RANK #606 / 1001 NAT · #7 / 21 WA · POP 112,360
1YR FORECAST: -0.9%
5YR OUTLOOK: +27%
Cowlitz County, Washington, is distinguished by its dramatic natural scenery, notably its proximity to Mount St. Helens, which offers hiking trails and geological exploration. Located in southwestern Washington, the county seat, Kelso, is approximately 48 miles from Portland, Oregon, and 125 miles from Seattle. The area is known as the "Land of Six Rivers," with the Cowlitz, Columbia, and Coweeman Rivers providing opportunities for kayaking, boating, fishing, and wildlife viewing. The community offers a blend of rural and urban environments, with towns like Longview and Kelso serving as central hubs. Commuting within the Longview and Kelso area is supported by RiverCities Transit, while the Cowlitz Indian Tribe Transit Service offers options for rural residents.
Life in Cowlitz County often appeals to families, with a noticeable community focus. The economy, historically rooted in timber and milling, continues to have a strong manufacturing presence, particularly in paper and food manufacturing. This industrial base contributes significantly to the county's wages. Beyond manufacturing, there is growth in service and retail industries. The county has also seen investments in public facilities aimed at supporting economic development, including improvements to transportation infrastructure and commercial sites.
Cowlitz County is one of 78 U.S. counties in this market profile — stronger than typical on the BoomTown Index. Within this cohort, its recent home-price change of +0.7% runs above the profile's typical -0.8%.
See all 78 Western Premium Correction counties →Overvalued relative to economy
Well below national median
Prices detached from rents
Housing looks overvalued at 15.5x — home prices are high relative to local economic output. Climate and geography support a structural premium. The typical U.S. county is 4–6x.
Estimated local headcount ranges. Larger employers shown as floor + "+"; smaller employers show exact counts where reported.
Bars show trailing 12-month growth. The dashed Forecast bars are the model's next-12-month projection; the whisker marks the ±1% range (cooling–accelerating).
Source: Redfin · Census BPS — Browse sales on Redfin →
Source: CDC/NCHS vital statistics via County Health Rankings (2020–2022 avg). Rates per 100,000 population. Grade based on homicide rate relative to national average (~6.3). Learn more →
Source: EPA Air Quality System (2021–2023). Grade based on 3-year average median AQI. Learn about AQI →
| PROJECT | AMOUNT | STATUS |
|---|---|---|
|
Landing on the Cowlitz Master-Planned Development
Undisclosed Developer
|
$150M | Under Construction |
|
Mid I-5 Industrial Park Warehouse (Amazon Fulfillment Center)
Amazon (leasing from Trammell Crow Company)
|
$100M | Operating |
Source: public records, news, corporate announcements. Amounts are estimates where noted.
Bars show percentile rank among all 1001 counties.
At 39/100, Cowlitz County faces headwinds that place it in the lower third of the 1001 counties we track. Median income of $76,531 combined with job growth of -0.3% suggests the local economy is struggling to keep pace with national trends.
Cowlitz County leans toward the expensive side. A median home value of $397,500 against an income-to-home-value ratio of 0.19 means housing eats a bigger share of local earnings than the national norm. Renters face $1,206/month on average.
Cowlitz County's population is growing — up +0.7% YoY — while the job market is roughly flat (employment change of -0.3%). Home values shifted +0.7% over the past year. In-migration is outpacing local hiring, which often points to remote workers or retirees driving the headcount.
There's a moderate stream of newcomers. About 2.87% of residents moved from another state, which is above average and suggests Cowlitz County has appeal as a relocation destination — though it's not among the highest-inflow counties nationally.