Portland metro, OR–WA relocation guide
Moving to Orchards, WA
About Orchards
Orchards (pop. 27,729 in the 2020 Census) is a census-designated place on Vancouver's east side — one of Clark County's largest unincorporated communities and its fastest-growing over the last two decades (up ~42% from 2010 to 2020). It's pure suburbia: master-planned neighborhoods, big-box retail along the Fourth Plain and Mill Plain corridors, and a family-heavy population (~25% under 18). Buyers get Vancouver-metro convenience and I-205 access without city taxes, plus Washington's no state income tax.
Home prices in Orchards
The median listing price in Orchards is $559,739.
Top places in Orchards
- Fourth Plain Boulevard corridor — the community's main commercial strip.
- Nearby Vancouver Mall district — shopping, dining, and the transit center.
- Orchards-area parks — neighborhood parks and youth sports fields.
- Lacamas Lake (nearby, south) — boating, fishing, and the Heritage Trail.
- Proximity to downtown Vancouver and the Columbia River waterfront.
- I-205 corridor employment — quick access to Portland-metro jobs east and west.
Commuting from Orchards
- Typical drive to downtown Portland: ~25–30 minutes off-peak (estimate; longer at peak). Route: west via Fourth Plain/Mill Plain to I-205 across the Glenn L. Jackson Memorial Bridge — the preferred east-side crossing that avoids the I-5 Interstate Bridge.
- C-TRAN: express buses run weekday peak hours from the Fisher's Landing and Vancouver Mall park-and-rides (both minutes away) direct to downtown Portland, with connections to TriMet MAX (per WSDOT transit development plan, read September 24, 2026).
Schools in Orchards
Public schools: Evergreen Public Schools. For enrollment and performance data, see the state report card in Town links below. Confirm school assignment for any address directly with the district.
Orchards FAQs
- What is the housing market like in Orchards, WA?
The median listing price in Orchards is $559,739. Median listing price (September 2026 research snapshot) - How is the commute from Orchards, WA?
Typical drive to downtown Portland: ~25–30 minutes off-peak (estimate; longer at peak). Route: west via Fourth Plain/Mill Plain to I-205 across the Glenn L. Jackson Memorial Bridge — the preferred east-side crossing that avoids the I-5 Interstate Bridge. - Which school district serves Orchards, WA?
Orchards is served by Evergreen Public Schools. See the state report card in Town links, and confirm school assignment for a specific address with the district.
Town links
Schools
Official town resources. School report cards via the National Center for Education Statistics.