August Newsletter—Market Roundup

Aug 5

💡IDEA: Using market stats to the fullest (aka turn stats into strategy).

This data is pulled specifically for the Portland Metro, but you can easily do the same thing for your own market. Just copy/paste the section below into ChatGPT and ask it to generate the same stats + narrative for your area.

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Take your guide and make a condensed version (just a few helpful pages).
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Use the ChatGPT research tool anytime to stay consistent with fresh, local data.

This is one of the easiest ways to stay top-of-mind, build your list, and deliver relevant info people care about. Be super targeted in your messaging and the market you are covering. If you are targeting downsizers or multi-generational, change the lead magnet to reflect that.

July 2025 Real Estate Market Roundup –

Summer Market Vibes: The roses are blooming, and so are real estate stats, to be honest. Let’s break down how July 2025 shaped up in Portland, Lake Oswego, and Beaverton – with a dash of cheekiness and plenty of data from your inner market data nerd.

Portland Residential Market – July 2025

Portland’s housing market is sending mixed signals of a cooling summer. Bottom line? Buyers are gaining a bit more leverage, but homes are still selling – just at a more mellow pace than last year. Here are the key numbers for Portland (Metro):

Homes Sold (July 2025): ~2,000 homes (a mid-single-digit decrease from July 2024). Recent data showed closed sales down ~4.5% year-over-year meaning slightly fewer homes closed this July compared to the same time last year. Buyers aren’t vanishing, but they are taking their time.
Year-to-Date Sales: Roughly flat vs. last year. Through the first half of 2025, Portland logged 10,468 closings, up 0.8% from the same period in 2024. By the end of July, 2025’s cumulative sales are essentially neck-and-neck with 2024’s – a testament to how 2025 started strong, then cooled off.
Pending Transactions: Holding steady (or slightly up) year-over-year. In June we saw about 2,267 pendings (+2.3% YoY), and early reports hint July’s accepted offers were on par or a tad higher than last July. Buyers are writing offers, but they’re pickier, more methodical, and not super willing to budge – no more frantic bidding wars over every listing.
Price Reductions: Lots of them! Nearly one-third of Portland home sellers (≈31.3%) cut their list price in July – one of the highest rates in the nation. In fact, price cuts ticked slightly higher than last year (up about 1.1 percentage points, marking the first monthly dip in price-cut frequency so far in 2025. 📌Translation: Sellers are taking note that overpricing = sitting on the market.
Inventory & Time on Market: Inventory hit 3.6 months in June, likely hovering around that in July – the highest in several years. Active listings are up, and homes are taking ~51 days on average to sell (vs ~46 days last summer). More supply + cautious buyers = homes spending a bit longer on the market than the 2021-2022 frenzy days.

Lake Oswego Residential Market – July 2025

In Lake Oswego, the summer market is behaving like a well-heeled houseguest: polite but a tad unpredictable.

Homes Sold (July 2025): 68 homes sold (closed) in July, which is about on par with July 2024’s volume. In other words, the summer selling season in Lake Oswego was busy but not radically different from last year in terms of number of deals.
2025 Year-to-Date: Roughly on par with 2024. Approximately 330 homes have sold in Lake Oswego from January through July 2025 – virtually unchanged from the same period in 2024. Through the first half of the year, sales were almost flat (one LO zip code had 119 closings in both 2025 and 2024!), so 2025 is matching last year’s pace pretty closely.
Pending Sales: Steady but not frantic. Offers in July were generally in line with seasonal norms. Lake Oswego’s market tends to have fewer, but higher-end, transactions. Realtors report that well-maintained homes do get offers (often multiple), but buyers are negotiating. The slight uptick in Portland-wide pendings likely extends here – serious move-up buyers are still active in LO.
Price Reductions: Becoming more common. Sellers had to get more flexible on pricing this July. Nearly half of the listings in the region had a price cut as the month went on. Lake Oswego homeowners weren’t exempt – with inventory piling up, many sellers trimmed their asking prices to attract buyers. (It’s a far cry from the frenzied bidding wars of two years ago!)
Home Prices: The median sale price in July was $898,000 – just a hair (+0.9%) above last July’s median. Lake Oswego’s home values are holding steady, with high-end properties keeping the median elevated. (The market isn’t free-falling, but it’s not shooting up either – a welcome breather from past volatility.)
The Big Swing—Inventory: Housing supply has swelled. Around 444 homes were on the market in July, contributing to roughly 5 months of inventory, up from about 3.5 months a year ago. That’s a significant inventory jump – a sign that buyers have more choice now in Lake Oswego. The higher-end market tends to move slower, and with more listings lingering, we’re seeing the balance tip slightly toward buyers (even if LO is still a desirable seller’s market historically). 📈

