Trying to choose between Spokane Valley and North Spokane for your next home can feel like splitting hairs. Each offers a distinct daily rhythm, commute pattern, and mix of housing. You want a place that fits your lifestyle today and supports your plans tomorrow. In this guide, you’ll get a clear, side‑by‑side look at both areas, plus a practical checklist to help you tour with confidence. Let’s dive in.
What each area includes
Spokane Valley snapshot
Spokane Valley is an incorporated suburban city east of Spokane with its own services, permitting, and police. You’ll find established subdivisions, newer planned communities, shopping corridors, and semi‑rural pockets toward the fringes. City services and zoning are handled by Spokane Valley, which can influence permit timelines and utility providers.
North Spokane snapshot
North Spokane refers to the northern portion of the City of Spokane plus nearby northern neighborhoods. It includes established areas like North Hill and Shiloh Hills, historic pockets closer to downtown, and newer communities on the northern fringe such as Five Mile Prairie. Governance and permitting are generally through the City of Spokane, with some adjacent areas served by separate suburban jurisdictions.
Why city rules matter
Because Spokane Valley and North Spokane follow different municipal rules, you may see differences in building permits, code enforcement, utility hookups, and property tax levies. If you plan renovations or an addition, confirm which jurisdiction applies before you buy.
Homes and lot sizes
North Spokane housing
North Spokane offers a wider range of housing ages and styles. Closer‑in neighborhoods often feature early‑ to mid‑20th‑century homes with character details and smaller urban lots, plus some duplexes and apartments along commercial corridors. On the far north, areas like Five Mile Prairie include newer builds and larger lots with a semi‑rural feel.
Typical lot sizes vary by neighborhood. Inner areas often range about 0.05 to 0.15 acres, while some northern pockets offer 0.2 to 1 acre or more. Older homes can mean more maintenance or renovation opportunities, so budget time and resources accordingly.
Spokane Valley housing
Spokane Valley leans suburban, with a larger share of post‑1970 single‑family homes, newer subdivisions, and scattered rural parcels near the edges. Many lots fall roughly between 0.12 and 0.35 acres, with outer‑valley properties commonly offering 0.5 to 1 acre or more. More recent construction often brings open floor plans, attached garages, and newer systems.
Pricing and market dynamics
Newer homes and larger lots can command premiums, but micro‑neighborhood desirability drives pricing in both areas. For up‑to‑date trends on pricing, time on market, and inventory, review current Spokane Association of REALTORS or NWMLS market reports before setting a budget or offer strategy.
Utilities and permitting basics
Sewer, water, and septic
Outer Spokane Valley and some fringe areas may have septic systems or private wells. In‑city neighborhoods more commonly tie into municipal sewer and water. Always verify sewer, water, storm, and natural gas service for the exact parcel, especially if you plan a kitchen, bath, or ADU project.
Confirm before you offer
Check parcel data with the county, then confirm permit history and utility providers with the applicable city. Understanding service lines, past permits, and HOA covenants early can save time and costs during inspections.
Schools and family services
District coverage basics
School district lines do not always match city boundaries. Many North Spokane neighborhoods are served by Spokane Public Schools, while fringe areas may be in neighboring districts. Spokane Valley neighborhoods are covered by a mix of suburban districts. Exact school assignment depends on the property’s street address.
How to research schools
Use official sources to compare programs, graduation rates, and enrollment policies. The OSPI Washington State Report Card publishes statewide performance metrics, and local district websites provide boundary lookups and program details. If transfers or open enrollment matter to you, review current district policies and timelines.
Commute and access
Driving corridors
I‑90 links downtown Spokane with Spokane Valley and points east. Division Street serves as the main north‑south arterial for North Spokane, and Trent Avenue connects central Spokane to the Valley. Travel time varies by neighborhood and peak‑hour conditions. North Spokane neighborhoods closer to the core often see 10 to 20 minute drives downtown, while many Spokane Valley commutes run 15 to 30 minutes depending on traffic.
