) knowing there is additional commission being earned on the purchase of another home. Be sure to check the box that you are also buying a home locally to receive these better rates.
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As of April 1, 2014, the population of Kennewick was estimated at 77,700 according to the Washington State Office of Financial Management, Forecasting Division.
As of the 2010 census, there were 73,917 people, and by census estimates of 2000, 20,786 households, and 14,176 families residing in the city. The population density was 2,384.9 people per square mile (920.9/km²). There were 22,043 housing units at an average density of 961.2 per square mile (371.2/km²). The racial makeup of the city was 82.93% White, 1.14% Black or African American, 0.93% Native American, 2.12% Asian, 0.11% Pacific Islander, 9.4% from other races, and 3.37% from two or more races. 15.55% of the population was Hispanic or Latino of any race.
There were 20,786 households out of which 37.6% had children under the age of 18 living with them, 51.5% were married couples living together, 12.2% had a female householder with no husband present, and 31.8% were non-families. 26.1% of all households were made up of individuals and 8.6% had someone living alone who was 65 years of age or older. The average household size was 2.6 and the average family size was 3.15.
In the city the population was spread out with 29.6% under the age of 18, 10.3% from 18 to 24, 29.3% from 25 to 44, 20.6% from 45 to 64, and 10.2% who were 65 years of age or older. The median age was 32 years. For every 100 females, there were 98.3 males. For every 100 females age 18 and over, there were 94.3 males.
The median income for a household in the city was $41,213, and the median income for a family was $50,011. Males had a median income of $41,589 versus $26,022 for females. The per capita income for the city was $20,152. About 9.7% of families and 12.9% of the population were below the poverty line, including 18.8% of those under age 18 and 8.7% of those age 65 or over.
As of April 1, 2014, the population of Pasco was estimated at 67,770, according to the Washington State Office of Financial Management, Forecasting Division.
As of the census of 2010, there were 59,781 people, and according to the 2000 census results, 9,619 households, and 7,262 families residing in the city. The population density was 1,141.9 people per square mile (440.9/km²). There were 10,341 housing units at an average density of 368.2 per square mile (142.2/km²). The racial makeup of the city was 52.76% White, 3.22% African American, 0.77% Native American, 1.77% Asian, 0.14% Pacific Islander, 37.44% from other races, and 3.9% from two or more races. Hispanic or Latino of any race was 56.26% of the population.
There were 9,619 households out of which 45.6% had children under the age of 18 living with them, 54.7% were married couples living together, 14.3% had a female householder with no husband present, and 24.5% were non-families. 20.1% of all households were made up of individuals and 8.5% had someone living alone who was 65 years of age or older. The average household size was 3.30 and the average family size was 3.79.
In the city the population was spread out with 35.5% under the age of 18, 11.8% from 18 to 24, 28.5% from 25 to 44, 15.5% from 45 to 64, and 8.7% who were 65 years of age or older. The median age was 27 years. For every 100 females, there were 106.7 males. For every 100 females age 18 and over, there were 104.2 males.
The median income for a household in the city was $34,540, and the median income for a family was $37,342. Males had a median income of $29,016 versus $22,186 for females. The per capita income for the city was $13,404. About 19.5% of families and 23.3% of the population were below the poverty line, including 31.4% of those under age 18 and 9.6% of those age 65 or over.
As of April 1, 2014, the population of Richland was estimated at 52,090, according to the Washington State Office of Financial Management, Forecasting Division.
As of the census of 2010, there were 48,058 people, and according to the 2000 census, 15,549 households, and 10,682 families residing in the city. The population density was 1,111.8 people per square mile (429.2/km²). There were 16,458 housing units at an average density of 472.7 per square mile (182.5/km²). The racial makeup of the city was 89.55% White, 1.37% African American, 0.76% Native American, 4.06% Asian, 0.11% Pacific Islander, 1.85% from other races, and 2.31% from two or more races. Hispanic or Latino of any race was 4.72% of the population.
There were 15,549 households out of which 34.1% had children under the age of 18 living with them, 56% were married couples living together, 9.3% had a female householder with no husband present, and 31.3% were non-families. 27.2% of all households were made up of individuals and 9.4% had someone living alone who was 65 years of age or older. The average household size was 2.48 and the average family size was 3.02.
