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Real Estate Update: May 2015

Spring 2015 Residential Market Report For Clackamas County, Or

Much like the rest of the State of Oregon and the Nation, Clackamas County has witnessed robust appreciation in the housing sector. In general, inventory is scarce as buyers are eager to make a purchase due to needing a place to live and also out of a growing fear of being priced out of the market. What follows are brief summary reports with some easy facts and figures to help you decide if it’s your time to get your feet wet in the Clackamas County real estate market. Looking to sell? Call us for a personalized property valuation and feel free to read up on this article so you’ll have a better understanding of what’s happening in your area right now. Thanks for reading.

Sandy, Oregon Real Estate Report


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In the second week of May, 2015 residential homes for sale in and around Sandy, OR have a median asking price of $312,000 with an average of 137 days on the market. Lately, median asking prices have been trending up steeply whereas asking price per square foot is staying about the same; which may show a shift in available residential properties to larger, more expensive homes being listed. Conversely, available inventory is shrinking fast. All of these factors come together to make the current market conditions favor sellers. While nobody has a “crystal ball”, if inventory continues to be tight and demand remains strong it seems likely that prices will continue to rise with the market.

Sandy, OR Residential Housing Per Price Quartile/Tier
  • Top Quartile Properties: Median price for Sandy residential properties in the top quartile is $799,000. These homes have sought-after features including average statistics such as lot sizes in the 10-20 acre range, 2752 square feet of home square footage, 3 bed/2baths and a median age of 25 years. There are 15 available Sandy, OR listings in this category with 1 new listing and none sold. Average days on market is slightly above the median at 152 days on market.
  • Upper/Second Quartile Homes: These listings have a median price of $389,950 with an average of 159 days on market. These upper/second tier homes sit on lot sizes in the 2.5-5.0 acre range with homes sized around 2,487 square feet. These Sandy, Oregon properties average 4bed/2bath and are around 44 years old. With 2 newly listed and 4 of these homes sold there’s certainly strong buyer action in this segment.
  • Lower/Third Quartile Homes: the median for the lower/third Sandy, Oregon real estate quartile is $264,950 with homes in the 2022 square foot range and much more modest lot sizes in the 4,500-6,500 square foot range. These properties average 3bed/2baths and are around 12 years old. Much like the next higher quartile, there have been 4 listings sold with only 2 newly listed properties in the category.
  • Bottom/Fourth Quartile listings: These homes have a median offered price of $194,975 with 1,388 square foot homes and lot sizes in the 8,000-10,000 square footage range. These homes average 3bed/2bath and an age of 36. There are two newly listed homes in this category and one sold. Average days on market is 135 days.

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Boring, OR Homes For Sale Update

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Residential homes for sale in Boring, Oregon are at a median of $450,000 asking and currently average 127 days on market. Prices are more or less steady currently. Asking cost per square foot is trending upward somewhat at $180, although acreage properties may at times skew the comparison of home size versus price. Days on market are strongly trending downward while homes newly put on the market are on a robust increase. Based on the numbers, it’s a seller’s market and if these numbers persist we may well see prices increase further.

Boring, Oregon Homes For Sale: Quartile Info
  • Top/First: median asking price is $820,000 for the top quartile of Boring, Or real estate. These homes feature acreage lots in the 5-10 acre range along with an expansive 3280 average square footage, 4bed/3bath. With one newly listed home and none sold this quartile is sitting at an average of 253 days on market.
  • Upper/Second: $574,900 median list price and a home in the 2880 square foot range typifies the upper/second quartile in Boring, OR. These homes sit on lots around 1-2.5 acres with 4bed/2baths. With one home newly listed and 2 sold, this category’s healthy 120 days on market is no surprise.
  • Lower/Third: $423,900 median asking price for a home averaging 2840 square feet on a lot size around 1-2.5 acres is standard for the lower/third category in Boring, OR. 4bed/3bath and average as built around 41 years ago. This is a hot selling quartile with only 72 days on market and 1 listing sold that’s replaced by 1 newly listed property.
  • Bottom/Fourth: $332,450 median price and homes in the 1866 square foot range sitting on 1-2.5 acre lots are what to expect in the bottom quartile for Boring, Oregon. 3bed/2bath and built 59 years ago. With one new listing and 2 sold homes in this category we’re seeing an average days on market of only 73 days (which almost exactly matches the quartile just above).

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Estacada, OR Housing Report


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Home values in Estacada, Oregon are on the rise. Currently, median list price for the area is $387,950 with properties on acreage lots averaging much higher. Asking price per square foot for homes in Estacada, OR is steeply rising and currently at $160 per square foot while days on market are slightly increasing and inventory is slightly waning. The market signals put the advantage clearly in favor of sellers.

Estacada, Oregon Homes For Sale: Quartile Summary

Strong demand in the lower housing quartiles for Estacada, Oregon real estate are putting upward pricing pressure on the market. Similarly, sales of larger homes on acreage in the area have also seen robust home sales. Only the top quartile had more newly listed properties than it had sold with 3 newly listed versus 2 sold homes for the week. However, with these top homes’ asking prices of $899,900 and 20 acre lots these are still strong sales figures. The top quartile has the longest days on market at 268 whereas the lower third quartile is cooking along at a blistering 70 days on market. The bottom 2 quartiles each had 5 homes sold in their respective categories. Overall, housing is trending up and buyers are eager to secure homes in Estacada, Oregon and Clackamas County.
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Molalla, Oregon Real Estate Update


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Molalla, Oregon is following suit with the rest of Clackamas County and the nation as residential real estate listings sell swiftly due to demand being higher than availability. Median list price for Molalla is $284,999 with 63 homes on the market at an average of 94 days. Currently, prices for this area have plateaued and asking price per square foot is rising slightly. Inventory is strongly increasing due to recently improved market conditions and strong sales figures.

Molalla, OR Property Quartile Data Summary

All residential property quartiles for Molalla, OR and the surrounding countryside are showing strong home sales numbers. Top quartile properties in Molalla currently have a median asking price of $585,000 and feature homes in the 2,800 square foot range on lot sizes generally in excess of 20 acres. These in-demand acreage (often equestrian) properties show healthy sales figures and have an average of 129 days on market. The hottest selling quartile homes in Molalla are the lower/third properties with a median asking price of $264,950 with 0 new listed and 3 sold. These lower/third quartile homes are on modest city lots in the 4.500-6,500 range and are selling fast at only 70 average days on market. The bottom/fourth quartile homes in the town of Molalla are also selling briskly with only 88 days on market and listings priced at a median of $180,950.

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Clackamas County Real Estate Update 09-08-2014

Real Estate in Clackamas County For 09/08/2014

Sandy, Oregon Real Estate Market Report

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Properties for sale in Sandy, Oregon have been selling at a faster rate than new properties have become available in all property pricing quartiles except for the very top pricing tier. Reflecting home affordability, the most robust home sales have been in the lower/third pricing quartile with a median price of $239,950 which average 1753 square feet, are only 7 years old and are situated on modest (4k-6k sq ft) neighborhood lots. In this popular pricing tier there have been 2 new listing while 6 properties have been sold which shows robust buyer demand. Similarly, the bottom price quartile has also seen very strong sales.

In sharp contrast, acreage properties for sale in Sandy, Oregon with a median price of $549,999 and 5-10 acre lots have been selling much slower. This clearly reflects the fact that these higher priced acreage properties, while in high demand, remain financially out of reach for many would-be buyers. Average days on market for Sandy, Oregon real estate listings is climbing while available inventory of homes for sale is dropping. While these are mildly positive market conditions it should be noted that late summer is often the peak of the real estate buying season. Whether these positive trends are enough to keep prices moving up over the fall and winter remain to be seen.

Boring, Oregon Residential Housing Update

acreage properties for sale in boring, oregon real estate

Median asking price for homes for sale in Boring, Oregon is at $419,450 for this week and residential listings currently have an average market time of 200 days. Asking price per square foot has been dropping whereas the median list price has been increasing sharply (which shows that larger homes in higher price brackets are being offered for sale). These high prices for the Boring, Oregon township within Clackamas County reflect the areas desirability. These recent trends may indicate that the market may be beginning to slow down a little however it may take weeks of slackening market action from well-qualified buyers before these trends affect asking prices of available real estate listings.

Top quartile real estate listings i Boring, Oregon have a median asking price of $769,975 and feature ~4,000 square foot homes on acreage lots in the 5-10 acre range (on average). The 8 homes for sale in this top price tier have been on the market for and average of 243 days, which reflects the fact that these homes are priced higher than many would-be buyers can afford. Upper-second price quartile listings in Boring, Oregon are priced at a median of $499,700 and feature an average of ~3,100 square foot home sitting on 1.0-2.5 acre lots. These upper-second quartile properties have been on the market an average of 186 days. Recent selling activity has been restricted to the lower two pricing quartiles at a median list price of $349,000 and $192,500 respectively. These lower two price quartiles feature average lot size of 2.5-5 acres for the lower/third and 1.0-2.5 acres for the bottom/fourth pricing quartile. If the market remains cool look for the possibility of settling prices in the coming weeks or months.