Lake Oswego Bottom Line: The market is healthy but normalizing. Homes are selling – sometimes even faster than last year – but only if priced right. Sellers can’t bank on 2021-style frenzies; we’re seeing a return to pre-pandemic pacing where a home might take a few weeks (and one price cut) to find its suitor. Buyers, of course, don’t mind the breathing room in this million-dollar-plus market.

West Linn – July 2025 Market Stats

Homes Sold (July 2025): 50 homes sold in July, slightly more than in July 2024. West Linn notched a small gain in summer sales volume, showing a bit of upward momentum relative to last year. (West Linn’s market was humming along nicely in July.)
Year-to-Date Sales: About 200+ homes have sold in West Linn year-to-date (Jan–Jul 2025), which is a healthy increase (~+15%) over 2024’s pace. In fact, through mid-year West Linn had significantly more closings than the prior year. Translation: 2025 has brought more deals in West Linn – a notable uptick in activity compared to the same time last year.
Pending Sales: Buyer activity in West Linn remained strong in July, with pending transactions up slightly from last summer. The number of homes going under contract kept pace with, or even exceeded, last year’s level – mirroring the rise in closed sales. (West Linn buyers were out there making offers, despite higher rates, especially on well-priced homes.)
Price Reductions: Similar story here as in Lake Oswego – price reductions became more common. Many West Linn sellers had to cut prices in July to entice buyers, a trend in line with the broader region’s cooling. If a home didn’t sell in the first few weeks, savvy sellers weren’t shy about tweaking that list price. Buyers could afford to be choosy, and sellers adjusted accordingly.
Home Prices: West Linn’s median sale price came in around $777,000 for July 2025, which is virtually flat (+0.3%) compared to a year ago. In short, prices in West Linn are holding steady as well. The market has stabilized – we’re not seeing major appreciation or depreciation right now, which is a relief after the roller coaster of previous years.
Inventory: West Linn’s housing supply has expanded a bit. Roughly 245 homes were on the market in July, and months of inventory is now about 4 months, up from roughly 3 months a year prior. This easing of inventory pressure means West Linn is still a seller’s market (homes do sell relatively fast), but buyers have more breathing room than before. More listings + steady demand = a more balanced market than we’ve seen in recent summers.

Beaverton Residential Market – July 2025

Beaverton’s market in July can be summed up as “steady as she goes” – with a hint of buyer-favorable breezes. Moderate activity was seen and a growing inventory buffet. Key highlights:

Homes Sold: Stable compared to last year. Beaverton didn’t swing wildly; the number of homes sold in July 2025 was in the same ballpark as July 2024. (If anything, maybe a tiny uptick given early 2025 momentum.) For example, February had 77 closings, +13% YOY, and that general strength carried into spring. By summer, sales leveled off to match last year’s volume – a sign that demand persists, but not at 2021 frenzy levels.
Year-to-Date Sales: Slightly above 2024. Thanks to a strong spring, Beaverton’s Jan–July total sales likely edged past last year’s. (Portland Metro’s overall closed sales were +0.8% through June, and Beaverton’s first-half was even hotter.) So 2025 has been a smidge busier in Beaverton than 2024 was, despite the mid-year cooldown.
Pending Sales: Maintaining momentum. Buyer interest in Beaverton stayed relatively solid through July. With more affordable prices than inner Portland, this area saw consistent offer activity – especially for well-priced family homes. Pending sales are roughly flat to last year, perhaps a bit up in certain weeks. No big drop-off here; families are still hunting for those suburban backyards.
Inventory Flood (Buyers rejoice!): Active listings have surged. Beaverton/Aloha’s housing supply jumped dramatically – up about 58% in June vs. a year prior (594 listings vs 376). In other words, there are way more homes to choose from now. By late July, inventory hovered around 3+ months, tilting the market toward balance. This influx of supply has cooled off bidding wars and put gentle pressure on sellers. Buyers finally can be picky in Beaverton, and it shows.
Price Reductions + Trends: With inventory up, price cuts have become a common tactic. Many sellers have had to trim list prices to attract offers. (It’s no coincidence that Portland’s price-cut rate hit ~20%+ this summer.) In Beaverton, where some sellers still reminisced about last year’s peak prices, the wake-up call came in the form of slower showings and necessary reductions. The median sale price ($615K in July) is down slightly (-1–2% YoY), so buyers have a bit more negotiating room. Overall, pricing is adjusting to meet buyer expectations in this now more balanced market.