In the city the population was spread out with 27.2% under the age of 18, 7.5% from 18 to 24, 27.1% from 25 to 44, 25.4% from 45 to 64, and 12.8% who were 65 years of age or older. The median age was 38 years. For every 100 females, there were 96 males. For every 100 females age 18 and over, there were 93.2 males.
The median income for a household in the city was $53,092, and the median income for a family was $61,482. Males had a median income of $52,648 versus $30,472 for females. The per capita income for the city was $25,494. About 5.7% of families and 8.2% of the population were below the poverty line, including 10.8% of those under age 18 and 5.6% of those age 65 or over.
Based on per capita income, one of the more reliable measures of affluence, Richland ranks 83rd of 522 areas ranked in the state of Washington—the highest rank achieved in Benton County.
In the 1940s, the Hanford site employed a majority of residents. The United States government built a top-secret facility to produce and separate plutonium for nuclear weapons, and decided on an area just north of then-tiny Richland. The government built temporary quarters for the more than 45,000 workers and built permanent homes and infrastructure for other personnel in Richland. The city had an overnight population explosion, yet virtually no one knew what the purpose of Hanford was until the destruction of Nagasaki on August 9, 1945, by an atomic weapon containing Hanford-produced plutonium. After World War II Hanford continued work on creating material for nuclear weapons during the Cold War. After the fall of the USSR in 1991, Hanford, the site of severe nuclear contamination, changed its mission from plutonium production to environmental cleanup and restoration.
The Hanford site is one of the largest cleanup projects in the United States, costing over $1.4 million per day to turn over 53 million US gallons (200 Ml) of nuclear waste into glass through a process called vitrification. Vitrification is a proven technique in the disposal and long-term storage of nuclear waste or other hazardous wastes. Original estimates were $2.8 billion over five years to clean up the waste, though estimates quickly grew in the early 1990s to $50 billion with a completion date of 30 years. Costs are now projected at $112 billion with an estimated completion date of 2065. Over 18 percent of all jobs in the Benton Franklin County area are nuclear-related, research-related, or engineering.
Columbia Generating Station
The Columbia Generating station operates ten miles outside of Richland and is the only nuclear power station in the Pacific Northwest. It uses a boiling water reactor with a type 5 layout and was relicensed 10 years to operate until 2043. After nine years of construction, the plant began operating after a long and costly construction process that resulted in the largest municipal failure in U.S. history. Originally operated and owned by the Washington Public Power Supply System (WPPSS), the coalition changed its name to Energy Northwest in 1998 because of the negative association with the original name (commonly pronounced "Whoops" in place of WPPSS).WPPSS defaulted on $2.25 billion in bonds resulting in payments that exceeded $12,000 per customer, an amount which was finally paid out in 1992 (10 years later). Its 1,190 gross megawatts can power the city of Seattle, and is equivalent to about 10 percent of the electricity generated in Washington and 4 percent of all electricity used in the Pacific Northwest and has several safeguards to protect against seismic, natural, or terrorist threats.
The Tri-Cities economy has historically been based on farming and the Hanford Nuclear Reservation. From Pasco's incorporation in 1891 to present day, the Tri-Cities have had a large degree of farming thanks to irrigation by the three nearby rivers. Wheat is the most commonly grown product; however, large amounts of apples, corn, grapes are also grown, along with potatoes, and other products including asparagus. Cherries are also grown in the region.
Photo taken along Clark Rd in Pasco, WA.
Grapes grown in the region are essential to the wine industry. Wineries draw a large population of tourists. With 160 wineries in the Columbia Valley, this industry accounts for $1 billion annually in Benton County alone.Many wineries such as Goose Ridge Estate Winery, Preston Premium Wines, and Tagaris Winery are open for wine tasting and special events. Often referred to as The Heart of Washington Wine Country, local and Tri-City wineries provide luxurious tours and give you the option of enrolling in their wine club membership.
The Tri-Cities’ unique climate allows the region to have a broad and sustainable agricultural economy. Local industries provide employment for thousands of people in the Tri-Cities area. Some of the top 20 employers in agriculture include ConAgra, Tyson Foods, and Broetje Orchards. Agriculture makes up 9.5% of employment in Tri-Cities and local businesses combined employ thousands of people. In 2012, the state of Washington was rated #1 in the nation when it comes to growing apples, hops, spearmint oil, sweet cherries, pears, concord grapes and processing carrots.The Mid-Columbia region including the Tri-Cities grows most of these crops. The region's climate and irrigation from nearby rivers, like the Columbia, Snake, and Yakima rivers, allow farmers to produce an abundant amount of corn, hay, wheat and potatoes. In Washington there are 39,500 farms; 1,630 of these farms are located in Benton County and 891 are located in Franklin County. Many farms can be seen from major highways and interstates.
