It’s time again to take a closer look at one of Portland’s desirable suburbs to help our readers stay informed about shifting trends. Whether you are considering entering the market as a buyer or seller, these ongoing suburb reports provide the essential data you need to make high-stakes decisions with confidence. 

This month, we are turning our attention to Milwaukie, Oregon. (No, not the Milwaukee from Wisconsin.) Situated just about six miles south of downtown Portland on the city’s southeastern border, Milwaukie offers a unique lifestyle defined by vibrant local shopping, varied dining options, and access to excellent outdoor recreation. Residents enjoy easy access to the Willamette River for swimming and kayaking, the convenience of the world-famous Bob’s Red Mill, and a thriving local brewery scene that highlights the area’s eclectic spirit. 

Let’s take a look at what’s brewing in Milwaukie… in real estate, that is.

Milwaukie, Oregon Housing Inventory is Stable

According to Fidelity National Title, we typically see similar inventory trends in Milwaukie as we do throughout Portland: a climb from spring to next fall, followed by a decline from fall to the next spring. 

Milwaukie, Oregon Inventory Chart. Courtesy of Fidelity National Title.

Since 2023, Milwaukie has seen a year-over-year rise in inventory, but this year it is down slightly, coming in at 88 vs. last year’s 106. Still, it hovers well above the totals from 2024 (53) and 2023 (54). By and large, this pattern has emerged throughout Portland and aligns with broader trends: while plenty of buyers are in the market, they are more cautious due to affordability, keeping inventory high. But the lower total this year than last is a good sign. 

Milwaukie, Oregon Real Estate Prices May Be Correcting

We use price-per-square-foot data to accurately gauge values in Portland. As is typical, we see pricing in Milwaukie below the Portland average, currently at $290 vs. Portland’s $315. But for the last few years, Milwaukie has followed a different trend year over year than Portland. From 2023 to 2025, Milwaukie had a steady increase in value, while Portland had steady decreases. 

Milwaukie, Price Per Square Foot Chart. Courtesy of Fidelity National Title.

Since April, Milwaukie has also dropped notably from $304 to $290. Time will tell if it is a temporary drop due to normal flux or the start of a trend.

The current total of $290 in Milwaukie brings us close to the $280 we saw back in 2023. This may point to a possible correction in values, given the steady rise across the last three years. If we follow the trends of 2023 and prior, which we may be back to, we could see a continued dip until September. 

Milwaukie, Oregon Average Days on the Market

We are seeing the same seasonal trend in Milwaukie as we see in Portland overall: drops in average days on the market from early spring to summer (July/August), followed by a steady rise in average days until next spring. The average days on the market are currently 100, notably higher than at this time last year. This aligns with what we are seeing overall: buyers feel less urgent to pull the trigger than in prior years. Still, they are making purchases, albeit more cautiously.

Milwaukie, Oregon Average Days on the Market Chart. Courtesy of Fidelity National Title.

We are also seeing another similarity to Portland: increasing average days year over year throughout the year, with higher peaks and valleys. But in Milwaukie, the increases since 2023 have been more pronounced, with the number of days increasing by 20 or more per year. 

Milwaukie, Oregon Homes for Sale

Browse all Milwaukie homes for sale using the interactive map on Portlandhomesforsale.com.

Milwaukie, Oregon 2027 Real Estate Forecast

Pricing has moved away from the highs seen over the last two years, now at $290 per square foot – the lowest level since 2023. Inventory remains high but has stabilized. The combination of more days on the market and declining values indicates that the market is adjusting to reflect buyer caution and affordability constraints. 

As we keep moving toward 2027, buyers and sellers should keep their eyes focus on interest rates. If the rates rise, 2027 may be a flat year or may show a small decline in prices overall. If the rates lower or stay the same, there could be some price increases in 2027, because overall buyer traffic and demand is pent-up and higher than in previous years. 

Ready to Buy or Sell a Home in Milwaukie, Oregon?

Whether you are looking to buy or sell a home in Milwaukie, we would love to be a part of your success story. Our experienced top 1% buyer’s agents are experts at negotiating on behalf of our clients in any market condition. And our top 1% seller’s agents will employ our optimized marketing strategy to give your home the exposure it needs for the fastest, most rewarding selling experience (not to mention we charge less than most). We have extensive sales experience in Milwaukie. Give us a call at 503-714-1111 or chat with the bot on this site. We’d love to connect today!

The post Milwaukie, Oregon Real Estate Market Update and 2027 Forecast appeared first on Real Estate Agent PDX.

      

As Portland moves further into 2026, the spring real estate market stays healthy and is performing slightly better than in prior years. Pending sales are slightly higher and price reductions are slightly lower. Inventory remains seasonally high. The average price per square foot is dropping slightly (the only negative for sellers this spring so far). Buyer traffic remains elevated over prior years. Most of the statistics point to a slightly improved spring season. Keep in mind, the last few years had much slower summer, fall, and winter months and inventory increases and buyer traffic eventually subsides. We expect that to remain the same in 2026.

This update provides an analysis of the latest metrics for inventory, traffic, and sales activity to help you navigate the months ahead. 

2026 Buyer Traffic is Increasing, Once Again

In our 20+ years studying and working in the Portland metro housing market, home buyer traffic in Oregon remains one of the most important metrics we use to understand the state of the market at any given time. We use SentriLock Lockbox data to achieve the most accurate understanding of these trends. 

Looking at the data for April—the last full month of available metrics—we see a total count of 73,492 for 2026, quite a bit higher than the total of 67,567 in 2025, 65,919 in 2024, and 60,543 in 2023. 

Buyer Traffic Data Shows Continued Increases 

When comparing seasonal trends, we typically see an increase in traffic from March through May, followed by a slight tapering off in June, though numbers remain strong. The increase in traffic in the latest month of data, April, combined with higher-than-normal traffic in March and February, suggests strong demand as we head into the summer months.

Portland Monthly Buyer Traffic Temperature

The current totals put the April time period in the very high “Warm” temperature zone, indicating strong and consistent demand from buyers.