Transit and biking
Spokane Transit Authority operates bus routes that serve both areas, with frequency and directness varying by corridor. Explore schedules and trip planning through the Spokane Transit Authority. The Centennial Trail and regional bike routes offer recreation and some commuting options, though walkability and bike access are neighborhood specific.
Travel time variables
Division Street, I‑90 interchanges, and major arterials experience peak congestion, and winter weather can affect reliability. For current conditions and corridor projects, check the Washington State Department of Transportation. If you fly often, note that many north and northwest neighborhoods are generally closer to Spokane International Airport than some parts of the Valley.
Lifestyle and amenities
Parks and outdoors
Both areas offer strong access to outdoor recreation. North Spokane features hilltop views and larger private yards in some northern pockets, plus quick trips to downtown parks and entertainment. Spokane Valley offers family‑oriented parks and easy connections to regional trails and river access on the valley’s fringes.
Shopping and services
Spokane Valley hosts significant retail hubs and grocery‑anchored centers that can streamline errands. North Spokane blends neighborhood commercial corridors with straightforward downtown access for specialty dining, entertainment, and medical services. Major hospitals and medical centers concentrate in and around downtown.
Safety and environment
Crime patterns vary by neighborhood. Review current police crime maps for local incidents and trend lines. For outer‑valley and rural parcels, evaluate wildfire risk, floodplains, slope, and seasonal access using county hazard resources. Noise from highways, rail lines, and commercial areas can also influence everyday comfort.
How to choose your fit
Consider these drivers to narrow your search:
- Commute and travel. Test your route to work, school, and frequent errands during peak times.
- Home style and lot size. Decide if you want historic character and urban lots or newer builds with larger yards.
- Schools and childcare. Verify school assignment by address and review official program data and transportation options.
- Budget and project plans. Balance desired features with renovation appetite and confirm permit feasibility in the correct jurisdiction.
- Long‑term needs. Think five to ten years ahead for space, accessibility, and resale appeal.
Touring checklist
Use this quick, printable list on your next tour:
- Visit at 3 different times
- Drive commute at peak hour
- Walk to nearest school or playground and grocery
- Check parcel or lot size and utility hookup
- Look up crime map and recent incidents
- Ask about permits and any HOA rules
- Budget for inspection and possible renovations
Work with a local guide
A confident choice comes from clear data and on‑the‑ground perspective. Our team helps you verify school boundaries, assess commute options, interpret parcel data, and spot neighborhood nuances that photos miss. You get a structured, concierge‑level process from first tour to closing, with trusted local vendors and calm, expert negotiation every step of the way.
Ready to compare properties in Spokane Valley and North Spokane side by side? Connect with Gayle Terry for a complimentary consultation tailored to your goals.
FAQs
What areas make up North Spokane?
- North Spokane generally refers to the northern sector of the City of Spokane and adjacent northern neighborhoods, including places like North Hill, Shiloh Hills, and Five Mile Prairie. Jurisdiction can vary, so confirm the exact address.
How do lot sizes compare between the areas?
- North Spokane’s closer‑in neighborhoods often have smaller urban lots, while northern fringes can offer larger parcels. Spokane Valley commonly features suburban lots with many 0.12 to 0.35 acre parcels and larger acreages on the edges.
Which area usually has a shorter commute to downtown Spokane?
- Many North Spokane neighborhoods closer to the core have shorter drives to downtown. Spokane Valley commutes can run longer, though exact times depend on your address, corridor, and peak traffic.
How can I confirm which school serves a specific address?
- Use district boundary lookup tools and review the OSPI Washington State Report Card for official performance data. Always verify assignment by the exact street address.
What utility checks should I do before making an offer?
- Confirm sewer, water, storm, and natural gas providers for the parcel. In outer areas, ask if the property has a septic system or private well and review permit history with the correct city or county.