Eagle Creek, Oregon Homes On Acreage: Housing Update

eagle creek clackamas county oregon 09-08-2014 update

This week in Eagle Creek, Oregon real estate we’re witnessing average days on market increase at the same time as inventory of available homes for sale is also increasing. The question remains as to whether strong market action on the part of buyers will be enough to counteract increased market time and increased inventory. We may be witnessing the tail end of the traditionally strong summer buying season for residential real estate. As such, listed properties in the area may start to feel negative pricing pressure in coming months. Check back to our site to get the latest on Eagle Creek and other areas within rural Clackamas County, Oregon.

Top pricing quartile properties currently sit at a median asking price of $599,000 for an average 3,366 square foot home sitting on a 5-10 acre parcel. Upper/second pricing quartile properties are at a slightly lower median list price price of $465,000 and also feature acreage in the 5-10 range. the lower/third quartile properties have a median asking price of $314,900 and average square footage at a more modest ~1898 and are situated on acreage lots generally in the 1.0-2.5 acre range. The bottom/fourth pricing tier of available rmls listings sit at a median asking price of $185,000 and modest square footage of 1320 square feet and are also situated on 1.0-2.5 acreage lots.

Beavercreek, Oregon Homes For Sale: Housing Update

Acreage, horse properties, real estate, Beavercreek

Median asking price for the Beavercreek area (97004 zip code) within Clackamas County, Oregon has increased to $495,000. In something of a mixed signal, average days on market is increasing while property inventory is dropping amongst residential properties in this rural area. In this traditionally busy time for buying and selling of residential real estate it’s not too surprising that purchases are outpacing new listings at least for the time being. That said, new listings of homes on acreage and horse properties that may not find a qualified buyer for some time could result in prices settling down over the fall and winter seasons.

Market price quartiles for these residential listings range from the top quartile’s median list price of $849,000 featuring homes around 3,800 square foot homes situated on 20+ acreage lots that often include high end equestrian or farming features such as barns, crops and riding arenas. The upper-second pricing quartile comes in at $596,000 median asking price and still includes an average 20+ acres but gives up a little in home square footage at 3,120. The lower third price quartile has a median listing price of $419,450 with acreage coming in at 10-20 acres and a still-spacious average square footage of 2599 for the home. The bottom fourth pricing quartile comes out at a median of $280,000 with a modest 1620 average square foot home on lot sizes averages 0.25-0.50 acres. The real movers in this housing market are the bottom fourth pricing quartile which are selling in an exceptionally fast 40 days, whereas upper second price properties are selling at the glacial pace of 308 days on market.

Molalla, Oregon Housing Market Update

Molalla Oreogn Clackamas County Real Estate Update

Median list price for homes for sale in and around Molalla, Oregon in Clackamas County have bumped up to $268,800 with an average of 140 days on market. Although average days on market has been creeping up, in general the housing market for Molalla seems stable to mildly positive in this busy late-summer real estate season. Although it should be noted that buyer activity is not evenly spread across all pricing quartiles within the local real estate market and thus reflect the fact that most buyers hit an affordability cap especially when it comes to farms and equestrian/horse properties on acreage.

The top pricing quartile has seen the least buying activity which is reflected in its average of 248 days on market. The top price quartile comes in at a median listing price of $599,000 and features ~2,600 square foot homes on expansive acreage lots of 20+ acres and often include amenities such as farm-land, pastures, agriculture buildings and riding arenas. These premium equestrian features demand a higher price, which explains why these top quartile properties are the slowest to sell. Upper second quartile properties feature acreage lots averaging 2.5-5 acres and ~1648 square foot homes with a median RMLS asking price of $359,000. Upper second quartile properties are selling much faster at an average of 119 days on market. The lower third quartile features homes of ~1,500 square feet on neighborhood lots averaging 6,500-8,000 square feet and are selling in an average of 99 days. Similarly, the bottom fourth real estate quartile are selling in an average of 95 days on market on 4,500-6500 square foot neighborhood lots. House square footage for the bottom fourth quartile averages 1369.

Estacada, Oregon Clackamas County Housing Update

Estacada clackamas county oregon real estate update 09-08-2014

For this first week of September, 2014 properties in Estacada, Oregon have a median rmls listing price of $299,900 with an average of 192 days on market. Available inventory of Estacada homes for sale is dropping however this is balanced by the fact that days on market are on the rise. Unlike some other rural areas within Clackamas County, the number of homes being purchased meets or exceeds the number of new listings in every pricing quartile, with the strongest buyer action being witnessed in the lower third pricing quartile. keep a close watch on average days on market and also the ratio between new listings and purchases in each of the four price quartiles to keep a good pulse on the real estate market in Estacada, Oregon and Clackamas County.