Daily Buyer Traffic Has Been Strong

We can get a clearer picture of what may come by analyzing the last 12 days. (In our analysis, we account for the fact that weekend days are typically higher.) Comparing this recent window to last year confirms that we are seeing higher values well over 2,000. Combined with the overall higher-than-average totals for March and February, June is shaping up to be a strong month, even if following the trend of being slightly lower than May. 

With Buyer Demand (Traffic) High, The Market Stays Healthy

These results indicate a healthy level of interest. Well-priced homes will continue to attract attention, which is a positive indicator for sellers looking to move their properties through the summer.

Inventory Levels are Building Seasonally

Inventory levels in Portland typically rise from March to September. This year we are seeing the same trend, and the totals main relatively high. However, as we have seen in the last few months, we are possibly shifting away from ever-increasing year-over-year inventory. As of the latest data from May 2026, inventory has reached 1,391 listings. Last year (2025), at about the same time, inventory was 1,575; in 2024, it was 1,414. 

Portland, Oregon Inventory Chart. Courtesy of Fidelity National Title.

Price Reductions are Slightly Lower

From the latest data, we can see Greater Portland following its typical seasonal cycle: price reductions decline from December to April, then begin to level out and rise through the summer months. As of the latest data point in May 2026, the percentage of listings with price reductions is 37.53%. This compares to 33.3% in the prior month and 32.93% in the month prior to that. 

Portland, Oregon Price Decreases Chart. Courtesy of Fidelity National Title.

The current percentage is showing positive signs. The current total of 37.53% is slightly lower than the 40.19% observed during the same period in 2025, though still higher than the 30.55% in 2024 and 27.93% in 2023.

While we remain above the average for the last four years—which typically aligns with higher-than-average inventory data—this year’s lower percentage is a welcome sign for sellers, suggesting a slightly healthier market through the summer and the remainder of 2026. 

Average Pricing is Lowering

Based on the latest Price Per Square Foot data, our preferred metric for Portland property values, we can see that Portland’s overall values are following the seasonal trend of lowering from late April through December. The current average price per square foot is $314, compared to $319 in the prior month and $322 in the month before that. 

Portland, Oregon Price Per Square Foot Chart. Courtesy of Fidelity National Title.

The current total is lower than 2025 ($317), 2024 ($323), and 2023 ($317). This lower-than-normal pricing can be seen as an extension of the unseasonably low values from late 2025, but it doesn’t entirely align with the slight inventory declines and price decreases seen recently.

New Listing and Pending Sales Remain Consistent

In April, there were 3,396 new listings in the Portland Metro area, reflecting a seasonal rise in listings through May. We are also seeing a 1.1% year-over-year increase from April 2025 (3,358). 

We’re seeing slightly better results in pending sales. April 2026 saw 2,356 pending sales, up 5.9% from 2,225 in April 2025. Pending sales trends have remained relatively consistent and healthy year-over-year, but this year the totals have stood out higher since February, reflecting steady buyer demand even as more inventory becomes available. This performance of pending sales relative to closed sales points toward a slightly stronger pipeline of activity heading into the slower summer months.

Advice for Buyers and Sellers

With inventory levels staying seasonally consistent and buyer traffic maintaining a strong pace, both buyers and sellers should be able to accomplish both their goals. Still, for sellers, the data indicate that while homes are moving, accurate pricing is paramount. 

For buyers, this the upcoming slower summer months will offer increased inventory and more negotiation power.

Conclusion

With inventory and price decreases high yet lower than usual during the spring buying season, combined with slightly higher pending sales, the market is active and poised to benefit buyers and sellers by meeting demand.

Ready to Start?

Our top 1% buyers agents and top 1% Portland seller’s agents are standing by and ready to help. With over 20 years of local experience and over 2,000 sales under our belt, we’re ready to give you the advice and support you need. Our seller’s agents charge less than the average, 1.7%, and provide more marketing to sell your house fast and for a great price. Our buyer agents are local experts who have worked with every type of home.

The post Portland Real Estate Market Update – June 2026 appeared first on Real Estate Agent PDX.

     

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Each month, our Portland Suburb Real Estate Market Reports highlight one of Portland’s many desirable suburbs. This time, we focus on beautiful Lake Oswego, an area that continues to stand out as one of the most desirable real estate markets in the Portland Metro area.

Located 8 miles south of Portland, it is known for its namesake, Lake Oswego, its surrounding parks, and ample water activities. The area is also well known for its highly rated public educational system and strong community spirit. 

This article examines the current trends shaping the local real estate market and what to expect as we move further into 2026.

Lake Oswego Inventory Rises as Portland Self-Corrects

Each year at this time, Lake Oswego experiences a steady climb in housing inventory, reaching 199 active listings this month. This is an increase from 150 listings last month and 134 the month prior.

Lake Oswego, Oregon Inventory Chart. Courtesy of Fidelity National Title.

While we typically see a seasonal climb from spring to fall, followed by a decline from fall to spring, on average, Lake Oswego’s inventory has been rising annually since 2022. At the same time, Portland overall is seeing its first inventory decline since 2022, a sign of self-correction. We expect this trend to impact Lake Oswego as the year progresses.

Lake Oswego, Oregon, Real Estate Prices are Climbing 

In our time serving Portland, we have found that the average home price is best determined using price-per-square-foot data. In Lake Oswego, the latest data shows a price per square foot of $509. Although this is a slight dip from $533 last month and $545 the month prior, pricing remains significantly higher than the last two years, where it held flat at $493 in both 2024 and 2025. Lake Oswego’s $533 price is well above Portland’s price of $315, indicating continued strong demand in the area. Interestingly, the current total is also during a time of high inventory. 

Lake Oswego, Price Per Square Foot Chart. Courtesy of Fidelity National Title.

Also worth noting is that Lake Oswego usually sees pricing rise and fall seasonally. Still, the city experienced an unusually long period of relatively stable pricing without a dip from July to February, which kept values higher than normal. Coupled with the current high total, we are yet again seeing signs of unusually strong demand. 

Average Days on the Market Remain Higher than Average

We are seeing a seasonal trend similar to Portland overall, where market time falls after March, corresponding with the busy spring buyer season. However, homes in Lake Oswego are currently taking longer to sell than they did at this time last year (114 this year vs. 89 last year). This matches a broader trend across the metro area; Portland is experiencing longer market times, reaching 96 days this month, up from 82 days last year. There has also been a shallower decline in the numbers since January than in prior years, which explains the current high total.

Lake Oswego, Oregon Average Days on the Market Chart. Courtesy of Fidelity National Title. 

These rising numbers in days vs. prior years, combined with higher inventory and pricing, indicate a more balanced market with no extremes expected.

Lake Oswego, Oregon Homes for Sale

Browse all Lake Oswego homes for sale using the interactive map on Portlandhomesforsale.com.

Lake Oswego, Oregon 2026 Real Estate Forecast

Looking ahead to the remainder of 2026, we expect Lake Oswego to continue its pattern of seasonal fluctuations with relative stability. Inventory will rise until September, pricing will dip until around the same time (October), and average days will continue to decline until September. 

While inventory is currently repeating growth patterns that outpace the broader Portland metro, the consistent rise in price-per-square-foot value compared to 2024 and 2025 highlights the area’s enduring appeal. 

For buyers, the increasing inventory provides more choices than have been available in several years. For sellers, the market should remain relatively balanced in the area. Values are holding firm and even increasing, but homes are staying on the market longer, typically resulting in lower prices down the road. 

Ready to Buy or Sell a Home in Lake Oswego, Oregon?

Whether you are looking to buy or sell a home in Lake Oswego, we would love to be a part of your success story. Our experienced top 1% buyer’s agents are experts at negotiating on behalf of our clients. And our top 1% seller’s agents will employ our optimized marketing strategy to give your home the most exposure for the fastest, most rewarding selling experience (not to mention we charge less than most). We have extensive sales experience in the area, with over 2,000 homes sold. Give us a call at 503-714-1111 or chat with the bot on this site. We’d love to connect today!

The post Lake Oswego, Oregon Real Estate Market 2026 Update  appeared first on Real Estate Agent PDX.

     

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As we move into May, the Portland real estate market continues to show positive signs of increased activity. Following a winter that saw the market move toward a stronger balance between buyers and sellers, our latest data confirms that the momentum built in the first quarter is carrying over into the spring season. 

Though inventory levels are still high an increase in demand is creating a more competitive landscape, benefiting sellers. Current trends point to 2026 as a year defined by balanced incremental growth.

2026 Buyer Traffic Trends – Growing

In our 20+ years working in the Portland metro housing market, we find that buyer traffic is one of the most important metrics for understanding the real estate market at any given time.

May 2026 Buyer Traffic Trends 

According to the latest data ending March 20th, we are seeing significantly higher activity than at the same time over the last four years. The March traffic count is 68,401, a substantial increase over the 59,453 recorded in March 2025. This massive uptick of around 8,000 showings shows that buyers are actively engaging with the market and outpacing previous norms, closing in on the demand seen in hotter years. This comes at a time when no further interest rate drops are expected. Many buyers are no longer waiting. 

Portland Monthly Buyer Traffic Temperature

Given the current volume of 68,401 showings, the market temperature for buyer traffic is currently Hot.

Daily Buyer Traffic

We can get a clearer picture of what may come by analyzing the last 12 days of the month. In our analysis, we account for the fact that weekend days are usually higher. 

The data for these final 12 days shows higher totals even when accounting for weekend days, suggesting that the heightened demand observed in March will carry over into April as well.

With Buyer Demand (Traffic) High, We Can Expect a Stable Year.

This data signals a busy season, yet also a balanced one, benefiting buyers with options and sellers with higher prices than recent levels.

Inventory Levels are High, But Stable

In the Portland metro area, inventory follows its regular seasonal pattern: a rise from March through September and a decline from October through the following March. We are seeing the same pattern this year.

Portland, Oregon Inventory Chart. Courtesy of Fidelity National Title. 

Portland has experienced higher-than-average inventory for the past three years, but with increased buyer traffic this year, the pattern might start to break. When we look at this year-over-year, we see 1,162 for the current period, compared to 1,261 last year, 1,002 the year before that (2024), and 771 for the same period in 2023.

This stability suggests more equilibrium this year. For sellers, this is a welcome development that reduces the pressure of prolonged market times, while buyers continue to benefit from a healthy number of options. If this trend holds through the spring, we anticipate continued stabilization of home values.

Price Reductions are Lowering

Greater Portland is following its typical seasonal cycle of fewer homes undergoing price reductions. Currently, the percentage is 33.3%, compared to 32.69% last month and 35.61% in the prior month.

Portland, Oregon Price Decreases Chart. Courtesy of Fidelity National Title.

Year-over-year, this is slightly lower than the 33.94% seen in 2025 – yet again, another small sign of improvement. This is particularly revealing because over the last two years we have seen more price decreases, which typically follow inventory increases. So here again, lower prices could signal greater stabilization as we head into summer. For sellers, this signals a more favorable environment as we head into the summer months, while buyers should be prepared for a market with less downward price pressure.

Average Pricing is Trending Up Slightly

Portland’s property values have risen since December, a pattern that aligns with typical seasonal trends: prices increase through late March, then stabilize and eventually decline from April through December. 

Portland, Oregon Price Per Square Foot Chart. Courtesy of Fidelity National Title.

This upward movement follows a lower-than-normal price per square foot experienced during the winter months. As a result, the current figures may indicate the start of a correction. The current average price of $322 per square foot is higher than the $319 recorded at this time last year. For sellers, this current price trajectory suggests a stable footing as we enter the height of the spring season.

New Listing and Pending Sales Increase

The Portland metro real estate market is seeing a healthy surge in activity, as evidenced by the latest RMLS data for the March 2026 reporting period. New listings reached 2,738, a 2.7% increase compared to the same time last year. This influx of new property options is providing buyers with more variety as we move deeper into spring.