The Spudnut Shop located in the Uptown Shopping Center in Richland
The Tri-Cities offers a wide range of locally owned and operated restaurants. These restaurants show the variety of cuisine offered to visitors and residents of the area. The Spudnut Shop, for example, located in northern Richland, was opened in 1948 and has been family-run ever since. The Travel Channel featured The Spudnut Shop and their donuts “made from potato flour and then deep-fried to perfection.” Carmine's, also a family owned restaurant in the region, serves Italian food in a historic home that was constructed in downtown Kennewick in 1929. Another addition to these local restaurants is Monterosso's Italian Restaurant which serves lunch and dinner in an antique railroad dining car.
Wine and breweries
In sharp contrast to Seattle, the western slopes of the Cascade Mountains, and the rain forests of the Olympic Peninsula, the Columbia Valley enjoys long, warm, summer days, and crisp cool nights. The dry weather combined with rich volcanic soils and controlled irrigation produce near-perfect conditions for premium wine grapes.
The wide range of varietals grown throughout the region includes the noble Chardonnay, Cabernet Sauvignon, Merlot, Riesling, and Pinot Noir, among others. Unlike large established vineyards in other parts of the United States and Europe, the growers and winemakers of Washington will often devote personal attention to visitors, offering tastings and discussing their craft.
With more than 160 wineries within an hour’s drive, the Tri-Cities of Kennewick, Pasco, and Richland is truly at the heart of the Columbia Valley which includes the Yakima Valley, Walla Walla Valley, Red Mountain, Horse Heaven Hills, and Wahluke Slope appellations (areas with a distinctive growing climate that influences wine production). It is easy to conceive that Columbia Valley wineries would produce high-end, premium wines since the Tri-Cities area lies on the same latitude as the world-famous Burgundy and Bordeaux regions of France. The region’s wonderful weather combines with the Columbia Valley’s volcanic soil, producing hot summer days and crisp, cool evening breezes which naturally stress the vines, creating conditions for making great wine.
The Tri-Cities region offers a multitude of wineries and microbreweries that attract crowds of tourists and visitors to the area. Some of the local microbreweries include: Ice Harbor Brewery Company, Atomic Ale Brewpub and Eatery, and White Bluff Brewing.
Ice Harbor Brewery
Ice Harbor Brewery Company was founded in 1996 and has two locations in the Tri-Cities metropolitan area, one in downtown Kennewick and one on Clover Island. In 2010, Ice Harbor received a bronze award for their Sternwheeler Stout, Runaway Red Ale, Indian Pale Ale (IPA) and a Silver Award for their Tangerine “ExBEERience” Hefeweizen at the Washington Beer Awards competition.Atomic Ale Brew Pub & Eatery located at 1015 Lee Blvd in Richland serves as Tri-Cities oldest brewpub and was opened in 1997. White Bluffs Brewery located at 2000 Logston Blvd. in, Richland, WA was established in 2010. White Bluffs Brewery prides itself in using local ingredients, including hops grown in the Yakima Valley.
The Market at the Parkway in Richland, WA is bustling with vendors and customers every Friday from June through October. Local artists provide musical entertainment and crafts, and businesses along the parkway open their doors to support the market and interact with customers that frequent the area. Fresh produce, specialty foods, arts and crafts can all be found at the Richland farmers market.
The Pasco Farmers Market, celebrating 25 years in 2013, takes place every Wednesday and Saturday morning beginning in May through the end of October. This market consists primarily of fresh produce from well-known vendors. The market website provides a list of seasonal produce, so customers can know what to look for and when.
The Southridge Farmers Market, located in Kennewick, takes place on Thursday evenings and is a great alternative to the other morning markets with many of the same vendors. This market runs annually June through October.
The Tri-Cities is also home to SSC North America, who manufactures the SSC Aero that formerly held the title of fastest production car in the world.
Other major corporations that have facilities in (or are based in) the Tri-Cities include: