Gresham: The Data Profile (2026)

Gresham, Oregon, presents a distinct statistical profile for the 2026 post-remote workforce. With a population of 110,678, it functions as a mid-sized satellite city heavily integrated into the Greater Portland metropolitan area. The economic baseline is nuanced: the median household income sits at $76,205, which is +2.2% higher than the US median of $74,580. However, this earning power is offset by a lower educational attainment rate of 23.6%, significantly below the national average of 33.1%.

The statistical target demographic for Gresham in 2026 is the "value-conscious hybrid worker." This profile includes young families and service-sector professionals who require access to the Portland metro job market but cannot afford the $500k+ home prices prevalent in the city center. They trade a 15-25 mile commute for a cost of living that is 8% below the regional average, specifically leveraging the city's utility and grocery savings.

Cost of Living Analysis

While Gresham's overall cost of living index hovers near the national average (100), specific sectors reveal strategic savings opportunities. The most significant financial pressure point is housing, indexed at 108.0, or 8.0% above the US norm. Conversely, residents benefit from groceries at 96.6 and transportation at 98.4, offering a 3.4% and 1.6% discount respectively.

Table 1: Cost of Living Breakdown (Monthly Budgets)

Disposable Income Analysis:
A single earner making the median income of $76,205 takes home roughly $4,600 monthly after taxes. With a total budget of $2,610, this leaves a disposable income buffer of approximately $1,990. For a family of four on a dual-income median salary ($152,410), the take-home is roughly $9,200. After expenses of $5,850, they retain $3,350 monthly, provided both adults work.

Housing Market Deep Dive

The housing market in Gresham is defined by a "rent-to-price" ratio that favors long-term renting over buying in the current high-interest environment. While the median home price is elevated relative to the US average, rental costs for a 1-bedroom unit are comparatively accessible.

Table 2: Housing Market Data (Buying vs Renting Analysis)

Buy vs. Rent Analysis:
With a median home price of $515,000, a 20% down payment requires $103,000 cash. At current mortgage rates (projected ~6.5% in 2026), the monthly principal and interest payment exceeds $2,600, excluding taxes and insurance. Comparing this to the $1,450 cost of a 1-bedroom rental, renting offers a monthly cash-flow savings of over $1,150. Buying is only recommended for those with significant capital ready to deploy who plan to stay for 7+ years.

Economic & Job Market Outlook

Gresham's economy is heavily tethered to the Portland Metro area. The local unemployment rate is a critical concern, sitting at 5.2%, which is 30% higher than the US average of 4.0%. This suggests a tighter job market for local-only seekers.

RTO & Commute Impact:
For the hybrid worker, Gresham remains viable. The average commute to Downtown Portland is approximately 18 miles. Under standard 2026 traffic patterns, this is a 35-45 minute drive. TriMet light rail connections provide an alternative, taking roughly 50 minutes to the city center. With 2-3 day RTO mandates common, the commute cost and time are manageable compared to living further out in the suburbs.

Quality of Life Audit

Gresham offers a "Average-to-Good" quality of life, heavily weighted by environmental factors. The Air Quality Index (AQI) is a major selling point, averaging 35 (Good), significantly better than many US urban centers. However, health risk factors like obesity and diabetes track closely with, or slightly above, national averages.

Table 3: Quality of Life Metrics

Safety Analysis:
Safety is a mixed bag. Violent crime is statistically lower than the national average at 345/100k (vs 380/100k). However, property crime is a significant issue, recorded at 2,678/100k, which is 34% higher than the US average of 2,000/100k. Residents must account for higher property insurance premiums and security measures.

Schools & Weather:
School performance in Gresham is variable, generally scoring 5-7/10 on rating platforms, lagging behind the affluent western suburbs of Portland. Weather is the classic Pacific Northwest: today's high of 51°F and low of 39°F with "Mostly Cloudy" conditions is indicative of the long, gray winters (approx. 156 rainy days/year) and dry, mild summers.

The Verdict

Pros:

• Housing Accessibility: Renting is 14.7% cheaper than the national average for 1BR units.
• Utility Savings: Electricity costs are 14.7¢/kWh, beating the US average of 16.0¢.
• Commute Viability: Proximity to Portland allows for a manageable ~40 minute hybrid commute.
• Air Quality: An AQI of 35 is a top-tier environmental asset.

Cons:

• High Property Crime: At 2,678/100k, you are statistically 34% more likely to be a victim of theft than the average American.
• Unemployment: The 5.2% rate indicates a competitive local job market.
• Home Purchase Barrier: Median home prices are $515,000, 27% above the national median, making ownership difficult without high income.

Final Recommendation:
Gresham is a STRONG RENTAL market for 2026. It is ideal for hybrid workers earning the median income who prioritize access to the Portland economy over homeownership. It is NOT RECOMMENDED for those seeking to buy immediately without a substantial down payment, or for those requiring a "local-only" job search.

FAQs

1. What salary is needed to live comfortably in Gresham?
For a single person, a salary of $65,000 is the baseline for comfortable living (saving 15%). For a family, a dual-income household totaling $120,000 is recommended to maintain a similar standard of living and savings rate.

2. How does Gresham's value compare to Portland proper?
Gresham offers a value spread of roughly 15-20% on rent compared to Portland proper, but home prices are converging. The primary value is in utility and grocery savings (3.4% and 1.6% respectively) and slightly lower tax burdens on consumer goods.

3. Is the property crime rate a dealbreaker?
It is a significant risk factor. While violent crime is below average, the property crime rate of 2,678/100k requires proactive measures. Budget for a $50/month security system and be mindful of vehicle theft, which drives these numbers.

4. When is the best time to relocate?
The best time is May through September. Gresham's weather is most favorable during these months (65-80°F highs), making the housing search and moving process easier. Winter months (Nov-Feb) see high precipitation and limited daylight, which can complicate logistics.