At the same time, buyer demand is clearly rising, with pending sales totaling 2,319 for the month. This marks a 5.5% increase over the same month last year. The fact that both new listings and pending sales are up suggests that the market is effectively absorbing new inventory, yet again supporting signs of a more balanced and active spring market.

Advice for Buyers and Sellers

The data for this month reveals an increasingly dynamic market. For buyers, the increase in new listings means more opportunities, but the rising demand—as seen in the pending sales figures—means you must remain prepared to act decisively. Being pre-approved and having a clear understanding of your local criteria is essential in this competitive spring environment.

For sellers, the combination of strong buyer traffic and stabilizing inventory levels indicates that the spring selling season is in full swing. Pricing your home competitively remains the single most important factor for success. As prices decline, properties that are correctly positioned from day one are achieving better results, often avoiding the need for later price adjustments.

May 2026 Real Estate Forecast

As we look toward the remainder of 2026, the data indicates that the Portland metro area is settling into a more sustainable, balanced pace. The surge in buying activity we have tracked throughout the first quarter suggests consistently positive market performance. We anticipate that sellers can expect stable appreciation, while buyers will benefit from a more predictable environment. And since spring is an indicator of the year as a whole, we should see the same trends throughout the remainder of 2026. 

Conclusion

The trends analyzed this month paint a picture of a Portland market finding its footing and showing balanced growth. 

For buyers and sellers navigating the market, success remains the same: staying informed and acting with a clear, data-driven strategy. Whether you are aiming to benefit from the spring buying season or preparing for a move later this summer or fall, it’s a good time to be in the market. 

Ready to Get Started?

Our top 1% buyers agents and top 1% Portland sellers agents are standing by and ready to help. With over 20 years of local experience and over 2,000 sales under our belt, we’re ready to give you the advice and support you need. Our sellers agents charge less than average, 1.7%, and provide more marketing to sell your house fast and for a great price. Our buyers agents are local experts, having worked with every type of home.

This is what experience looks like:
(Our small teams’ sold homes Portland map up to the end of 2025.)

The post Portland Real Estate Market Update – May 2026 appeared first on Real Estate Agent PDX.

     

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Each month, our Portland suburb market reports keep you up to date on the latest real estate activity across the region. This month, we are focusing our update on Newberg, Oregon. 

Situated approximately 24 miles southwest of the Portland Metro area, Newberg offers a unique blend of rural character and easy access to the city that continues to draw demand from buyers. It is famous for its food scene and was rated by USA Today as one of the best small-town food scenes in 2023. The city is also famously known as the “Gateway to Oregon’s Wine Country” with lush countryside and proximity to world-class vineyards.

Newberg holds significant appeal for those looking to settle in the Pacific Northwest. In this update, we explore the Newberg real estate market, analyzing the latest data to understand what is happening now and what we can expect as we look further into 2026.

Newberg, Oregon Housing Inventory May Be Self Correcting

During this time of year in Newberb, we typically inventory trends that mirror the Portland average: a decline from fall to spring, followed by a climb from spring to the following fall. We are seeing this pattern repeat this year, but Newberg is undergoing a sharper drop in inventory than in the last three years. As of April 10th, the total number of homes for sale is 53, significantly lower than last year’s total of 81 and lower than (but closer to) the totals in the 60s seen in the prior two years.

Newberg, Oregon Inventory Chart. Courtesy of Fidelity National Title.

This sharper-than-usual decline follows an abnormally high inventory peak in October,  higher than the last four years. Despite the steep drop, the current total is more or less in line with the figures from the last two years, so this could be a sign of self-correction. Following seasonal patterns, we expect inventory to rise in the summer.

Newberg, Oregon Real Estate Prices are More Stable

We determine average home prices with price-per-square-foot data, the most reliable metric for comparing market value in Portland. For the latest period ending April 10, the price per square foot in Newberg is $325. When looking at historical data, Newberg’s current price per square foot is lower than $365 in 2025, but notably higher than the $315 recorded in both 2024 and 2023. 

Newberg, Price Per Square Foot Chart. Courtesy of Fidelity National Title.

By and large, the market has returned to a more stable trend than the abnormal spike and drop we witnessed between April and October. Given this, we should see a slight flattening or a modest price rise through the year. This stability mirrors broader trends in Portland, which is also seeing a slight rise in the price per square foot compared to last year.

The Average Days on the Market are High But Likely to Drop

Average days on the market are leveling off before dipping, a pattern we see in the Greater Portland area. The latest data shows homes in Newberg are staying on the market for an average of 154 days, a slight increase from 152 days last month, but a decrease from 166 days two months ago, indicating a leveling-off period. 

Newberg, Oregon Average Days on the Market Chart. Courtesy of Fidelity National Title.

For Newberg, this comes after a much stronger rise in market time than in previous years. When we compare these results with the inventory data above, we see that the two trends are tightly related due to the fact that as selection tightens, the properties remaining on the market are often those with longer cumulative time on the market. 

The current average of 154 is significantly higher than the 104 days seen at this time last year, the 122 days in 2024, or the 75 days in 2023. However, with signs of self-correction in the other data, we should see these figures return to closer to normal levels. 

Newberg, Oregon Homes for Sale

Browse all Newberg, OR homes for sale using the interactive map on Portlandhomesforsale.com.

Newberg, Oregon 2026 Real Estate Forecast

Looking ahead at the remainder of 2026, we anticipate Newberg will continue its self-correction. And since the current inventory of 53 homes is lower than the past few years, any increase in buyer demand via seasonal shifts or potential interest rate adjustments could lead to a very competitive spring and early summer season. While market time is currently high at 154 days, we expect that number to drop as the spring sales are finalized and the “stale” winter inventory is absorbed. 

Given that pricing has stabilized compared to the volatility of 2025, our forecast for the rest of 2026 is steady, moderate growth. We expect a slight price increase as the market balances out, making it a favorable window for sellers who have been waiting for stability and for buyers who want to avoid the erratic price spikes of years past.

