Vancouver is growing fast, costs more than the US average, has a rough commute into Portland, and offers strong outdoor access and major tax perks for many people.

This guide covers:

• Growth and new construction
• Cost of living, taxes, and commute
• Lifestyle, schools, and weather

How Vancouver, WA, Is Changing In 2026

Vancouver and Clark County are adding thousands of new residents each year. Construction and higher density are now normal parts of daily life.

Fast growth, new construction, and more traffic

You will see:

• New apartments and townhomes along major roads
• Ongoing work on the Vancouver Waterfront and nearby blocks
• More retail, small shops, and restaurants
• Regular road work and lane closures

Pros:

• More jobs and local hiring
• More food, coffee, and shopping close to home
• New neighborhoods with parks and trails built in

Cons:

• Construction noise and dust in growing areas
• Heavier traffic on main roads and freeway ramps
• Longer drive times at rush hour

If you want quiet and space, look farther east or north.
If you want walkable restaurants, look closer to the core and the Waterfront.

Smaller lots and denser housing options

The classic quarter-acre lot is now rare in Vancouver.

Older neighborhoods often have:

• Bigger yards and more space between homes
• Mature trees and quieter streets
• Fewer walkable shops and services

Newer neighborhoods usually mean:

• Smaller lots and taller, skinnier homes
• More townhomes and some condos
• Closer parks, trails, and basic services

For families, pets, and parking:

• Kids and dogs use shared parks more
• Street parking can be tight in newer tracts
• Garages matter for storage and daily parking

Cost of living, taxes, and commute

Vancouver is more expensive than the US average, but often cheaper than many West Coast metros.

Housing, everyday costs, and taxes

Very rough ballpark numbers:

• National average home price: around $425,000
• Clark County average: $650,000 range
• Clark County median: $550,000 range

At around $425,000 in Vancouver, you likely get:

• A smaller, older home
• A lot of cosmetic work
• A less popular location or busier road

For a more move-in-ready family home, many buyers look in the:

• High $500,000s to $700,000+ range, depending on size and area

Everyday costs:

• Gas: higher than the US average due to Washington gas taxes
• Groceries: high, similar to much of the West Coast
• Utilities: slightly above the national average, with winter heating and long gray seasons

Tax basics:

• No state income tax in Washington
• Higher earners can save close to 10 percent compared with Oregon or California
• Sales tax: around 8–9 percent
• Property tax: moderate
• Gas tax: higher than in many states

People who tend to benefit most:

• Remote workers paid by out-of-state companies
• Dual-income professional households
• Business owners and high-commission earners

The tax picture works best if you live and earn income in Washington and are not commuting daily into Oregon.

Bridge commute to Portland

The I-5 and I-205 bridges are back up at peak hours.

Typical one-way commute ranges:

• 30 to 45 minutes in lighter traffic
• 60 to 90 minutes for many workers
• Up to 2 hours on bad days or long cross-metro trips

Common patterns:

• East Vancouver to Hillsboro: often one of the worst daily drives
• Vancouver to downtown Portland: can swing from 20 minutes to over an hour

The planned I-5 bridge replacement may help long-term, but traffic will likely be worse during construction.

Practical tips:

• Live on the same side of the river as your job if you can
• Ask about remote or hybrid work before you move
• If you must cross, choose neighborhoods near the bridge you will use

Lifestyle, schools, and weather

Outdoor lifestyle and local culture

Many people move for cleaner air, trees, and easy access to nature.

Outdoor perks:

• Miles of urban and rural trails
• Columbia River waterfront, Lacamas Lake, and Merwin Lake
• Many parks and trees in newer neighborhoods

Local culture:

• Generally friendly
• Politically mixed, but most people get along in daily life
• Californians fit in best when they listen first and avoid trying to “recreate” California here

School options and what parents should research

Most families use public schools.

Main options:

• Neighborhood public schools in Vancouver, Evergreen, and other districts
• A small set of private Christian and Catholic schools
• Some charter, Montessori, and nature-based programs
• Homeschool and early college / Running Start style programs

Smart steps for parents:

• Use sites like niche.com for a first look
• Join local Facebook parent groups and ask for real experiences
• Tour schools and talk with principals and teachers

Four seasons weather and what it feels like

Vancouver has four seasons and mostly mild temperatures.

Season breakdown:

• Summer: many days in the 70s and 80s, dry, long daylight
• Fall: colorful leaves, cooler days, crisp evenings
• Winter: mostly 40s and 50s, some freezing days, a couple of snow events per year, gray and wet
• Spring: lots of bloom, very green, mix of sun and showers

About the rain:

• It rains more than in Arizona or California
• Total inches are often less than in very wet cities like Miami or Houston
• A good raincoat and light layers help a lot

Check historical weather charts if you worry about gray skies.

Final thoughts on moving to Vancouver, WA

Living in Vancouver gives you:

• Higher, but still competitive, West Coast cost of living
• Strong tax advantages
• A tough bridge commute if you work in Portland
• Smaller lots and denser housing
• Excellent outdoor access and four seasons
• A community that wants to keep Clark County desirable

Before you buy or rent:

• Visit in different seasons, not only in July
• Drive your likely commute at real commute times
• Walk the desired neighborhoods at night and on weekends