Beaverton Bottom Line: More listings and more leverage for buyers defined mid-2025. Homes still sell – the median time on market is ~5 weeks, much better than 2024’s 8+ weeks– but buyers can afford to be choosy. Beaverton is shifting from a seller’s market toward neutral conditions. If you’re shopping here, enjoy the wider selection! If you’re selling, make sure your home shines and is priced to beat the competition (because there’s plenty of it now).

Sherwood Residential Market – July 2025

Sherwood showed up to the summer selling season like the reliable friend who brings snacks but doesn’t make a scene. Steady, quiet, and still very much in the game.

Homes Sold: Sherwood closed 37 residential sales in July 2025, holding perfectly steady with July 2024’s total of 37 . No big swings, no dramatic shifts—just a quiet continuation of business as usual. If you’re sensing a theme this year, it’s stability.
2025 Year-to-Date: Year-to-date sales through July are nearly identical to 2024, keeping pace with last year’s overall trend. Much like Portland Metro’s +0.8% YTD gain, Sherwood is hovering in “same-ish” territory.
Pending Sales: Here's where things got a little quieter. Just 30 homes went pending in July 2025, compared to 41 pending sales in July 2024. That’s a meaningful dip—likely a combo of buyers taking longer to decide, higher interest rates, and a bit of good old-fashioned mid-summer buyer fatigue.
Price Reductions: If you felt like there were more “Price Improved!” signs popping up in Sherwood last month, you’re not imagining things. Roughly 40+ listings saw price cuts in July. That’s a solid chunk of the active market—proof that sellers are adjusting to more selective buyers and slightly longer time on market.
Pricing & Inventory: The median sale price in July hit $682,450, a +3.4% gain over July 2024 . Not bad at all—but don’t let that number fool you into thinking it’s all high-fives and champagne. The average sale price has ticked down from last year, and homes are taking longer to sell—53 days on market on average, up from 33 days last summer . Meanwhile, inventory climbed to around 120 active listings by the end of July , which puts Sherwood at roughly 3–4 months of supply, up from 2–3 months a year ago. So: prices are holding, but sellers have more competition—and buyers have more leverage.

Sherwood Bottom Line: We’re in a neutral, healthy market with a little more breathing room than last year. Homes are selling, but not flying off the shelf. Pricing needs to be on point, staging matters, and buyers have room to negotiate. Sherwood’s still a desirable suburb with strong schools and a loyal following, but the post-pandemic FOMO is gone. And honestly? That’s a good thing. This is what a functional market looks like. If you’re buying, enjoy the options. If you’re selling, be realistic—and get ahead of that first price cut.

Portland Commercial Real Estate – Key Trends (July 2025)

Residential isn’t the only story – the commercial side in Portland is seeing some dramatic shifts this summer. (Think less “hot girl summer”, more “rebuilding year” vibes.) Here’s a quick rundown of July 2025 commercial trends, especially in the office sector:

