Real Estate 2020

Portland Neighborhoods by the Numbers 2020: The Suburbs

The teeter-totter of Portland housing prices might not be level, but it’s a lot less steep.

Edited by Julia Silverman Published in the April 2020 issue of Portland Monthly

City	Average home sale price ($)	Median home sale price ($)	Average cost per square foot ($)	Days on market (avg.)	Homes sold in 2019 (#)	Condo sales (%)	1-year median price change (2018–2019) (%)	5-year median price change (2015–2019) (%)	Distressed property sales (%)	Average year built for sold homes	Population	Population density (people per sq. mi., excluding parks and industrial tracts)	Median age	Median household income ($)	Home ownership (%)	Married (except separated) (%)	Divorced (%)	Widowed (%)	Separated (%)	Never Married (%)	Population with bachelor’s degree as highest level of education (25 and older) (%)	Population with graduate degree (25 and older) (%)	Renters' median monthly housing expenses ($)	People below federal poverty level (%)	Unemployed (16 years and older) (%)	English as only language (%)	Percent of households with children under 18 years (%)	Population in same house last year (%)	Population in different Oregon county last year (%)	Population in different state last year (%)	Population who moved from abroad last year (%)	Total newcomers (%)	Assault	Homicide	Sexual offenses	Arson	Burglary	Larceny	Vehicle thefts	Robbery	Nonviolent crimes	Violent crimes	Crimes per 1,000 residents	Parks and natural areas (Acres)	Parks (% of city)	Minutes by car to downtown Portland, no traffic (est)	Minutes by car to downtown Portland, rush hour (est)	Rush hour multiplier	Commute by public transit (%)	Commute by bike (%)	Commute by walking (%)	Commute by transit, biking, and walking (%)	Number of MAX/Streetcar/tram/WES lines	Number of TriMet bus lines	Number of transit lines (TriMet, C-TRAN, CC Rider, CAT, SMART, YCTA)	Walk score
Beaverton	414,425	400,000	$234.09	32	1351	23.32	2.56	39.55	0.59	1990	97,012	4,851	36	68,586	49.1	49.2	12.7	4.3	1.8	32	31.0	16.4	1,269	12.2	5.4	71.8	28.1	78.9	4.4	4.8	1.4	21.1	88	2	59	17	191	1587	261	40	2,039	206	23	1,140	8.9	14	35	2.5	9.2	0.7	4.1	14.0	3	20	24	50
Camas	533,682	484,995	$209.23	53	668	4.64	5.65	26.01	0.75	1978	22,615	1,508	40	106,513	77.2	61.9	10	3.2	1.1	23.8	29.0	22.7	1,217	3.8	4	89	45.2	86.4	0.3	4.9	0.2	13.6	6	1	10	1	35	169	15	2	219	20	11	1,500	15.6	30	45	1.5	2.9	0.8	1.7	5.5	0	0	1	18
Canby	371,879	400,937	$208.21	36	280	2.14	8.07	35.91	1.79	1988	17,527	4,382	38	66,433	67.3	56.2	12.3	5.2	1.1	25.3	17.8	8.1	998	10.3	4	81.8	37.0	85.2	2.9	0.9	1.5	14.8	31	0	11	3	21	226	13	3	260	48	18	94	3.7	30	60	2.0	1.4	1.0	2.1	4.6	0	0	3	59
Cornelius	357,799	365,700	$224.39	51	186	0.00	12.61	60.75	0.54	1998	12,575	6,288	32	62,786	79.1	47.4	9.6	4.7	2.3	36	10.6	4	1,014	10.1	4.8	49.2	48.4	85.7	1.4	3.2	0.1	14.3	18	0	8	7	27	240	30	6	297	39	27	40	3.1	35	45	1.3	3.5	0.4	2.8	6.7	0	1	2	57
Estacada*	337,730	350,000	$197.78	47	207	0.00	2.94	29.65	2.90	2004	3,270	1,635	34	60,893	71.8	53.6	11.9	8.1	4.1	22.2	9.9	4.8	821	8.3	1.4	96.2	31.8	88.5	3.9	0.7	0	11.5	13	0	7	0	14	61	13	1	88	21	33	20	1.6	45	70	1.6	0.4	0.0	2.0	2.4	0	1	2	69
