Investor-friendly real estate agents in Yakima, WA
We match investors with vetted Yakima-area agents who own rentals, run the numbers, and know the local rules. Free for investors.
Get matched in YakimaVetted investor agents across the Yakima metro
Yakima is the seat of Yakima County in Central Washington, an agricultural valley known for apples, hops and food processing. The metro is all of Yakima County, about 259,000 people. It's one of the cheaper metros in Washington: typical home values are about $348,000 and typical rent about $1,360, roughly 0.39% a month. That's still far below the 1% rule, so a median-priced rental with a mortgage loses money. Growth is slow: more Americans have moved out of the county than in every year since 2011, and jobs have been flat since 2023. Washington isn't a landlord-friendly state. Our vetted agent partner here ran the local chapter of a real estate investor meetup and analyzes investment deals.
Investor purchases in Yakima from an agent who ran the local chapter of a real estate investor meetup.
Help running the numbers on a property before you offer, from an agent who analyzes investment deals publicly.
Is Yakima worth investing in? The long-term trends
People, jobs, rents and prices for the Yakima metro, straight from the Census Bureau, the Bureau of Labor Statistics and Zillow. Hover or tap a chart for exact values.
View data table
| Period | Value |
|---|---|
| 2010 | 244,369 |
| 2011 | 246,499 |
| 2012 | 247,146 |
| 2013 | 247,957 |
| 2014 | 248,791 |
| 2015 | 250,171 |
| 2016 | 252,336 |
| 2017 | 253,336 |
| 2018 | 254,598 |
| 2019 | 255,999 |
| 2020 | 256,716 |
| 2021 | 256,767 |
| 2022 | 256,550 |
| 2023 | 257,314 |
| 2024 | 258,971 |
| 2025 | 259,185 |
View data table
| Period | Value |
|---|---|
| 2011 | -710 |
| 2012 | -1,886 |
| 2013 | -1,800 |
| 2014 | -1,972 |
| 2015 | -1,307 |
| 2016 | -700 |
| 2017 | -1,172 |
| 2018 | -745 |
| 2019 | -1,158 |
| 2020 | -1,555 |
| 2021 | -1,460 |
| 2022 | -1,500 |
| 2023 | -1,626 |
| 2024 | -1,395 |
| 2025 | -1,550 |
View data table
| Period | Value |
|---|---|
| 2010 | 78,300 |
| 2011 | 78,500 |
| 2012 | 78,200 |
| 2013 | 79,200 |
| 2014 | 79,800 |
| 2015 | 81,500 |
| 2016 | 83,100 |
| 2017 | 84,900 |
| 2018 | 86,600 |
| 2019 | 86,900 |
| 2020 | 82,600 |
| 2021 | 85,000 |
| 2022 | 88,600 |
| 2023 | 89,700 |
| 2024 | 89,300 |
| 2025 | 89,200 |
View data table
| Period | Value |
|---|---|
| Dec 2022 | $1,189/mo |
| Dec 2023 | $1,244/mo |
| Dec 2024 | $1,303/mo |
| Dec 2025 | $1,351/mo |
| Sep 2026 | $1,362/mo |
View data table
| Period | Value |
|---|---|
| Dec 2010 | $157,267 |
| Dec 2011 | $144,428 |
| Dec 2012 | $151,311 |
| Dec 2013 | $153,343 |
| Dec 2014 | $155,084 |
| Dec 2015 | $166,310 |
| Dec 2016 | $178,404 |
| Dec 2017 | $195,923 |
| Dec 2018 | $211,909 |
| Dec 2019 | $240,476 |
| Dec 2020 | $273,691 |
| Dec 2021 | $307,900 |
| Dec 2022 | $324,342 |
| Dec 2023 | $331,978 |
| Dec 2024 | $341,791 |
| Dec 2025 | $348,445 |
| Sep 2026 | $348,084 |
View data table
| Period | Value |
|---|---|
| Dec 2022 | 22.7× |
| Dec 2023 | 22.2× |
| Dec 2024 | 21.9× |
| Dec 2025 | 21.5× |
| Sep 2026 | 21.3× |
Data retrieved October 16, 2026. Figures cover the Yakima metro area.
The numbers and rules that matter in Yakima
Zillow Home Value Index, Yakima metro, Sep 2026 (+0.5% YoY).
Zillow Observed Rent Index, all home types, Sep 2026 (+1.0% YoY). Single-family 3-beds rent higher.
Typical rent ÷ typical home value. Well under the 1% rule; plan on cash flow from buying right, not from rents.
Over the past year: home values +0.5%, rents +1.0%.
Washington landlord-tenant basics
Rentals in Yakima fall under Washington's Residential Landlord-Tenant Act (RCW 59.18). It leans toward tenants, and since 2025 it caps rent increases statewide. What investors ask about most:
- Rent increase cap (HB 1217): at most 7% plus CPI or 10%, whichever is lower, in any 12 months. The cap is 9.683% for 2026 and 10% for 2027. You can't raise rent in the first 12 months of a tenancy, and you need 90 days' written notice for any increase. Buildings under 12 years old and some 2–4 unit properties where the owner lives in one unit are exempt. The Department of Commerce publishes each year's cap.