🏢 Record Office Vacancies: Ouch – Portland’s office vacancy rate just hit an all-time high around 15%. Companies continue to shed space, and big downtown towers have whole floors empty. In fact, vacancy jumped about 2.3 percentage points since last year, with downtown Class B offices seeing the biggest exodus. This is the sixth consecutive quarter of record-high vacancies post-pandemic. It’s officially a tenants’ market in the office world.
📉 Leasing Activity Slows: New office leases have slumped hard – down roughly 40–45% year-over-year in Q2 2025. Many companies are hesitant to sign big long-term leases given hybrid work and economic uncertainty. Those that are leasing are often downsizing to smaller footprints. (The average lease size is shrinking as WFH persists.) Landlords are dangling concessions like crazy – think free rent periods, hefty tenant improvement allowances – to fill space.
💼 Who’s Buying Commercial? Investment sales are happening, but mostly by local/private players. Institutional investors and REITs have largely pressed pause on Portland office acquisitions (too risky right now). Instead, smaller private investors are dominating office property transactions– often snapping up distressed or discounted buildings at bargain prices. It’s a bit of a “vulture market”: opportunistic buyers with local insight are hunting for deals, while big money sits on the sidelines.
🏬 Beyond Offices: Retail and industrial sectors are a mixed bag. High street retail in Portland is improving very gradually (foot traffic in popular districts is up, but vacancy remains elevated downtown). Industrial real estate remains a relative bright spot – warehouses are still in demand thanks to logistics and manufacturing, though even that sector has cooled from the blistering pace of 2022. Multifamily apartments are steady, with occupancy in the 94–96% range and rent growth flattening out as new units hit the market. In summary, commercial real estate is in a transitional phase – office landlords are sweating, industrial owners are cautiously optimistic, and investors are selectively engaging where they see value.

Commercial Outlook: Portland’s commercial market in mid-2025 is more about reinvention than expansion. Office landlords are getting creative to backfill space (hello, office-to-apartment conversions?), and tenants hold the negotiating power. The phrase “flight to quality” defines it: companies that are leasing prefer newer, amenity-rich buildings, leaving older ones behind (hence that 15% vacancy). On the investment front, local knowledge is king – those who understand Portland’s nuances are making moves, while outsiders wait for clearer signs. The good news? Every cycle turns eventually, and Portland’s innovative spirit (and lower rents compared to Seattle or SF) could lure new businesses. But for now, it’s a tenant’s paradise and a landlord’s challenge in Stumptown’s office realm.

Hottest Small Market Near Portland (July 2025): Molalla, OR

Molalla, Oregon – a town of about 10,000 residents roughly an hour south of Portland – has emerged as the hottest small residential market in the region. Recent data through July 2025 show quick sales, tight supply, and resilient prices in Molalla’s housing market. Key highlights include:

Lightning-Fast Sales: Homes in Molalla are selling in around 11 days on the market (median) – one of the fastest turnarounds in Oregon. For perspective, the broader Portland metro’s average market time is about 51 days, making Molalla’s pace exceptionally quick.
Tight Inventory: Housing supply is very limited. Only about 45 homes were on the market in Molalla in July 2025 – essentially unchanged from the month prior, and reflective of a constrained inventory. This low supply, combined with steady demand, keeps competition high for the few listings that do hit the market.
Strong Home Prices: Molalla’s home prices remain high and stable. The median sale price is roughly $500,000, which is about flat year-over-year (around a 1% uptick according to Zillow’s index). Unlike some nearby areas that saw price dips, Molalla’s values are holding steady – a sign of persistent buyer interest.
Surging Demand: Buyer demand in Molalla is robust. The number of homes sold in June 2025 doubled compared to a year earlier. In July, about 64% of homes sold within 30 days of listing, often at or above the asking price. Many properties receive multiple offers, underscoring competitive market conditions for this small town.

Friendly outlook: In summary, Molalla, OR checks all the boxes for a “hot” small market as of summer 2025 – homes selling at breakneck speed, low (even shrinking) inventory, and firm pricing buoyed by eager buyers. It’s a bright spot in the Portland-area real estate scene, and a trend to watch for anyone tracking where the market is hottest.

Columbia Gorge Real Estate Mid‑2025 Snapshot

The Columbia River Gorge housing market has been a wild ride in 2025. Below we break down key towns on both the Oregon and Washington sides of the Gorge, with year-to-date trends (through mid-2025) in days on market (DOM), inventory, prices, and annual price changes. Grab your windsurfing gear – this market’s winds are shifting!