The top pricing quartile for residential housing in Estacada has a median list price of $629,000 and features ~2,844 square foot homes on acreage lots averaging 20+ acres. It’s common for these top tier properties to feature farmland, pastures, equestrian riding arenas and other horse-property amenities. With the top tier’s premium features come a premium price, reflected in the average of 374 days on market for this price category. The upper second price tier in Estacada has a median asking price of $435,000 with 2300 square foot homes on acreage parcels ranging from 5-10 acres typify this price tier. Upper second quartile homes for sale are averaging a relatively brisk 166 days on market, reflective of their more affordable RMLS list price. Lower third quartile homes in Estacada are at a median price of $250,000 and feature ~1850 square feet and neighborhood lot sizes averaging 8,000-10,000 square feet. These lower third tier properties are selling well with an average 106 days on market. The bottom fourth price quartile for residential real estate in Estacada are bargain priced at $185,000 and feature homes around ~1,344 square footage on 8,000-10,000 square foot neighborhood lots. Main differences between bottom priced homes in Estacada and lower third priced homes is that the bottom priced homes average 40 years old whereas the lower third priced homes are only five years old on average.

May 14th, 2014 Clackamas County Real Estate Report

This Week: Real Estate In Sandy, Oregon 97055

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For the week beginning on May 5th, Sandy, OR is seeing residential real estate inventory of almost 160 properties drop steadily. Along with the decrease in properties for sale, the average days on the market is dropping, but more drastically. With these current trends, along with other factors, the market is considered by many to be at a buyers advantage, however, tightening supply may change shift the advantage to sellers as competition amongst buyers heats up. In summary, if properties on the market and days on the market continue to decrease, then we could see a flip to a sellers advantage.

Characteristics Per Quartile: Sandy, OR Housing Trends

Currently homes/properties in Sandy are being sold faster than they are coming onto the market. The upper-second quartile homes are selling notably faster than fresh MLS listings are coming onto the market to replace those sold. Top quartile homes are seeing the lowest days on the market despite being the most expensive. Acreage properties with features such as riding arenas, large work shops and barns typify these sought-after top tier properties. While nothing in life is certain, a continued lack of available homes for sale may begin to shift prices upward in Sandy, Oregon.

This Week: Residential Properties in Damascus, Oregon 97089

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During the first week of May, Damascus, OR has about 70 properties listed for sale on the MLS. The average days on the market for Damascus properties is almost 120 days and may be dropping as the summer market heats up. With the strong decrease in days on the market comes a large increase in inventory. The fact that inventory of homes for sale in Damascus, Oregon is up favors the buyer, although days on market decreasing shows welcome market activity that should encourage sellers as well.

Housing Data: Characteristics Per Quartile:

Unlike many other areas in Clackamas County, Damascus, OR has most of it’s activity (homes sold/homes coming on the market) in the upper quartile. Strong sales of these high end homes may reflect the stratified nature of recent gains in the economy. Even though more homes sold in the top quartile, the bottom quartile shows the least days on the market which indicates that buyers are still eager for affordable homes. Overall, conditions appear somewhat positive in terms of outlook.

Real Estate, Acreage & Homes in Molalla, OR 97038

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Molalla, OR is seeing a strong decline in the average days on the market, which is currently about 160 days. There are about 100 properties for sale in Molalla, but indicators show a possible increase of available homes up for sale. With this increase in inventory, seller could feel some pressure to lower their prices. With these trends, buyers have an advantage over sellers and that should be the trend for the foreseeable future.

Housing Market Characteristics Per Quartile:

Currently homes in the $200,000 to $300,000 range are seeing more activity than the other listings in this area. These are the homes in the middle two quartiles. The top and bottom quartiles are taking about twice as long to sell. This is a common trend for many areas around Clackamas County and indicates that homes on acreage, while valuable, may be out of reach financially for many buyers.

May 14th, 2014 Report on Homes For Sale in Estacada, Oregon 97023

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Homes/Properties in Estacada, OR are seeing an average list price of about $410,000. Inventory in this area are looking to have a major increase, therefore buyers will have a greater selection of homes to choose from. Average days on the market is taking a huge drop, so the time to buy is now! With the larger selection of homes and the demand of homes in Estacada, the market is at a buyers advantage.

Characteristics Per Quartile:

Even though more properties are popping up in the top two quartiles, more homes are being sold in the bottom two quartiles. The bottom quartile homes are flying off the market faster than new homes are coming up for sale. Affordable homes are selling reasonably quickly whereas larger, more expensive homes on acreage are taking longer to move. With these trends, sellers of acreage properties in Estacada, OR may be willing to negotiate with well-qualified buyers.

Boring, OR 97009 Housing Update

Boring, OR is sitting at just about 50 homes/properties for sale, but that will soon increase. All quartiles are sitting with just about the same number of properties for sale, which provides a decent selection in all price ranges. Currently the market strongly favors buyers. Sellers are feeling pressure to lower prices even though the average days on the market is going to see a strong downward trend.

Beavercreek, OR 97004 Real Estate Update

Overall, Beavercreek, OR properties are seeing higher list prices than other areas in Clackamas County. With the lower number of properties listed and number of properties being sold, buyers are looking to lose the advantage over sellers and could see an upward movement in pricing. Beavercreek homes for sale are sitting at an average price of about $410,000, but with current trends as they are, this could rise in the next few months to come.

Eagle Creek, OR 97022 Property Update

Eagle Creek, OR, out of all the areas in Clackamas County, sits with the lowest number of properties for sale. With just above 20 listings in the area, the average days on the market sits at just about 200 days. Inventory is looking to rise, but pricing looks to stay pretty stable. With the tight trends in Eagle Creek, buyers are looking to lose the advantage over sellers.

Best regards,
By Richard Lockwood
Real Estate Broker
Follow Me on Google+

Disclaimer:
*This article is opinion and does not constitute any prediction of future profits/losses, investment advice or legal advice whatsoever. I am not an attorney, I am not a tax professional and I am not an accountant. I am a real estate broker licensed in the state of Oregon.

Sandy, OR 97055 Housing Report 02-24-2014

As of Feb. 24th, homes and properties in Sandy, OR are seeing a median list price of about $240,000. The median list price per square foot is staying at a consistent rate of $140 per square foot. The average days on the market are about 180 days, but we are seeing a strong decrease in this trend. Given those trends, Sandy homes are at a buyer’s advantage. Continue reading

Molalla, OR 97038 Real Estate Report 02-24-2014

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Molalla, OR has been seeing a steady increase of property listing duration of time on the market, with an average of just under 195 days as of February 24th, 2014. Molalla listing prices are sitting at an average of almost $300,000. The current number of homes for sale is just under 85, and that number is looking to drop. With the number of homes for sale decreasing, buyers are still at an advantage for the time being although fewer available homes may change that down the road.
Continue reading

Damascus, OR Market Report 02-26-2014

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Damascus, OR 97089 Housing Market Update

As of February 24th, 2014, residential properties in Damascus have remained unchanged since last week. The average list price is sitting at about $410,000. Damascus homes are generally on the market for about 140 days. With everything staying steady in Damascus, the market continues to be at a buyer’s advantage. This will remain until we see changes in this area.
Continue reading

01-13-2014 Estacada, Oregon Housing Market Report

Homes for sale in Estacada, Oregon have a median list price of $247,650- with an average marketing time of 211 days. Inventory of available properties on acreage is dropping while prices remain attractively low (at least for the time being). Continued demand from strong buyers could result in values appreciating as the new year rolls on into the traditionally strong buying season of spring/summer.
Continue reading

11-17-2013 Clackamas County Real Estate Update

The real estate market for Clackamas County, Oregon seems to be in a holding pattern for the last week. Sandy, OR has stayed neutral whereas areas like Boring and Beavercreek have seen somewhat positive signals. Overall, unsold inventory seems to be dropping while many areas are seeing median list prices hold steady and values appear to be improving in Damascus. Continue reading

Damascus Market Update August 12th 2013

Damascus, OR 97089

During the week of August 11th the average list price is $380,000 in this area. The
average asking price per square foot is $153 per square foot and climbing, as well
as the average days on the market. With inventory going down, sellers at this time
have the advantage in the market over buyers.
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Characteristics Per Quartile
With eleven homes going on the market and five homes absorbed (sold), activity in
this area is doing well. The general average of days on the market is low, so
shopping for a home in this area is competitive.
damascus-or-quartile-market-data-august-12th-2013

Inventory of Properties Listed for Sale
With the decrease in overall listings in this area, buying now can offer you some
investment opportunities. With the demand going up in Damascus, great deals are
being made quickly and homes are flying off the market.
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