Beaverton, OR: The 2026 Relocation Deep Dive

Beaverton: The Data Profile (2026)

Beaverton represents a distinct "high-education, mid-cost" Pacific Northwest archetype. With a population of 96,946, it functions less as a standalone metropolis and more as a high-value satellite economy anchored by the tech sector. The defining characteristic of the local workforce is educational attainment: 50.7% of residents hold a bachelor's degree or higher, significantly outpacing the US average of 33.1%.

This educational premium translates directly to income. The median household income sits at $92,650, which is 24.2% higher than the national median of $74,580. However, the cost of living index tells a nuanced story. While housing is priced 8.0% above the national average (Index 108.0), essential goods like groceries are actually 3.4% cheaper (Index 96.6).

Statistical Target Demographic: The data points to a specific resident: the "Hybrid Tech Professional." This demographic earns above the national median, values educational infrastructure, and likely engages in a hybrid work model where a commute to Portland or Hillsboro is required 2–3 days a week. They trade high housing costs for lower daily expenses and a distinct suburban lifestyle.

Cost of Living Analysis

The economic reality of Beaverton is defined by a "Housing Premium Offset." While housing costs are elevated, utilities and groceries provide slight relief. The critical metric for relocation is disposable income. A single professional earning the median income retains significantly more purchasing power here than in major coastal hubs like San Francisco or Seattle, despite the local housing index.

Table 1: Monthly Cost of Living Breakdown (2026 Estimates)

Deep Dive: Disposable Income Analysis
With a median income of $92,650, the monthly take-home pay for a single earner (after taxes) is approximately $5,800. Subtracting the $2,480 monthly budget leaves a disposable income of $3,320. This is a healthy surplus compared to the US average, allowing for aggressive savings or investment. However, for a family relying on a single median income, the margin tightens to roughly $120 above the $5,680 burn rate, necessitating dual incomes for financial comfort.

Housing Market Deep Dive

The housing market in Beaverton is defined by "Sticky Premiums." The median home price sits at $550,000, which is 12.2% higher than the US average. However, the rental market is the true differentiator. The 1-bedroom rent of $1,200 is actually 11.1% lower than the national average of $1,350.

Table 2: Housing Market Data (Buying vs Renting)

Buying vs. Renting Analysis
Relative to the national curve, renting is the statistically superior financial decision in the short-to-medium term in Beaverton. The Price-to-Rent ratio on a 1BR unit is 15.2x (550k / (1,200*12)), which leans heavily toward renting. The anomaly is the 3BR rent; families looking to rent large spaces face a penalty (+10.4%), making buying more attractive for long-term residents with dual incomes. The $335 per square foot acquisition cost suggests that entry-level buyers must compromise on size or location.

Economic & Job Market Outlook

The economic landscape of Beaverton is inextricably linked to the "Post-Remote" Return-to-Office (RTO) mandates. As a primary bedroom community for Oregon's "Silicon Forest," the local economy is stable but vulnerable to tech sector volatility.

• Unemployment Rate: 5.2%. This is a critical red flag. It is 1.2 percentage points higher than the US average of 4.0%. This suggests that while income is high for those employed, the labor market is tighter and more competitive.
• Commute Dynamics: In 2026, hybrid work is the norm. The average commute to downtown Portland is 25 minutes (approx. 12 miles) via Highway 26. However, RTO mandates have pushed peak congestion times back to 70% of pre-2020 levels.
• Industry Stability: The reliance on the semiconductor and software industries (e.g., Nike HQ, Intel) provides high-income caps but exposes the city to sector-specific layoffs. The 5.2% unemployment rate indicates that labor market fluidity is lower than the national average; finding a new role locally may take longer.

Quality of Life Audit

Beaverton offers a "Green but Gray" lifestyle. The health metrics show a population that is active (low smoking: 9.8%) but struggles with metabolic health (obesity: 32.6%). The environmental data is a major selling point; the air quality is exceptional compared to national standards.

Table 3: Quality of Life Metrics

Safety Analysis
Beaverton is statistically safer than the US average, particularly regarding violent crime.

• Violent Crime: 178 per 100k residents (US Avg: 380). This is 53% lower than the national average.
• Property Crime: 1,678 per 100k residents (US Avg: 2,000). This is roughly 16% better than the average, though still present.

Air Quality & Weather
With an AQI of 33 and PM2.5 levels of 5.5 µg/m³, Beaverton ranks in the top tier of US cities for air purity. The current weather snapshot (36°F, Mostly Cloudy) is indicative of the regional climate: damp, mild winters and dry summers. The lack of extreme heat events contributes to the high health score.

The Verdict

Pros:

• Income Potential: Median income ($92,650) is 24.2% higher than the US average.
• Safety: Violent crime (178/100k) is drastically lower than the national average.
• Environment: Top-tier air quality (AQI 33) and access to nature.
• Essential Costs: Groceries (96.6) and utilities (Electricity 14.7¢/kWh) are cheaper than average.

Cons:

• Housing Cost: Home prices ($550k) and Price/SqFt ($335) are punishing for first-time buyers.
• Job Market Friction: Unemployment (5.2%) is significantly higher than the national average, reducing job security.
• Family Rent Penalty: Large rentals ($2,650) are 10.4% above the national average.

Final Recommendation:
Beaverton is a High-Value Relocation for Dual-Income Professionals. The data supports a move for couples or individuals earning above the median, who can leverage the high wages to offset the housing premium. It is not recommended for single-income families or those in volatile industries, as the 5.2% unemployment rate and high housing costs create significant financial risk.

FAQs

1. What salary is needed to live comfortably in Beaverton?
For a single person, a salary of $75,000 is the baseline for "comfortable" living (saving 15%+). For a family, a combined income of $140,000 is required to maintain the standard of living without financial stress.

2. How does the value compare to Portland proper?
Beaverton offers better value on square footage. While Portland proper has a higher COL index, Beaverton provides larger homes for the price, though the $550,000 median is catching up to the city center.

3. Are the safety stats reliable?
Yes. The violent crime rate of 178/100k is statistically significant and 53% safer than the US average. Property crime is the primary concern, but it remains below the national average.

4. When is the best time to move?
The rental market is tightest in May/June (University/Intern season). The best time to buy is late Fall (October–November), when inventory sits longer and sellers are more negotiable on the $335/SqFt listing price.