Ready to Buy or Sell a Home in Newberg, Oregon?

Whether you are looking to buy or sell a home in Newberg, we would love to be a part of your success story. Our experienced top 1% buyer’s agents are experts at negotiating on behalf of our buyers. And our top 1% seller’s agents will employ our optimized marketing strategy to give your home the most exposure for the fastest, most rewarding selling experience (not to mention we charge less than most). Give us a call at 503-714-1111 or chat with the bot on this site. We’d love to connect today!

The post Newberg, Oregon Real Estate Market Update and 2026 Forecast appeared first on Real Estate Agent PDX.

     

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The Portland real estate market is heading into spring with added energy. Even with today’s interest rates and year-over-year inventory increases, home values are showing signs of improvement. New listings and pending sales are up, and buyer traffic is hitting levels we haven’t seen in years.  This is shaping up to be a busier real estate market than in recent years, whether you’re a buyer or a seller. 

2026 Buyer Traffic Trends are Trending Upward

One striking data point this spring is the significant increase in buyer traffic (best since 2022). Using SentriLock lockbox activity, we can see that buyers are out and ready to shop, suggesting a competitive spring buying season that puts sellers in a better position than prior years. 

February Buyer Traffic Trends Show Significant Growth

In February 2026, we saw a total of 56,365 lockbox activations in the Portland area. This is a jump from the last few years. We are seeing a 19.5% increase over February 2025, suggesting that buyers are feeling more confident and are actively touring homes before the busy spring season. 

Comparison Table (2021–2026):

Portland Monthly Buyer Traffic Temperature

The market temperature sits at “Luke Warm”, putting us on a growth trend since the new year leading up to the busy spring season. 

Daily Buyer Traffic

For a tighter read on what may lie ahead, we can look at the last 12 days. We need to factor in busier days (weekends) when doing these comparisons, but even with those in mind, we are seeing higher numbers across the board, many days 500 to 700 higher. 

With Buyer Demand (Traffic) High, the Market is Shifting

With demand high, homes priced correctly and in good condition will move quickly. Even with inventory high (which we cover next), the volume of buyers is sufficient to keep the market leaning toward a seller’s advantage.

Inventory Levels Continue to Rise Year-Over-Year

One of the most encouraging signs for buyers this year is the rise in inventory. As of March 20th, 2026, there are 1,075 single-family homes on the market in Portland. This is a slight increase from 1,067 in 2025, a time of already-high inventory (nearly double that of 2022). 

Portland, Oregon Inventory Chart, Courtesy of Fidelity National Title.

The continuing trend of rising inventory since 2022 is bringing a more balanced market than we’ve seen in years, giving buyers more options while demand for homes continues. 

Price Reductions are Showing Signs of Stabilization

Price reductions are a key indicator of market health. Currently, 32.93% of homes on the market have seen a price decrease, close to the 33.93% this time last year. This slightly downward move during a time of high inventory suggests that sellers are staying realistic with list prices. Whenever decreases stabilize or decline, it often signals a floor in pricing and a more predictable market for buyers and sellers. 

Portland, Oregon Price Decreases Chart, Courtesy of Fidelity National Title.

Average Pricing is Showing Improvement

The price per square foot – our preferred method of understanding values in Portland – has climbed to $322 as of late March. This is an improvement over the $319 we saw in 2025, aligning with 2023 and 2024.

Portland, Oregon Price-Per-Square-Foot Chart, Courtesy of Fidelity National Title.

This number is also a sharper rise from the October and November lows vs. prior years, showing that the Portland market remains resilient and that home values are beginning to edge upward. This is promising news not just for sellers, but also for buyers, offering a promising sign for their future investment.

New Listing and Pending Sales (Analysis of RMLS Data)

According to the latest RMLS data for February 2026, Portland saw a 17.1% increase in new listings compared to 2025 (2,260 vs. 1,930, respectively). This influx of inventory was met with a 10.5% increase in pending sales (1,821 vs. 1,648). 

Both factors are positive signs for both buyers and sellers. With more listings meeting demand, the market can strike a balance. 

Advice for Buyers and Sellers

For buyers, the increased inventory is your best friend. While inventory is up, you have more options this spring than in recent years. For sellers, the high pending sales, modest price increases, and high traffic totals are good signs. There is clearly a deep pool of active buyers looking for homes. However, with more competition from other sellers, pricing and presentation must be spot on.

Need an Experienced Agent?

With over 20 years of experience in the Portland area and over 2,000 sales under our belt, our real estate team knows the Portland area. If you are planning to buy, work with our experienced top 1% buyers agents to help you navigate multiple-offer situations and find the best value in this expanding inventory. If you are selling, listing with our top 1% seller’s agents can help you maximize your return while keeping your costs low (we charge less than most) as you capitalize on this spring surge. Give us a ring or send us a chat to learn more. 

The post Portland Real Estate Market Update April 2026 appeared first on Real Estate Agent PDX.

      

Canby, Oregon, continues to stand out in Clackamas County thanks to its small-town charm, community spirit, and proximity to Greater Portland. With a population of around 18,000, the city offers friendly neighborhoods and plenty of amenities, including its popular downtown shopping district, parks, local events, a cinema, a swimming center, and two rivers. A ferry service takes commuters across the Willamette River to Wilsonville.

Thanks to its appeal, Canby has a history as a sought-after location that attracts homebuyers and investors, but is this the same this year? Let’s dive into the latest real estate data to explore how Canby’s market is performing this year and predict what the future holds for buyers and sellers in 2026.

Canby, Oregon Housing Inventory Lowered After the Fall

As of March 2026, Canby shows a minor increase in housing inventory since January, an expected seasonal trend in which inventory begins to rise at the start of the year after dropping hard in December. Inventory sat at 50 units in January, moving to 53 in February, and has now reached 54 units this month. Canby, like Greater Portland, follows some typical seasonal trends. Still, in the last few years from 2023 to 2025, the trend was rockier, but since October, it has shown a much closer alignment with that of Greater Portland, with a steep decrease in inventory since October and leveling out in the beginning months of the year. 

