The Bluffs – West Richland, WA
Property Status: Available
Lots: 400 Single Family Lots in Four (4) Phases
The Bluffs is a premier 400-lot residential community located in West Richland, Washington. 168 lots are currently available in Phases 1 & 2. This development is strategically positioned to capture accelerating “move-up” and “executive” housing demand within West Richland—driven by its top-tier household incomes, high homeownership rates, and quality-of-life appeal—while also benefiting from the broader economic momentum of the Tri-Cities region.
Investment Highlights
Shovel-Ready Portfolio: 400 lots across four distinct phases. Preliminary Plat and Minor Plat Alteration are fully approved. Phases 1 & 2 currently available for sale and will be delivered with Engineering Approval. Engineering Approval and other closing conditions for Phases 3 & 4 will be completed in early 2026.
No Impact Fee “Moat”: No Impact Fees. Subject to Building Permits Only. Prepaid Sewer & Water; Parks and Traffic Fees (Mitigated). Proforma Protection. Future Margin Enhancement.
Premier Submarket – West Richland: West Richland ranks as the #1 submarket in the Tri-Cities for household income ($119,892) and homeownership (83.4%), making it the preferred location for executive and move-up buyers seeking newer, high-quality housing in a suburban setting.
Best in Class Schools: Richland School District is an A-rated, top-ranked Washington district recognized for exceptional teachers, strong college-prep outcomes, and high academic performance—making Richland especially attractive to families and long-term workforce-focused investment.
West Richland Market Position
West Richland stands apart from the Tri-Cities largly due to its $120,000 median HH income, surpassing nearby Richland by over 20%. West Richland is charactorized by larger lots, new construction and strong school and community appeal. Limited entitled land combined with sustained buyer demand has created a supply-constrained environment ideal for a well-positioned community like The Bluffs.
Regional Market Overview: Tri-Cities Growth Engine
The Tri-Cities (Pasco, Richland, and Kennewick) continues to rank among the fastest-growing regions in Washington State. Pasco currently leads in housing growth, driven by in-migration, relative affordability, and family-oriented demographics.
New home absorption remains strong across the region, with well-qualified buyers seeking modern single-family homes. Median home prices have steadily appreciated while maintaining a meaningful affordability advantage compared to Western Washington markets. Demand is supported by a diverse buyer pool including first-time buyers, move-up households, and relocating professionals.
Regional Economic Growth
The Tri-Cities economy is anchored by a diverse and expanding employment base spanning energy, science, agriculture, logistics, and healthcare. Major employers such as Amazon, Darigold, Reser’s Fine Foods, Energy Northwest, and Lamb Weston continue to drive job creation and regional investment.
With a labor force exceeding 150,000 and median household incomes above $85,000, the region benefits from strong dual-income households. Nearly 60% of new homebuyers are under age 45, supporting long-term housing demand. Continued in-migration from Western Washington and Oregon further reinforces the region’s growth trajectory.
Features:
Development Size:
104.82 Acres
Zoning:
RM-6 (Medium Density Residential) Min lot area of 6,000SF and 7,50SF for corner lots
Completed Entitlements:
SEPA Mitigated Determination of Non-Significance (MDNS) April 22, 2025
Preliminary Plat and SEPA Approval May 20, 2025
Engineering Approval Phases 1 & 2 Pending (Expected June 2026)
Park Mitigation Agreement Pending (Expected June 2026)
Traffic Mitigation Agreement Pending (Expected July 2026)
Featured Properties
The Bluffs – West Richland, WA
A 400-Lot Single Family Residential Opportunity
The Bluffs is a premier 400-lot residential community located in West Richland, Washington. 168 lots are currently available in Phases 1 & 2. This development is strategically positioned to capture accelerating “move-up” and “executive” housing demand within West Richland—driven by its top-tier household incomes, high homeownership rates, and quality-of-life appeal—while also benefiting from the broader […]
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“We work with several land brokers across the western U.S. And Ron Branch is among the best. Ron is very technically sophisticated, knowledgeable of the mechanics of the markets in which he operates, and is very focused on adding value to his clients. Moreover, he is gentlemen who is just enjoyable to work with. We would recommend Ron to anyone who needs a solid and honest advisor. “
Dustin Bogue
Century Communities -
“I have worked with Ron on land acquisition for the last 17 years and have appreciated his honest service at Branch Marketing Group. Ron has an excellent reputation as a land broker and provides us great insight into our regional land market. His ability to provide land opportunities to us has been invaluable. I recommend Ron to anyone who is in need of a land expert.”
Eric Campbell
MainStreet Property Group
