Where to Live in
Gresham

The 2026 Gresham Shortlist

Gresham isn't just Portland's backup plan anymore; it's actively drawing the line. You can feel the shift happening east of I-205. The old "drive-through to Mt. Hood" mentality is dead. Now, you've got a concrete wedge forming: Rockwood is getting the gentrification squeeze from the west, pushing prices and people further east into Rockwood Corridor and Gresham Butte. The city center around Eastman Parkway is trying desperately to be a "downtown," and while the Gresham Pioneer Museum is charming, the parking situation is a nightmare on weekends. The real action, and the real money, is consolidating in the hills above the Division Corridor. If you're looking for cheap rent, you're already too late; you need to be looking for value in the spots the developers haven't fully swarmed yet.

Neighborhood Shortlist

1. Hazelwood / Kelly Creek

• The Vibe: Quietly Wealthy
• Rent Check: 20% above city average. You're paying for the Kelly Creek Elementary district.
• The Good: This is the king of yards. We're talking 1/4-acre lots with established fruit trees. The walkability score is trash, but if you have a car, you're 8 minutes from Trader Joe's on Burnside and 15 minutes from the Division shopping strip. The schools here are the best in the district, full stop. Kelly Creek Park is a legit nature escape, not just a patch of grass.
• The Bad: You will drive everywhere. There is zero street life. If you're looking for a coffee shop you can walk to, this ain't it. Crime is virtually nonexistent other than package theft.
• Best For: A family that wants a backyard big enough for a trampoline and a garden, and values school ratings over a 10-minute commute.
• Insider Tip: Drive down NW 257th Dr near the elementary school. The lots are massive, and you'll see exactly what you're getting into.

2. Gresham Butte

• The Vibe: Scenic Commuter
• Rent Check: Matches Hazelwood, maybe slightly higher for the view lots.
• The Good: Elevation. You're escaping the valley fog. The views of Mt. Hood from Butte View Park are unbeatable on a clear day. You're right off I-84, so the commute to PDX or Downtown Portland is actually faster than coming from most of SE Portland. The streets are winding and green, feels nothing like the grid below.
• The Bad: The Burnside corridor gets congested, and getting in and out of your neighborhood during rush hour can add 10 minutes. Older housing stock means some homes need serious HVAC updates. Street parking is tight on the cul-de-sacs.
• Best For: The hybrid worker who needs quick highway access but wants to come home to silence and a view of the mountain.
• Insider Tip: Check out the trailhead at Oxbow Park off SE 242nd Ave. It's the best local dog walk, and the surrounding streets are where the newer, high-end builds are popping up.

3. Rockwood Corridor (East of 182nd)

• The Vibe: Gritty Transition
• Rent Check: The Value Play. 10-15% below the city average.
• The Good: This is the last frontier for affordability west of I-205. You can still find duplexes and smaller SFHs that don't require a tech salary. It's centrally located; you're minutes from the Gresham Max Station at Rockwood and a quick shot to Providence Mt. Hood Medical Center. The Rockwood Market Hall is actually a decent spot for cheap tacos and produce.
• The Bad: Don't sugarcoat it: Property crime is higher here. You need to lock your car. The Rockwood Neighborhood Association is fighting hard, but there are still rough pockets near SE Stark St and 182nd. Street noise is real.
• Best For: The young buyer or renter willing to trade security for square footage and location. You put in the sweat equity here, you win in 5 years.
• Insider Tip: Head to The Rockwood Corner dive bar at NE 181st & Stark. It’s a litmus test. If you don't mind the clientele, you'll fit right in.

4. Downtown / Historic District

• The Vibe: Attempted Urban Core
• Rent Check: Premium pricing for "Walkability." 25%+ above average.
• The Good: This is the only place in Gresham where you can park your car on Friday and not touch it until Monday. You have the Gresham Pioneer Museum, the Gresham Stadium for high school ball, and solid coffee at Coffee Beer (it's exactly what it sounds like). The Max Orange Line stops right here, making the Portland commute brain-dead easy.
• The Bad: The "downtown" feel is fragile. Walk two blocks east of Eastman Parkway and it gets quiet fast. The nightlife is non-existent; everything closes by 9 PM. Parking for guests is a bitch if you're in one of the older apartment blocks.
• Best For: The car-free commuter or the older couple downsizing who want to walk to the farmers market (Saturdays, Historic Downtown).
• Insider Tip: The sweet spot is the streets just west of NW 3rd Ave. NW Dogwood and NW Birch are quiet, well-kept, and offer the best balance of walkability and peace.

Strategic Recommendations

• For Families: Go Hazelwood / Kelly Creek. You're buying the school district and the square footage. The crime rate is negligible, and the parks are actually green spaces, not just concrete pads. The commute is a trade-off you make for the backyard.
• For Wall St / Tech: Gresham Butte is the winner. You can be at PDX in 20 minutes off-peak, or downtown in 30 with the Max. You get the views and the quiet without feeling like you're in the deep suburbs. Avoid Rockwood; the commute friction will wear you down.
• The Value Play: Rockwood Corridor. Look at the streets off NE 182nd Ave, north of Stark. The developers are eyeing this area for the next wave of townhomes. Buy a fixer-upper now, hold for 5 years. The proximity to the Max line and the medical center guarantees rentability.