- Unpaid rent: serve a 14-day notice to pay or vacate, in the form the statute sets out, before you file an eviction. Lockouts and shutting off utilities to force a tenant out are illegal.
- Deposits: within 30 days after the tenancy ends and the tenant moves out, refund the deposit or send a full, specific written statement of why you kept any of it. Miss the deadline and you can lose the right to keep any of it.
- Entry: at least 2 days' written notice for repairs or inspections, and 1 day's notice to show the unit to buyers or renters. Emergencies are the exception.
- City business license: the City of Yakima requires owners of rental property, short-term or long-term, to hold a city business license and renew it every year. You apply through the state Department of Revenue with a City of Yakima endorsement.
Short-term rental rules in Yakima
The City of Yakima handles short-term rentals through its zoning code (YMC Chapters 15.04 and 15.09) plus its business license. Whether you need land use review depends on the zone.
- Renting part of a home you live in, in a residential zone, is allowed outright without land use review.
- Non-owner-occupied STRs are allowed in the downtown CBD zone with the simplest (Type 1) review, and may be allowed in several residential and commercial zones with more review. The city's FAQ and code tables don't agree on the review level for residential zones, so ask the Planning Division before you buy.
- Every rental needs a City of Yakima business license, renewed annually, and must meet health, fire, safety and building codes. ADUs used as STRs have to meet the same standards.
- Short stays owe Washington sales tax and local lodging taxes, and the state's short-term rental law (RCW 64.37) adds requirements such as liability insurance. Confirm which taxes your platform collects for you.
- Union Gap, Selah and unincorporated Yakima County have their own rules, and HOAs can still ban STRs.
Last reviewed October 16, 2026. General information, not legal or tax advice — rules and fees change, so confirm with the city, the statute, or your attorney before you rely on them. Sources: Zillow Research data (ZHVI, ZORI) — Yakima metro; U.S. Census Bureau — Metro population estimates, 2020–2025; RCW 59.18 — Residential Landlord-Tenant Act; RCW 59.12.030 — Unlawful detainer (14-day notice); RCW 59.18.150 — Landlord's right of entry; RCW 59.18.280 — Return of deposit; WA Department of Commerce — HB 1217 Landlord Resource Center; WA Department of Commerce — 9.683% rent cap for 2026; RCW 36.70A.635 — Middle housing (HB 1110); RCW 36.70A.681 — Accessory dwelling units (HB 1337); City of Yakima Planning — Frequently asked questions (short-term rentals); Yakima Municipal Code 15.04 — Permitted land uses; Yakima Municipal Code 15.09 — Special development standards; City of Yakima — Licenses; RCW 64.37 — Short-term rentals (state).
Before you make an offer on a rental property, you need more than a gut feeling. Here is the step-by-step framework serious investors use to stress-test a deal on paper first.
Buying a rental out of state comes down to one thing: the quality of your local agent. Here is the five-step process that keeps investors from getting burned.
Choosing the wrong real estate agent on an investment deal costs more than the commission. Here is the exact checklist investors use to vet an agent before trusting them with the deal.
About two hours northeast in the Columbia Basin: a similar-priced small market under the same state law.
Central Washington lake and resort market, north of Wenatchee.
Eastern Washington's biggest metro, about three hours northeast.
Questions investors ask about Yakima
Who will I work with in Yakima?
+−
Our vetted agent partner in Yakima ran the local chapter of a real estate investor meetup and analyzes investment deals regularly. Tell us your strategy, budget and timeline, and if the fit isn't right for your deal, we'll tell you upfront.
Is Yakima a good market for cash-flowing rentals?
+−
Not at median prices with a mortgage. Typical rent in the Yakima metro is about 0.39% of home value per month, far below the 1% rule. Homes are cheaper than on the west side of the state, but rents are lower too. Investors who make it work buy well below median, buy properties that need work, or put more cash down.
Can I run an Airbnb in Yakima?
+−
Often, yes. You need a City of Yakima business license. Renting part of a home you live in is allowed outright in residential zones; a whole-home STR is easiest in the downtown CBD zone and needs more land use review elsewhere. Check the zone with the city's Planning Division before you buy.
Can I add units to a Yakima lot?
+−
Washington's HB 1110 requires cities of 75,000 or more, Yakima included, to allow at least four units on most residential lots, and HB 1337 requires two ADUs per lot with no owner-occupancy rule. What a specific lot allows depends on Yakima's adopted code and utilities, so confirm with the city before you buy.
Is Washington landlord-friendly?
+−
Not especially. Rent increases are capped statewide (the lower of 7% plus CPI or 10% a year; 10% for 2027), unpaid-rent evictions start with a 14-day notice, and deposits must be accounted for within 30 days. It's workable, but plan for slower rent growth than in landlord-friendly states.
What does it cost to get matched with a Yakima agent?
+−
Nothing. Agents Invest is free for investors. The agent pays us a referral fee only if you close a deal with them.
Find your Yakima investor agent
Tell us what you're buying or selling in the Yakima area. We'll match you with up to three vetted agents who fit your strategy. Free for investors.
Get matched with an agent