Fairview	338,115	326,750	$196.21	43	96	3.13	-1.80	36.15	2.08	1994	9,303	2,326	39	64,656	56.6	53	14.1	4.3	3	25.5	14.8	6.5	1,189	5.1	3.2	86.2	29.8	88.7	1.8	2.9	0	11.3	73	0	5	0	26	197	76	2	299	80	41	350	13.7	22	45	2.0	6.4	0.3	0.8	7.5	0	2	2	53
Forest Grove	387,435	380,000	$212.39	36	339	2.36	4.67	46.46	1.18	1985	23,923	3,987	34	59,902	59.8	48.7	9.6	5.8	2.5	33.5	17.3	8.3	952	13.1	7.3	80.1	35.7	77.5	2.6	4	0.7	22.5	26	1	14	6	42	363	30	1	435	48	20	357	9.3	40	60	1.5	3.0	0.8	5.1	9.0	0	1	2	42
Gladstone	377,029	373,000	$218.88	31	139	0.72	2.19	31.87	1.44	1967	12,045	6,023	39	61,045	62	42.8	16.3	8.2	0.9	31.8	19.9	5.5	1,225	13.3	6.9	87.7	35.9	79.9	8.7	2.2	0.2	20.1	1	0	0	0	1	5	4	0	10	1	1	140	10.9	22	45	2.0	2.7	0.6	1.2	4.6	0	6	6	52
Gresham	346,771	352,000	$202.34	43	1410	8.37	6.99	38.99	1.21	1987	110,770	4,615	36	52,303	53.5	46.4	12.6	5.5	2	33.4	14.4	6.8	1,095	19.2	6.9	73.6	35.0	85.5	2.3	2.5	0.7	14.5	290	0	67	11	486	2072	1265	29	3,823	397	38	1,140	7.4	24	50	2.1	8.3	0.5	2.7	11.5	1	11	13	45
Happy Valley*	561,813	529,000	$199.06	58	554	1.26	4.56	35.99	1.99	1997	19,471	1,947	39	124,968	83.1	61.8	8.4	2.8	1.4	25.5	32.1	22.5	1,545	3.2	2.7	77.7	43.2	86.2	3.1	3.5	0.4	13.8	21	0	6	0	60	246	51	6	357	33	20	530	8.3	20	40	2.0	2.3	0.1	0.9	3.3	0	2	2	18
Hillsboro	395,047	390,000	$228.58	29	1348	10.83	5.83	41.82	0.74	1993	104,730	4,189	34	78,144	52.7	54.2	10.9	3.3	1.5	30.1	23.8	16.9	1,358	10	5.1	69.6	35.6	79.2	2.2	5.9	0.8	20.8	172	0	61	12	208	1651	218	54	2,077	299	23	1,500	9.4	24	45	1.9	6.6	1.3	2.2	10.1	1	7	12	44
Lake Oswego	768,111	625,000	$292.56	51	855	23.27	-3.25	25.25	1.40	1982	38,705	3,519	47	100,461	71.1	61.6	11.1	5.1	0.8	21.4	40.6	29.5	1,527	4.5	3.2	86.8	29.3	83.7	5.1	3.7	1.1	16.3	5	0	11	7	115	387	28	4	530	27	14	460	6.5	18	35	1.9	3.5	0.9	1.7	6.0	0	4	4	37
Maywood Park	419,336	485,000	$158.59	27	17	0.00	26.32	47.20	5.88	1942	998	198,012	41	91,667	87.4	57.6	12.3	4.5	0	25.6	27.5	15.3	1,536	9.6	5	93.5	37.1	93.3	2.4	2.1	0	6.7	4	0	0	0	4	10	4	0	18	4	22	9	8.3	14	40	2.9	13.6	1.6	0.0	15.2	0	0	0	60
McMinnville	342,649	339,950	$195.91	50	516	0.97	6.25	42.24	0.58	1988	33,662	1,905	36	51,820	61.5	47.4	13.2	7.4	2	30	15.4	9.7	929	17	5.9	79.3	30.6	80.7	4.5	3.4	0.5	19.3	55	0	16	6	98	924	42	13	1,064	90	34	293	4.2	55	80	1.5	0.4	1.5	7.0	8.9	0	0	8	40
Milwaukie	396,133	385,000	$236.46	26	310	5.16	10.00	37.50	3.87	1964	20,955	4,191	41	63,421	60.1	42.8	16.5	6.9	1.4	32.5	22.6	12.2	1,103	10.8	4.5	93.5	23.2	83.3	8.2	4	0.4	16.7	16	0	14	2	52	207	50	6	309	38	17	110	3.4	12	25	2.1	6.6	2.4	2.2	11.1	1	10	11	51
Newberg	367,089	376,000	$218.59	36	414	2.66	13.97	39.31	1.69	1992	23,167	3,861	34	56,599	63.8	46.4	14.2	3.9	1.2	34.3	21.5	9.7	1,114	17	4.5	87.6	33.3	82	7	3.8	0.2	18	19	0	19	5	33	329	32	4	394	47	19	622	16.2	35	55	1.6	1.0	1.5	7.1	9.6	0	0	3	45
Oregon City	430,527	435,000	$222.68	36	655	0.61	8.78	38.10	1.83	1989	36,040	3,604	38	71,856	66.4	52	14.6	4.5	1.7	27.2	18.7	6.8	1,157	9.9	4.9	92.2	36.8	82.1	4.8	1.8	0.1	17.9	108	0	13	10	76	671	121	13	868	144	28	395	6.2	28	45	1.6	2.3	0.4	2.9	5.6	0	8	10	37
