Vancouver, WA · standard
ZIP Code 98685
Clark County, Washington - Census ACS demographics, housing tenure, and business patterns, benchmarked against every US ZIP.
- 26,217
- 1,040/sq mi High-density area
- $130,972
- Median income Above-median income area
- $599,200
- Median home value Above-median home value
- 42.2%
- Bachelor's or higher Above-average bachelor's attainment
National ZIP placement
Vancouver pairs a top-decile household income with top-decile home values, in a low-density, homeowner-dominated area.
- Top 7%
- household income, US ZIPs
- Top 9%
- home value, US ZIPs
- 1,040
- people per sq mi
- 85%
- owner-occupied homes
Source: U.S. Census Bureau ACS 5-Year Estimates (2019–2023). Percentiles rank ZIP 98685 against every reporting US ZIP.
FHFA HPI release change
What changed in the latest House Price Index year
- FHFA House Price Index values in ZIP 98685 (Vancouver, WA) rose +2.5% from 2023 to 2024. The all-transactions index moved from 300.4 in 2023 to 307.8 in 2024 (2000 = 100).
ZIP code 98685 is a densely settled ZIP (a standard USPS delivery area) in Vancouver, Clark County, Washington, with 26,217 residents across 25.2 square miles, a density of 1,040 people per square mile, in the Los Angeles time zone.
ZIP 98685 skews affluent, with a median household income of $130,972 (44% above the average Washington ZIP), while per-capita income is $62,126. Both reported hardship measures are comparatively low in absolute terms: poverty is 3.3% and unemployment is 3.8%. Housing is both higher-cost and owner-heavy: median home value is $599,200 (17% above the average Washington ZIP), while 84.8% of occupied homes are owner-occupied and median rent is $1,664.
A solid share of residents have a four-year degree: 42.2% of adults hold a bachelor's degree or higher, the median age is 44.4, and the average commute is 23 minutes. The page also surfaces 10 ZIP codes within roughly 10 miles and 6 more in Clark County, so 98685 can be compared with both its immediate and county-level context.
Every figure on this page is sourced from the U.S. Census Bureau American Community Survey 5-Year Estimates (including median rent) and the FHFA House Price Index, no estimates, no proprietary scoring. Verify with Census →
Top industries in ZIP 98685
Top 5 sectors by establishment count in Vancouver, WA
Which industries have the most business establishments in ZIP 98685.
- Construction
Construction
83 establishments
- Professional, scientific, and technical services
Professional, scientific, and technical services
81 establishments
- Health care and social assistance
Health care and social assistance
77 establishments
- Other services (except public administration)
Other services (except public administration)
40 establishments
- Real estate and rental and leasing
Real estate and rental and leasing
39 establishments
What this shows Establishment counts come from the Census ZIP Code Business Patterns program, which counts physical business locations rather than employees or revenue.
Source: U.S. Census Bureau, American Community Survey 5-Year Estimates + ZIP Code Business Patterns + FHFA HPI ACS demographics and median rent, ZBP business establishments, FHFA HPI for ZIP 98685, Vancouver, WA · 2023 Census ACS 5-Year Estimates use a rolling 60-month sample for stable small-geography estimates; ZBP updated annually; FHFA HPI updated quarterly/annually.
Quick Facts
26,217
Population
25.2
Area (sq mi)
1,040
People / sq mi
Los Angeles
Time Zone
standard
ZIP Type
Who lives in ZIP 98685?
44.4
Median Age
49.2%
Male
50.8%
Female
8.8%
Foreign-Born
Hispanic or Latino is an ethnicity category from the Census Bureau and may overlap with other categories above.
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How much do residents earn?
$130,972
Median Household Income
+44% vs state ZIP avg
$62,126
Per Capita Income
3.3%
Poverty Rate
3.8%
Unemployment Rate
23.4 min
Mean Commute Time
How ZIP 98685 ranks among Washington ZIPs
Vancouver, WA household income vs. every Washington ZIP code
Median household income among 547 reporting Washington ZIPs (this ZIP's population is too small for a reliable national-corpus placement)
$130,972 Top 11% higher than 89% of 547 Washington ZIPs
Each bar is a $20K-wide band; taller bars hold more Washington ZIPs. The dashed line + filled bar mark this entry. Hover or tap any bar for its full count, share, and where it sits relative to this entry.
