How much is a home worth in ZIP code 98685?

The typical home in 98685 is worth $596,695, based on the Zillow Home Value Index.

Are home values rising in 98685?

Home values in 98685 are down 0.5% over the past year, and up 4.2% a year over five years.

What is the typical rent in 98685?

A typical home in 98685 rents for about $2,433 a month, a gross rental yield of 4.9%.

What is the property tax rate in 98685?

The effective property tax rate in 98685 is 0.8% — roughly $4,726 a year on a typical home.

ZIP code 98685 has a population of 30,607 and a median household income of $130,972.

HousingHandbookReference data

…

U.S. ZIP Code · WA98685

Clark County · Portland-Vancouver-Hillsboro, OR-WA

Typical home value

$596,695^[1]

Zillow Home Value Index, as of April 2026

Appreciation

1-year: -0.5%
5-year / yr: +4.2%
10-year / yr: +6.3%

Relative price

vs U.S.: +110.1%
vs metro: +8.8%
vs state: +18.6%

Price history

Zillow Home Value Index — monthly, smoothed and seasonally adjusted.

The typical home in 98685 is worth $596,695 — 8.8% above the Portland-Vancouver-Hillsboro, OR-WA median. Over the past year, values have fallen 0.5%. Homes here rent for a typical $2,433 a month — a 4.9% gross rental yield. The effective property tax rate is 0.8%.

#Rent & investment

Typical asking rent, and the returns it implies at the current home value.

Monthly rent: $2,433^[2]
Gross yield: 4.9%^[2]
Cap rate: 2.9%^[2]

#Property tax

Effective rate — total real estate taxes paid relative to total home value.

Effective tax rate: 0.8%^[3]
Typical annual tax: $4,726^[3]

#Climate risk

FEMA National Risk Index ratings for Clark County. "Not Applicable" means the hazard does not threaten the county.

Overall risk: Relatively Moderate^[4]
Riverine flood: Relatively Moderate
Coastal flood: Very Low
Wildfire: Relatively Low
Drought: No Rating
Heat wave: Relatively Moderate
Hurricane: Not Applicable
Tornado: Relatively Low
Earthquake: Relatively Moderate
Winter weather: Relatively Moderate

#Who lives here

Population: 30,607^[3]
Median household income: $130,972^[3]

#Migration

Household moves in and out of Clark County over a year, from IRS tax-return data.

Net migration: +1,587^[5]
Moved in: 15,215
Moved out: 13,628

Schools

Open public schools in this ZIP, from the NCES Common Core of Data.

Public schools: 7
Elementary: 4
Middle: 2
High: 1

Skyview High School
High · Grades 9–12 · Vancouver School District
1,780 students
Thomas Jefferson Middle School
Middle · Grades 6–8 · Vancouver School District
751 students
Alki Middle School
Middle · Grades 6–8 · Vancouver School District
602 students
Felida Elementary School
Elementary · Grades K–5 · Vancouver School District
599 students
Chinook Elementary School
Elementary · Grades K–5 · Vancouver School District
512 students

Run the numbers

Interactive calculators pre-filled with this ZIP's typical home value, rent, and property-tax rate. Edit any field to recompute.

Home value$Monthly rent$

Gross yield4.9%

Net yield (after ~40% expenses)2.9%

Annual rent$29,195

Gross and net yield are estimates based on the inputs and the selected expense ratio. Actual income and expenses will vary by property and market. Not investment advice.

Home price$Down payment%Interest rate%Loan termyears

Monthly payment$3,017

Loan principal$477,356

Down payment$119,339

Total interest paid$608,841

Estimated monthly payments include principal and interest only. Actual costs will include property tax, insurance, possibly PMI, and HOA fees not modeled here. Loan terms shown are estimates; consult a licensed lender for current rates and qualification.

Home price$Monthly rent$Down payment%Mortgage rate%Property tax rate% / yrMaintenance% / yrRule of thumb: 1% of home value per year.

Own : rent ratio1.61

Monthly cost to own$3,907

Monthly rent$2,433

Renting is meaningfully cheaper month-to-month.

This calculator projects multi-year scenarios based on assumptions about appreciation, rent growth, and investment returns — none of which are guaranteed. Actual outcomes depend on variables this tool cannot know. Not financial or real estate advice.

#Metro ranking

Where this ZIP sits among others in its metro area.

Appreciation: 92nd percentile^[1]
Rental yield: 93rd percentile^[2]
Property tax: 51st percentile^[3]

Frequently asked

How much is a home worth in ZIP code 98685?: The typical home in 98685 is worth $596,695, based on the Zillow Home Value Index.
Are home values rising in 98685?: Home values in 98685 are down 0.5% over the past year, and up 4.2% a year over five years.
What is the typical rent in 98685?: A typical home in 98685 rents for about $2,433 a month, a gross rental yield of 4.9%.
What is the property tax rate in 98685?: The effective property tax rate in 98685 is 0.8% — roughly $4,726 a year on a typical home.
Who lives in 98685?: ZIP code 98685 has a population of 30,607 and a median household income of $130,972.

#Comparable ZIPs

Same metro, nearest typical home value. Each card shows the comparable ZIP's headline numbers so you can scan at a glance.

97013 vs 98685 →
Canby, OR
Typical home
$596,902
Gross yield
4.1%
98686 vs 98685 →
Mount Vista CDP, WA
Typical home
$595,079
Gross yield
4.5%
97223
Tigard, OR
Typical home
$593,941
Gross yield
3.9%
97007
Beaverton, OR
Typical home
$600,598
Gross yield
4.0%
97015
Happy Valley, OR
Typical home
$591,507
Gross yield
3.7%
97045
Oregon City, OR
Typical home
$604,905
Gross yield
3.8%

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Pit ZIP 98685 against any other ZIP — full side-by-side table.

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#Jump to section

U.S. ZIP Code · WA98685

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