Portland*	479,993	435,000	$269.80	40	9536	16.54	3.57	25.00	0.99	1959	639,387	4,410	37	65,740	53.1	41.1	12.4	3.9	1.7	40.9	29.4	19.7	1,187	14.9	5.4	80.6	24.9	80.3	3.2	4.5	1.1	19.7	9,098	35	711	256	4,186	24,582	6,556	994	35,324	11,094	73	12,882	13.9	–	–	–	12.6	6.3	5.6	24.4	9	67	90	67
Sauvie Island	444,166	402,500	$253.00	86	6	0.00	-59.15	-43.31	0.00	1975	2,605	83	52	79,175	82.19178082	55.6	16.1	3.3	1	24	7.5	11.2	1,615	8.5	2.6	98.17	38.1	86.3	6.4	3.8	0	13.7	3	0	0	0	2	5	1	0	8	3	4	11,543	57.2	35	40	1.1	1.5	0.0	0.0	1.5	0	1	1	6
Scappoose	287,831	355,160	$184.05	37	249	0.00	25.10	35.62	1.20	1979	7,125	2,375	36	103,592	66.1	48.3	15.8	6.8	1.5	27.6	17.1	7.5	1,150	7.5	5.3	95.1	36.7	78.4	8.5	2.8	0	21.6	5	0	5	2	8	48	6	3	62	15	11	21	1.1	31	40	1.3	0.8	0.0	0.5	1.3	0	0	4	59
Sherwood	437,781	437,250	$226.40	35	363	8.82	6.13	30.52	0.55	1998	19,337	4,834	37	48,311	76.1	61	10.7	3.6	0.9	23.7	32.2	17.3	1,464	2.7	3	90.7	47.1	85.7	3.9	2.6	0.2	14.3	6	0	11	0	15	184	15	2	214	19	12	240	9.4	25	45	1.8	1.9	0.3	2.7	4.9	0	3	4	38
St. Helens	345,717	296,000	$182.87	41	166	0.60	-11.90	44.43	9.04	1996	13,446	2,241	38	79,401	61.9	40.9	18.4	7.6	1.7	31.4	10.1	3.7	878	18.8	6.4	95.4	26.9	81.3	5	3.9	0	18.7	11	0	5	2	8	48	6	3	62	21	6	134	3.5	45	50	1.1	0.4	1.1	3.6	5.1	0	0	5	65
Tigard	444,648	440,000	$229.94	33	930	14.30	0.23	28.65	0.65	1991	52,368	4,028	37	75,795	60.6	51.9	11.8	4.7	1.6	30	29.2	15.2	1,159	9.1	5	81.5	31.4	84.2	4.8	2.3	0.5	15.8	51	0	30	6	180	1277	101	33	1,558	120	32	550	6.6	20	35	1.8	5.8	0.8	2.0	8.6	1	13	15	41
Troutdale	348,206	351,250	$197.36	30	188	3.72	3.46	42.64	3.19	1989	16,559	2,760	35	72,188	63.8	51	12.8	2.9	1.1	32.2	18.0	5.2	1,110	11.8	6.4	80.4	37.7	84.6	1.2	2.3	1.3	15.4	148	0	15	0	60	409	124	9	593	172	46	1,200	31.3	14	45	3.2	5.4	0.3	1.1	6.8	0	3	4	58
Tualatin	458,950	467,950	$222.97	32	353	13.31	3.70	32.49	1.13	1992	27,338	3,417	38	81,118	55.1	54.6	11.3	3	1.3	29.8	30.6	16.4	1,223	10.3	4.5	82.4	32.5	84.5	6	3.6	0.3	15.5	30	2	14	1	69	596	64	0	729	47	28	360	7.0	18	40	2.2	4.4	0.5	2.6	7.5	1	8	11	27
Vancouver	352,561	349,900	$216.03	34	2361	11.44	9.95	40.02	0.59	1980	178,413	3,568	37	58,865	51.6	46.3	14.5	6	2.2	30.9	18.5	9.5	1,142	12.5	6	80.2	29.9	78.5	1.9	5.9	0.9	21.5	511	3	150	52	789	3987	1076	155	5,852	871	38	1,600	5.0	15	40	2.7	3.2	0.5	2.6	6.3	0	0	30	40
Washougal	410,905	399,900	$194.14	45	343	2.04	3.74	30.04	1.46	1994	15,484	2,581	40	87,283	74.2	58.9	10.3	4.6	1.2	25.1	21.9	9.3	1,108	7.6	3.5	93.5	35.5	85.4	0.7	4.5	0.2	14.6	15	0	10	2	35	193	23	0	251	27	18	300	7.8	27	55	2.0	1.4	0.0	3.9	5.3	0	0	1	53
West Linn	549,168	555,000	$225.33	43	570	13.51	6.32	28.55	1.75	1987	26,511	3,314	42	104,061	78.9	61	11.2	3.3	0.8	23.6	37.2	23.2	1,418	5	4.1	87.9	37.5	87.9	3.3	2.1	0.7	12.1	17	0	4	2	33	192	9	3	234	26	10	602	11.8	18	40	2.2	3.2	0.2	1.1	4.6	0	2	2	34
Wilsonville*	467,415	459,995	$230.73	47	497	11.47	6.73	24.26	1.21	1994	23,418	2,927	36	69,043	45.1	49.2	15.1	5	1.8	29	28.6	16.2	1,279	11	4.1	86	30.5	73.6	11.4	5.3	0.6	26.4	39	1	33	2	50	409	57	5	516	80	25	198	3.9	21	50	2.4	2.5	1.8	1.5	5.8	1	0	10	28
Wood Village	339,331	375,950	$197.63	28	71	8.45	31.45	108.28	0.00	1997	4,036	4,036	31	54,563	66.5	35.8	10.8	3.2	2.2	48.1	7.8	2.7	1,127	19.6	2.2	44.7	57.3	84.5	4.5	2.7	0	15.5	46	0	4	0	16	364	66	10	446	60	125	21	3.3	19	45	2.4	5.9	0.0	3.5	9.4	0	2	2	47