Looking year over year, inventory is higher than the 43 units seen at this time in 2025, effectively putting it back in line with the 54 units recorded in 2024. 

Canby, Oregon Real Estate Prices are Rising Slightly

Over our 20+ years in real estate, we have found that price per square foot is the best indicator of home values. Canby is showing signs of a possible growth uptick. Interestingly, Canby’s current pricing now matches the levels seen in 2023 ($300). Portland overall is slightly up, but roughly in line with the last two years.

Canby, Price Per Square Foot Chart. Courtesy of Fidelity National Title.

As of March 13, 2026, Canby has seen its price per square foot rise to $307, up from $300 in February, and an overall increase since December, typical for this season in Canby and Portland overall. Though both Canby and Portland follow similar seasonal trends, the current numbers follow a year of more fluctuating highs and lows in Canby rather than the steady seasonal cycles seen in Greater Portland. 

Canby, Oregon Average Days on the Market are Decreasing

After a slow start to the year, Canby is following a seasonal drop in average days on the market. Since peaking at 126 days in January, the figure has steadily fallen to 102 in February and now sits at 99 days as of March 13. This steady decrease, which typically extends through July or August, mirrors the trend seen in Greater Portland, where market time dropped from 135 to 115 days in the same period. 

Canby, Oregon Average Days on the Market Chart. Courtesy of Fidelity National Title.

While the market is faster than it was two months ago, we are seeing a sharper year-over-year rise in market time than in 2024 or 2025, suggesting that while homes are moving, buyers are taking more time to evaluate their options than in previous cycles. Still, the trends in Canby now more closely resemble the seasonal ups and downs of Greater Portland, which are remarkably consistent. 

Canby, Oregon Homes for Sale

Browse all Canby homes for sale using the interactive map on Portlandhomesforsale.com.

Canby, Oregon 2026 Real Estate Forecast

For Canby, signs point to 2026 as showing more stabilization and seasonal consistency. After some rocky fluctuations seen between 2023 and 2025, Canby has spent the last several months falling in sync with the broader Portland metro area. Inventory should follow a traditional path, climbing steadily from this March report through a peak in October.

With price-per-square-foot currently sitting at $307—a rise above that of 2023—sellers should feel more confident about listing this spring. At the same time, the average days on the market have risen more year over year than in 2024 or 2025, showing that buyers are becoming more selective. When selling in 2026, it’s all about balance. Well-maintained homes priced carefully should move well during the summer peak, but the market will also reward more patience and strategic pricing than in the past. 

We predict the Canby, Oregon real estate market to slightly rise in 2026 with a 1% overall price increase by the end of the year.

Ready to Buy or Sell a Home in Canby, Oregon?

If you are looking to buy or sell a home in Canby, then we would love to be a part of your success story. Our experienced top 1% buyer’s agents are experts at negotiating on behalf of our clients. And our top 1% seller’s agents will employ our optimized marketing strategy to give your home the most exposure for the fastest, most rewarding selling experience (not to mention we charge less than most). We have tons of sales experience in Canby. Give us a call at 503-714-1111 or chat with the bot on this site. We’d love to connect today!

The post Canby, Oregon Real Estate Market Update and 2026 Forecast appeared first on Real Estate Agent PDX.

     

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As we move into March 2026, data shows a market that is finding a balance between sellers and buyers sooner than anticipated. Inventory’s seasonal dip as we approach the spring months is stronger than in recent years, and we are seeing more buyers entering the market than in the prior three years. This increase in activity is acting as a stabilizing force for sellers (who have been suffering with high inventory and long market times since last late-summer), as evidenced by a notable drop in price reductions and a slight increase in prices since December. 

Whether you are looking to navigate the busy spring buying season as a buyer or a seller, the latest trends suggest a robust environment where demand could exceed inventory (temporarily) in the spring months, before inventory (as expected) increases significantly in the summer.

2026 Buyer Traffic Trends Continue to Grow

In our 20+ years studying and working in the Portland metro housing market, home buyer traffic in Oregon remains one of the most important metrics we use to gauge the market at any given time. 

March Buyer Traffic Trends are Increasing Over Prior Years

According to the latest Sentrilock data, we’re seeing an increase in activity across Portland. The month’s 53,509 showings are notably higher than the last two years, suggesting that buyers are entering the 2026 market with more confidence. This heightened demand is a key factor in the market stabilization we are hoping for heading into the busy spring buying season.

Portland Monthly Buyer Traffic Temperature

Based on the current volume of over 53,000 showings, the market temperature for buyers is currently Warm.

Daily Buyer Traffic

We can get a clearer picture of what may come by analyzing the last 12 days of data. In our analysis, we account for the fact that weekend days are typically higher. 

The end of January had a strong finish, with daily counts frequently exceeding 1,700 and higher weekend peaks than in prior years, reaching 2,707. 

With Buyer Demand (Traffic) High, it is Setting a Stable Foundation for Spring

Pending sales are similar to 2025 numbers so far, but the increase in buyer traffic from last year points to a busier upcoming spring season.

Inventory Levels are Following Seasonal Patterns but Increasing Year Over Year

The latest inventory data comes from Fidelity National Title as of February 13th. It shows 938 active listings, which follows a normal seasonal dip from September through March. Last month, the total was 972 listings, and the month prior was 1,204. 

We are seeing a slight increase over the same period last year (905 listings), as well as greater volatility and a steady year-over-year increase in inventory since 2023. 

Portland, Oregon Inventory Chart. Courtesy of Fidelity National Title.

If current trends hold, we could see higher-than-normal inventory levels throughout the year, including the busy spring buying season where inventory is generally at its lowest level. This year-over-year growth in available homes puts added pressure on sellers who face more competition to stand out. Buyers have more selection and potentially more room for negotiation. Still, when comparing the inventory results against the strong traffic numbers, it appears we can expect a healthy, balanced market that puts less pressure on sellers than in prior seasons. 