Source U.S. Census Bureau, ACS 5-Year Estimates · 2019–2023
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What is the education profile here?
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
What does housing look like?
Housing stock: occupied vs vacant
11,846housing units
11,846
Total Housing Units
11,721
Occupied Units
125
Vacant Units
2.60
Avg Household Size
Occupancy Type
$599,200
Median Home Value
+17% vs state ZIP avg
$1,664
Median Rent
1992
Median Year Built
Source: U.S. Census Bureau, ACS 5-Year Estimates (2023)
How have home values changed over time?
FHFA House Price Index, annual appreciation data based on repeat sales and appraisals
+2.5%
YoY Change (2024)
308
HPI Index (2000 = 100)
+208%
Total Change Since 2000
Home values in ZIP 98685 have increased 2.5% over the past year (2024). Since 2000, this ZIP has seen +208% cumulative appreciation.
| Year | Annual Change | HPI Index |
|---|---|---|
| 2020 | +3.4% | 221 |
| 2021 | +14.7% | 253 |
| 2022 | +17.1% | 296 |
| 2023 | +1.4% | 300 |
| 2024 | +2.5% | 308 |
Source: Federal Housing Finance Agency (FHFA) House Price Index, All-Transactions, Five-Digit ZIP Codes (Developmental Index). Index base = 100 in year 2000. Data through 2024. ZIP codes with few transactions may show missing values.
What businesses operate in this ZIP?
Census Bureau data shows 555 business establishments in ZIP 98685, employing approximately 4,592 people with a combined annual payroll of $243,195,000.
555
Businesses
4,592
Employees
$243.2M
Annual Payroll
15
Industry Sectors
| Industry | Establishments | % of Total |
|---|---|---|
| Construction | 83 | 14.9% |
| Professional, scientific, and technical services | 81 | 14.6% |
| Health care and social assistance | 77 | 13.9% |
| Other services (except public administration) | 40 | 7.2% |
| Real estate and rental and leasing | 39 | 7.0% |
| Wholesale trade | 36 | 6.5% |
| Retail trade | 32 | 5.8% |
| Finance and insurance | 31 | 5.6% |
| Administrative and support and waste management and remediation services | 30 | 5.4% |
| Accommodation and food services | 30 | 5.4% |
| Transportation and warehousing | 20 | 3.6% |
| Arts, entertainment, and recreation | 16 | 2.9% |
| Manufacturing | 14 | 2.5% |
| Information | 12 | 2.2% |
| Educational services | 11 | 2.0% |
Source: U.S. Census Bureau, ZIP Code Business Patterns (ZBP), 2023. Employment figures may include noise for disclosure avoidance.
Nearby ZIP Codes
Want a side-by-side? Compare 98685 vs 98665 →
ZIP 98685 vs its nearest neighbors, by population
Resident population of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 98661
Vancouver (98661)
41,740 residents
- 98662
Vancouver (98662)
31,644 residents
- 97217
Portland (97217)
31,438 residents
- 97203
Portland (97203)
31,042 residents
- 98685
Vancouver (98685)
26,217 residents
- 98665
Vancouver (98665)
24,057 residents
- 98686
Vancouver (98686)
17,385 residents
- 98642 15,696
Ridgefield (98642)
15,696 residents
- 98663 14,115
Vancouver (98663)
14,115 residents
What this shows Among its immediate neighbors, ZIP 98685 ranks #5 by population - useful context the national average alone can't give.
ZIP 98685 vs its nearest neighbors, by median income
Median household income of this ZIP and the closest reporting ZIP codes within ~10 miles.