Hood River, OR – Still Pricey, Cooling Off (Slightly)

Prices: The median home sale price in Hood River is hovering around $896K as of June 2025, which is down about 5–6% year-over-year. (Zillow’s home value index pegs Hood River around $718K, essentially flat vs. last yearzillow.com zillow.com.) So prices remain high – just a tad lower than the 2024 peak.
Days on Market: Homes are taking longer to sell – roughly 27 days on average, versus an eye-popping 5 days this time last year. In 2024, listings practically flew off the shelf over a weekend; now it’s taking a few extra weeks for buyers to bite. (It’s still a fast market by normal standards, but compared to last year’s frenzy, it feels almost leisurely.)
Inventory: Active inventory has ticked up slightly. About 67 homes were on the market in Hood River at the end of June – a modest increase from spring. Buyers have a bit more to choose from than they did in 2024, when pickings were ultra-slim. Hood River remains a seller’s market, but not quite the blistering hot one it was a year ago. Expect well-priced homes to get attention, but maybe not the feeding frenzy (or 20 offers) of last summer.

White Salmon, WA – The Gorge’s Hottest Market 🔥

Prices: White Salmon is on fire – literally doubling by some measures. The median sale price last month was about $1.09M, up ~99% year-over-year. (No, that’s not a typo – it doubled – though with only a few sales, one big sale can skew the stats.) Even Zillow’s broader home value index shows White Salmon up slightly year-on-year (~1%↑) around the mid-$600Ks. Either way, prices are at the top of the Gorge here.
Days on Market: Blink and you’ll miss it. White Salmon homes go pending in around 8–9 days on average, which is virtually overnight in real estate terms. This is the lowest DOM in the Gorge – a clear sign of feverish demand and tight supply. Buyers are practically camping out for new listings.
Inventory: Inventory is extremely tight. Only a handful of new listings hit the market each month (e.g. 4 new listings in March). In June, only 2 homes sold in White Salmon – not for lack of buyers, but because so few are available. With so little supply, each listing attracts a lot of attention. White Salmon has leapfrogged into perhaps the hottest town in the Gorge by combining rock-bottom DOM, low inventory, and huge price growth.

The Dalles, OR – More Supply, More Time to Sell

Prices: The Dalles is holding steady. The median sale price is around $366K as of June 2025, up about 6% from last year. So prices are flat-to-modestly up year-over-year – no wild swings here.
Days on Market: Homes in The Dalles are taking their sweet time to sell in 2025. Median DOM in June was 46 days, up from 28 days last summer. In fact, many homes now linger for a couple of months, and the average listing is sitting for about 111 days (vs. just 43 days a year ago!). This marks a dramatic slowdown – from a seller’s quick sale in 2024 to a market where buyers can catch their breath in 2025.
Inventory: Inventory has climbed and tipped the scales toward a balanced market. The Dalles had around 100 homes for sale in June, a noticeable jump, and sales haven’t kept up at the same pace (roughly 17 sold in June). In 2024 it was a sellers’ market, but by mid-2025 The Dalles is looking remarkably “neutral” – supply and demand are roughly in line. Buyers have more choices, and sellers don’t have quite the upper hand they used to. Price cuts and longer listings are becoming more common.

Stevenson, WA – Buyer’s Market Slowdown

Prices: Stevenson’s median prices are in the mid-$500Ks and basically flat year-over-year. The median sold price in Spring 2025 was about $565,000 – virtually unchanged from a year prior. (There was an odd winter spike to $915K with one luxury sale, but overall the trend is flat.) No runaway appreciation here – steady as she goes.
Days on Market: This is the one Gorge town that’s clearly a buyer’s market in 2025. Homes in Stevenson are sitting for months. In April, the only home sold had been on the market ~173 days (nearly 6 months), and 0% of sales happened within 90 days. Translation: buyers have time and zero competition. If you’re a buyer, Stevenson is your playground – you can negotiate hard when a home has been sitting for 5+ months.
Inventory: Listings are piling up. Stevenson had 17 homes on the market in April, up 42% from March. New listings outnumber sales (only one sale in April), so inventory is building. With so much available and so few buyers biting, Stevenson has the “loosest” inventory in the Gorge. Sellers here are likely getting lonely at open houses – and price reductions are on the menu (indeed, 100% of April sales were below asking price).