Price Reductions are Showing Signs of Stabilization

The latest data for February 13, 2026, shows that 35.61% of homes in the Portland metro area have seen a price decrease, a drop from the 39.30% one month ago and 49.17% recorded two months prior. A drop is typical from December to April, though this current percentage is slightly lower than the 36.69% reported during the same period in 2025. 

Portland, Oregon Price Decreases Chart. Courtesy of Fidelity National Title.

This downward trend suggests that properties are being priced more accurately for demand and/or buyers are becoming more active (as we see in the traffic numbers), reducing the need for further cuts. While we saw a higher proportion of properties experiencing price decreases throughout 2025 and January 2026 than in 2024, the tide might turn this year due to increased buyer traffic.

Average Pricing is Trending Up Slightly

Portland’s overall property values, measured by price per square foot, have climbed since December lows. The latest data, as of February 13, 2026, shows an average of $318 per square foot, up from $312 last month and $308 the month before. Typically, prices rise until the end of spring, then stabilize, then decline at some point in the summer months (at least by late summer).

Portland, Oregon Price Per Square Foot Chart. Courtesy of Fidelity National Title.

Even with this year’s current increase, we continue to see a lower price per square foot each year since 2024 ($321) and 2025 ($324). This month’s total of $318 brings us back to the levels seen in 2023 ($314). 

We will soon see what the spring season brings for sellers and buyers. With higher-than-normal inventory compared to last year but stronger traffic and fewer homes receiving price decreases, we are seeing a nice balance this year compared to years prior. 

New Listing and Pending Sales Increase

The latest RMLS data, from January, reflects the typical increase in activity as the market shakes off the holiday months. This year, new listings jumped to 2,109, a 109.9% increase from the 1,005 listed in December. Similarly, pending sales rose to 1,708, up 38.4% from the 1,234 offers accepted in the prior month. 

While these 2026 numbers follow prior trends, new listings (2,109) are near but slightly lower than the same period in 2025 (2,205). Pending sales are also slightly lower, but just barely (1,708 vs the 2025 total of 1,719). 

Based on these January results, we can see that the seasonal momentum is very much intact.

Advice for Buyers and Sellers

For buyers, there are still properties lingering from the winter months that could be snatched up for a good deal. Inventory is increasing from a holiday lull, giving more fresh options. Competition will increase in the spring months, but slow down in the summer.

For sellers, the news is encouraging. Price reductions are lower than last year, despite higher inventory, showing buyers are ready for well-priced homes. With traffic counts higher than they have been in three years, the real estate market is in the spotlight. Sellers just need to ensure their home is priced competitively and presented well. 

Need Advice from an Experienced Agent?

Our small team has been helping folks buy and sell in Portland for over 20 years. With over 2,000 sales under our belt, we know this metro. Give our top 1% sellers or our top 1% buyers agents a ring today.

The post Portland Real Estate Market Update – March 2026 appeared first on Real Estate Agent PDX.

      

Every month, we provide in-depth real estate updates for neighborhoods throughout Portland. This month, we highlight McMinnville. Sitting at the confluence of the North and South forks of the Yamhill River, McMinnville has a population of over 34,000 and is a cornerstone of the Willamette Valley. It is celebrated for its historic wineries and vineyards, its UFO festival (featured article photo), and the prestigious Linfield University. 

Here is a look at the real estate market in McMinnville and how it compares to Greater Portland. For other suburbs, be sure to check our reports here. For a look at the Greater Portland market, we have articles on those, too.

Be sure to also check our interactive home search map for current listings!

McMinnville, Oregon Housing Inventory is at a Record High

As of January 16, 2026, McMinnville’s housing inventory stands at 78 active listings. It is the highest level for this period in the last four years. It did manage to dip from the 99 listings seen two months ago, a normal seasonal move, but the year-over-year growth is higher than usual. Current inventory is significantly higher than the 59 listings seen in 2025 and more than double the 35 listings recorded in 2023. 

McMinnville, Oregon Inventory Chart. Courtesy of Fidelity National Title.

Compared with Greater Portland, McMinnville shows higher inventory growth than the metro area. Both markets follow a consistent seasonal cycle—dipping at the start of the year through April before increasing from April to December—but the seasonal highs and lows are trending higher each year, with McMinnville leading that charge.

McMinnville, Oregon Real Estate Prices are Holding Steady

The average home price is best determined by using price-per-square-foot data. Currently, the price per square foot in McMinnville stands at $309, a slight increase from $303 last month. McMinnville values have remained relatively steady for long periods. The market has hovered in the early $300s since October 2025, mirroring a similar period of stability that began in October 2024. Though Portland has also seen a similar trend of stable values, McMinnville shows a flatter valuation. Portland has dipped slightly. 

McMinnville, Price Per Square Foot data courtesy of Fidelity National Title.

When comparing values, McMinnville’s pricing remains consistently lower than the Portland average, typically ranging from $20 to $40 per square foot less. 

McMinnville, Oregon Average Days on the Market are Rising

McMinnville has followed its typical seasonal trend of increased days on the market from fall to spring. Currently, the average number of days a home stays on the market in McMinnville is 116, up from 112 last month. In years past, the days then decreased from February or March into the following fall. While we haven’t seen that dip begin as of yet this year, it is a pattern we expect to see soon.

McMinnville, Oregon Average Days on the Market Chart courtesy of Fidelity National Title.

Compared to Portland overall, we see a similar pattern, though with greater consistency. In both McMinnville and Greater Portland, the number of days on the market has increased steadily year over year for the past four years. The primary difference lies in the quantity of days; McMinnville homes continue to sell faster than the Portland average (116 vs. 130 days, respectively) 

McMinnville, Oregon Homes for Sale

Browse all McMinnville homes for sale using the interactive map on Portlandhomesforsale.com.