- 97231
Portland (97231)
$137,527 median income
- 98685
Vancouver (98685)
$130,972 median income
- 98642
Ridgefield (98642)
$120,822 median income
- 98686
Vancouver (98686)
$107,801 median income
- 97217
Portland (97217)
$100,361 median income
- 98662
Vancouver (98662)
$94,303 median income
- 98665
Vancouver (98665)
$88,559 median income
- 98663
Vancouver (98663)
$86,018 median income
- 97203
Portland (97203)
$78,660 median income
What this shows By household income, ZIP 98685 ranks #2 of 9 neighboring ZIPs, local affluence varies block to block, not just metro to metro.
| ZIP Code | City | Population | Distance |
|---|---|---|---|
| 98665 | Vancouver, WA | 24,057 | 2.9 mi |
| 98660 | Vancouver, WA | 11,858 | 2.8 mi |
| 98686 | Vancouver, WA | 17,385 | 3.3 mi |
| 98663 | Vancouver, WA | 14,115 | 4.5 mi |
| 98642 | Ridgefield, WA | 15,696 | 6.0 mi |
| 97217 | Portland, OR | 31,438 | 8.1 mi |
| 98662 | Vancouver, WA | 31,644 | 5.7 mi |
| 98661 | Vancouver, WA | 41,740 | 6.2 mi |
| 97203 | Portland, OR | 31,042 | 8.2 mi |
| 97231 | Portland, OR | 4,280 | 7.1 mi |
Nationwide ZIPs with similar ACS profiles
Two Census-derived peer sets for ZIP 98685, both outside WA so the neighborhoods are not geographic containment (Nearby and same-county blocks stay local).
Similar population
Nearest cross-state ZIPs by resident population (26,217 here; floor ≥1,000).
Similar median household income
Nearest cross-state ZIPs by ACS median household income.
More ZIP Codes in Clark County
Related Areas
Frequently Asked Questions
What county is ZIP code 98685 in?
ZIP code 98685 (Vancouver) is located in Clark County, Washington. Clark County contains multiple ZIP codes, see the full list at /counties/clark-wa.
What is the population of ZIP code 98685?
ZIP code 98685 in Vancouver, WA has a population of 26,217 according to the Census Bureau ACS 2023 estimates.
What is the median household income in ZIP 98685?
The median household income in ZIP 98685 is $130,972, which is 72% above the national average of $76,288.
What is the average home value in ZIP 98685?
The median home value in ZIP 98685 is $599,200, which is 115% above the national average of $278,155.
What is the demographic makeup of ZIP 98685?
The largest racial group in ZIP 98685 is White at 80.4%. Hispanic or Latino residents make up 8.8% of the population.
How many businesses are in ZIP code 98685?
ZIP code 98685 has 555 business establishments employing approximately 4,592 people, according to Census Bureau ZIP Code Business Patterns (ZBP) 2023 data.
What are the main industries in ZIP code 98685?
The top industries by establishment count in ZIP 98685 are: Construction (83), Professional, scientific, and technical services (81), Health care and social assistance (77). There are 15 industry sectors represented in total.
How have home values changed in ZIP code 98685?
According to the FHFA House Price Index, home values in ZIP 98685 increased by 2.5% in 2024. Since 2000, home values in this ZIP have appreciated by approximately 208%. This is a developmental index based on repeat sales and appraisal data from Fannie Mae and Freddie Mac.
What is the education level in ZIP code 98685?
In ZIP code 98685, 61.6% of residents aged 25+ have a high school diploma or higher, and 42.2% hold a bachelor's degree or higher. These figures come from the Census Bureau ACS 5-Year Estimates (2023).
What is the average commute time in ZIP 98685?
The mean commute time for workers in ZIP code 98685 is 23.4 minutes according to Census ACS data. The national average is roughly 26 minutes, so commuters here spend less time traveling to work than typical.
What percentage of residents own vs. rent in ZIP 98685?
In ZIP code 98685, approximately 84.8% of occupied housing units are owner-occupied and 15.2% are renter-occupied, based on Census ACS 2023 data.
What is the poverty rate in ZIP code 98685?
The poverty rate in ZIP code 98685 is 3.3% according to Census Bureau ACS 2023 estimates. This measures the percentage of the population living below the federal poverty threshold.
Related
Take this with you
What to do with ZIP 98685's numbers, next.
- See how ZIP 98685 compares to a neighboring ZIP code on the same Census fields Compare this ZIP
- Check where Vancouver, WA ranks among every U.S. ZIP code on income, education, or homeownership View national rankings
- Save this ZIP to your shortlist to track alongside others you're considering View your shortlist
ZIP Code Tabulation Areas (ZCTAs) are Census Bureau approximations of USPS ZIP codes; figures describe the ZCTA area, not any single address within it.