Methodology

Neighborhoods

Boundaries represent records maintained by the city as of January 2020. Boundary conflicts were resolved for statistical purposes only. Due to overlap between certain neighborhoods, boundary definitions may vary occasionally across categories. With the exception of the area unofficially (but universally) known as Dunthorpe, unclaimed sections of Multnomah County were excluded.

Real Estate

2019 data from the Regional Multiple Listing Service with analysis by the Center for Spatial Analysis and Research at Portland State University’s Department of Geography. Figures were rounded for legibility.

People

Data from the US Census Bureau’s American Community Survey 5-Year Estimates, released December 2019. The ACS data are estimates only and accuracy varies by attribute.

Rent Costs

Calculated from all renter-occupied units, estimated median rent is not adjusted for unit size or number of occupants. Figure includes estimated monthly utility costs.

Median Income

The Census defines household as including “all the persons who occupy a housing unit as their usual place of residence.” Thus this estimate includes living situations ranging from individuals to large households.

Crime

Portland neighborhood crime data provided by the Portland Police Bureau. For other areas, data was sourced from the FBI, Multnomah County Sheriff’s Office, Clackamas County Sheriff’s Office, Happy Valley Police Department, and the Oregon Annual Uniform Crime Report of the Oregon State Police. Not all types of crimes are included, and figures here are for comparative purposes only. Nonviolent crime here includes burglary, larceny (theft), and vehicle theft. Violent crime is defined as aggravated assault, arson, homicide, rape, and robbery. Crimes-per-1,000 figures are based on reported incidents of both nonviolent and violent crime. Many factors can influence the crimes-per-1,000 figure and can sometimes complicate meaningful neighborhood comparisons (e.g., commercial districts, or neighborhoods with high traffic and low population density).

Parks

Data from Metro and/or individual cities.

Transit

Neighborhood data from TriMet. City and suburban transit information was sourced from TriMet as well as other services, including CC Rider, C-TRAN, Canby Area Transit, Sandy Area Metro, and South Metro Area Regional Transit.

Minutes by Car to Downtown

Google Maps estimate, based on non-rush-hour conditions, from a neighborhood/suburb central point to Pioneer Courthouse Square. Rush-hour travel time was estimated for a 9 a.m. weekday arrival.

Walk Score

2020 data from Walkscore.com. This score reflects, on a scale of 1 to 100, a neighborhood’s pedestrian-friendliness based on distances to amenities such as grocery stores and other routine destinations. For some cities and neighborhoods with a commercial central point or large nonresidential area (such as Forest Park), the score was taken for a point in a central residential portion.

Unavailable Data

Unavailable data is noted with a dash (—).

Special thanks to David Banis, Lauren McKinney-Wise, and Holly Romer of PSU’s Center for Spatial Analysis and Research. Additional research by Daniel Bromfield, Margaret Seiler, Julia Silverman, and Kyle Sosa

* Portland crime data reflects 2019; crime data for other unstarred cities reflects 2018; for starred cities, 2017

4 Sauvie Island homes were floating homes.

Very few SI sales in general, so the median changes are based on just a handful of homes.

Total "newcomers" for Portland represents those not in same house a year before.

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