McMinnville, Oregon 2026 Real Estate Forecast

Based on our predictions for 2026, we anticipate that the McMinnville market – and Greater Portland as a whole – will remain stable. Though inventory is currently at a four-year high, we are expecting the typical seasonal dip around March as spring buyer demand picks up. McMinnville’s stable values, paired with the fact that homes still sell faster here than the Portland average suggests a healthy underlying demand. We predict McMinnville, Oregon’s housing prices will increase 1% in 2026.

Interest rates are projected to remain flat or possibly decrease slightly. Either way, we forecast that McMinnville will remain a more affordable option, under the Portland average, and yet also continue to outperform Portland proper in terms of demand. 

A stable year benefits both buyers and sellers. Buyers continue to see ample inventory, making it easier to find a home they love, while stable values help keep prices more in reach. Combined with McMinnville’s lower values vs. the Portland average and potentially slightly lower interest rates, buyers will benefit from more homes within reach.   

Sellers benefit from stable values even during this time of high inventory. The slight decline in values across Greater Portland appears to be ending, and the potential for lower interest rates will bring more competition among buyers. 

Ready to Buy or Sell a Home in McMinnville, Oregon?

Whether you are looking to buy or sell a home in McMinnville, we would love to be a part of your success story. Our experienced top 1% buyer’s agents are experts at negotiating on behalf of our clients. And our top 1% seller’s agents will employ our optimized marketing strategy to give your home the most exposure for the fastest, most rewarding selling experience (not to mention we charge less than most). We have tons of sales experience in McMinnville, so give us a call at 503-714-1111 or chat with the bot on this site. We’d love to connect today!

The post McMinnville, Oregon Real Estate Market Update and 2026 Forecast appeared first on Real Estate Agent PDX.

     

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National Real Estate Market Predictions 2026

This table lists the specific year-end targets, predictions from major real estate industry forces for 2026.

All of these major industry forces predict slight price gains in 2026 for the country as a whole. We follow and recommend these top ten real estate alternative sources.

But with interest rates and inventory high across the U.S., why do they expect any growth?

A chief reason are the lower rates we have now and the potential for even lower rates to come in 2026. As always, interest rates are a primary motivating factor for buyers and sellers entering the market, and in 2026, they are expected to fall near or below 6%. 

Not all agree the rates will lower further, but Zillow is forecasting at least steady interest rates, and that’s good news. For example, we’re seeing the dissolving of the “Lock-In Effect”, a time when people have opted to hold onto their low interest rates rather than buy a new home at higher rates. High-authority sources like NAR and Fannie Mae say those days are finally eroding simply because of normal life changes. People are still getting married, having children, changing jobs, etc., and need a new home to meet those needs. 

NAR predicts the highest percentage increase in home sales at 14%, followed by Fannie Mae, which, by some estimates, shows nearly a 7% increase. According to the NAR, their aggressive 14% is driven by the likelihood of pent-up demand due to the high chance of lower interest rates in 2026 and the fact that mortgage applications at the end of 2025 were up 15–25%, while actual sales only rose by 2–4%. 

Part of the reason for the expected demand is also coming from baby boomers, who are the dominant force in home buying. They have accumulated wealth through their home and are willing to change their residence for a range of factors (moving close to family or to their desired location). Many also buy cash, avoiding a mortgage. 

Benefits for Buyers

Though home price increases will be moderate, somewhere around 0% to 2%, it is still expected to be under basic inflation, which means positive inflationary income, or putting more money in people’s pockets for purchasing power. 

Additionally, buyers will have more options to choose from. 

Speaking of construction, 2025 saw strong homebuilding, putting a large number of homes on the market for 2026 (true for the United States, not generally true for Portland, Oregon). Construction companies are looking to unload that supply and have less incentive to build until it sells due to higher construction costs (both financing and materials). Though there are signs of a lower Fed funds rate coming, which directly affects construction and development loans, fewer homes will hit the market until then, allowing for benefits like builder incentive interest-rate buy-downs. This trend led to a strange phenomenon in 2025: new homes became cheaper than existing homes for the first time in decades.

Though we can see lower inventory in 2026 due to fewer builds, another trend works against that. By November 2025, nearly 60% of newer listings were withdrawn from the market, indicating that many sellers are waiting for market conditions to improve before listing again. Lower interest rates and a busier spring season will supply that, putting more homes on the market for buyers. Plus, even with higher inventory, supply outweighs demand, allowing for moderate home price increases. However, most sellers wait until the best time of the year (March – April) has passed them by to list and the onslaught of repeat inventory is expected to hit May – July, as is traditional.

Portland Local Market Predictions

We bring over 20 years of direct experience in Portland real estate, and our analysis agrees with data from other sources that 2026 will be a year of stabilization. The Portland metro area may reflect some national trends, but it has unique aspects that set it apart from what we see nationwide. 

Portland has been experiencing a balance of trends throughout 2025: higher-than-normal buyer traffic and higher-than-average inventory. All signs point to those trends continuing. There is a strong chance the national trend of lower interest rates will take effect, which means even more buyers in the market, but that should lead to flat pricing (an improvement from the price decreases the last few years) with normal seasonal drops and spikes, with some slight appreciations in some suburbs. We predict the market to slightly favor sellers during their best time of the year to sell (March – May) and the market to strongly favor buyers during their best part of the year (July – December).

We predict the Portland, Oregon city proper prices in 2026 will remain flat; we forecast a 0.0% increase (which would be an improvement from the last few years). For nearby Portland suburbs in Clackamas and Washington counties, we predict a 0.5% housing price increase.

Realtor.com also agrees that Portland house values will remain largely stagnant or see only low, single-digit gains. KGW8 also predicts that 2026 will be the most “balanced” market in over a decade. 

Work with a Top Agent

Whether you’re looking to buy or sell in the greater Portland real estate market, we’re here for you. Our top 1% sellers agents charge less than average to sell your home while providing more marketing and services (plus they back it up with a cancel anytime policy for no charge). Our top 1% buyers agents know this metro like the back of their hand and are ready to help you find your next dream home.

The post 2026 Portland Real Estate Market Forecast appeared first on Real Estate Agent PDX.

     

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