Cascade Locks, OR – Tiny Market, Big Extremes

Prices: Cascade Locks may be small, but it’s showing big price growth. The median sale price was about $485K in June 2025, up ~19.7% year-over-year. This jump suggests higher-end or new construction homes selling this year. Overall, values are trending up in this gorge hamlet.
Days on Market: Here’s a quirky one – two tales for DOM. By the numbers, median DOM spiked to 104 days in June (about 3+ months). That said, Well-priced new listings get snapped up in a week (lots of Portlanders hunting for affordable Gorge homes), but a few outliers (perhaps overpriced or unique properties) sat on the market forever, skewing the median. In a nutshell: the typical home sells fast, but the DOM stat was pushed up by a couple of stragglers.
Inventory: Being a small market, only 4 homes sold in June. Inventory is low but slightly less so than last year – more listings have been hitting the market in 2025, which contributed to those few long DOM cases. Still, supply is limited and demand is decent, so Cascade Locks retains a seller’s advantage overall. If you price your home right here, expect a quick deal; if you don’t, you might join the 100+ Day Club.

Bingen, WA – Small Town, Big Fluctuations

Prices: Tiny Bingen saw a price rollercoaster this year. One big sale can move the needle in a town this small. Case in point: the median sold price in June 2025 spiked to $735K, more than double the month prior. (A single $735K sale in June, versus a $346K sale in May, drove that +112% month-over-month jump!) Don’t be misled – the typical home value in Bingen is around $452K according to Zillow, up a modest 3% year-over-year. In reality, Bingen’s market trend is slowly rising prices with very low volume.
Days on Market: Homes are selling quickly when they do come up. Two-thirds of June sales went under contract in under 30 days. The average time to sell was ~28 days in June– a big jump from an incredible 5-day average in May, but still under a month. With only 2–3 sales many months, DOM can swing wildly, but generally Bingen listings move fast (buyers can’t afford to dawdle when there’s basically one new listing in town at a time!).
Inventory: Only 9 homes were on the market in June in Bingen. Supply actually rose slightly from spring (imagine that – 1 extra listing). It flipped from a buyer’s market in May to a seller’s market in June as those few listings got snapped up. In short, Bingen is a micro-market: inventory is scarce, and if a desirable home appears, buyers pounce. But with so few transactions, expect stats to be bouncy. (If you’re eyeing Bingen, keep an eye on neighboring White Salmon’s market too – they’re closely tied.)

Mosier, OR – Quiet and Cooling Down

Prices: Mosier’s median price is hard to pin down due to low sales counts, but it’s roughly in the high-$500Ks to low-$600Ks. June’s median sale was about $593K, which is ~27% lower than a year ago (last year a luxury home sold, skewing the comparison). Meanwhile, the median listing price in Mosier in June was a lofty $934K (likely reflecting a few high-end listings). Overall the trend appears to be slight price softening from 2024’s highs. Think of Mosier as a market of occasional high-end sales mixed with modest cottages – averages swing depending on which sells.
Days on Market: Mosier is not a fast-paced market. Homes take around 51 days to sell on average, and multiple offers are rare. If a hot property hits the market (e.g. a prime view home priced right), it can still go in under a week – but those are the exception. Generally, Mosier’s market in 2025 is slow and selective.
Inventory: Mosier is tiny, so inventory is usually just a handful of homes. There are slightly more listings this year, and buyers have become pickier. With Hood River just next door offering more options, Mosier’s few listings don’t have the same frenzy. The result? Higher inventory relative to its sales pace, and a bit of a “buyer’s market” vibe in Mosier.

Hottest Town in the Gorge – White Salmon, WA 🏆

Drum roll… White Salmon takes the crown as the Gorge’s hottest market of 2025. It scores the trifecta:

Lowest DOM: Houses in White Salmon are flying off the market in about a week – the fastest turnover in the region. Blink and the listing’s pending.
Tightest Inventory: With only a few active listings at any given time and very few new listings coming on, White Salmon has an ultra-low months-of-inventory. It’s basically a feeding frenzy for any new listing.
High & Rising Prices: White Salmon’s median price nearly doubled year-over-year (small sample caveat, but still!) and remains among the highest in the Gorge. Even list prices are high, near $900K median, reflecting the intense demand for this location.

In contrast, other towns each fall short in one aspect or another: Hood River has high prices but longer DOM and a bit more inventory; Cascade Locks has big price growth but some lingering listings; The Dalles has plenty of inventory and slower sales; Stevenson is cool as a cucumber (buyer’s market); Mosier is sleepy; and Bingen is too tiny (though competitive in mini spurts). White Salmon checks all the “hot market” boxes – if you’re a seller there, 2025 has been your year. Buyers, be ready to pay top dollar and write that offer yesterday!

Rebecca Green