Beaverton, OR
⚖️ Balanced Market📊 Fundamental Scores
🎯 The Bottom Line
The Beaverton housing market is cooling, shifting leverage to buyers. While high price-to-rent ratios favor renters, strategic investors can find value in specific Beaverton neighborhoods. Current verdict: Rent.
📈 Price History
📊 Market Activity
📈 Market Analysis
Market Cycle
The Beaverton housing market is currently in a stabilization phase, reflected by an Ocity Market Temperature score of 62. After years of rapid appreciation, the market is correcting slightly, with a year-over-year price decline of -2.7%. This cooling trend indicates a shift from the frenzied seller's market of the past few years toward a more balanced environment.
Supply & Demand
Supply dynamics currently favor buyers. With 5.6 months of supply, the market sits on the cusp of a buyer's market (defined as 6+ months). Inventory is building, with 213 active listings compared to only 38 homes sold monthly. However, demand remains resilient in specific segments; 33.0% of homes still go off-market in two weeks, and the sale-to-list ratio remains high at 99.0%, suggesting well-priced homes move quickly.
Pricing Power
Sellers are losing pricing power, evidenced by 28.2% of listings requiring price drops. The median days on market has stretched to 44 days, giving buyers significantly more time to negotiate than in previous years. While the Beaverton real estate median price of $520,498 remains historically high, the deceleration in growth offers a window of opportunity for buyers who felt priced out previously.
Beaverton, OR Housing Market Forecast 2026–2028
🔮 Beaverton Price Forecast 2026–2028
Beaverton, OR Housing Market Forecast 2026–2028
Looking at the Beaverton housing market forecast for 2026-2028, the current data suggests a period of stabilization rather than significant growth. The recent YoY price change of -2.7% indicates a cooling phase, which follows a robust 5-year price change of 20.9%. With a price-to-rent ratio at 25.0x—well above the national average of 18x—affordability is a major constraint. This high ratio, coupled with a Market Temperature of 62/100, suggests that while the market isn't crashing, it lacks the momentum for rapid appreciation. The tech-driven economy of the Portland metro area will continue to support demand, but high borrowing costs and stretched affordability will likely keep a lid on price growth through 2026.
For potential buyers asking if Beaverton home prices will drop, the outlook is nuanced. The Risk Grade of A signals a stable market with strong underlying fundamentals, but the current "RENT" verdict makes a compelling case for waiting. Days on Market at 44 is reasonable, giving buyers some leverage they haven't had in years. As we move toward 2027 and 2028, Beaverton real estate in Beaverton 2027 will likely be shaped by local job growth at Nike and Intel, alongside broader affordability initiatives. The 5-year CAGR of 3.8% is a more realistic expectation for the medium term than the double-digit gains of the past.
A balanced assessment points to a market finding its floor. The median home price of $520,498 may see minor corrections or stagnation, but a steep decline is unlikely given the area's desirability and economic anchors. For investors, the high price-to-rent ratio makes it challenging to achieve strong cash flow, reinforcing the rent recommendation for now. However, long-term residents seeking stability will find Beaverton's market less volatile than speculative hotspots. The forecast is for modest, single-digit changes annually, with the potential for a slight uptick in 2028 if affordability metrics improve and interest rates ease, making this a market of steady, incremental growth rather than explosive gains.
Disclaimer: This forecast is a statistical projection based on historical price trends and should not be considered financial advice. Actual market outcomes may vary due to economic conditions, interest rates, local regulations, and other factors.
🏠 Rent vs Buy Analysis
Monthly Cost Breakdown
Financially, the decision to buy vs rent Beaverton properties leans heavily toward renting in the short term. The median rent stands at $1,545/month, while a mortgage on the median home price of $520,498 (assuming 20% down and 7% interest) would exceed $2,800/month in principal and interest alone, excluding taxes and insurance. This creates a significant monthly cash flow gap favoring renters.
5-Year Comparison
Over a five-year horizon, the math changes based on appreciation and rent inflation. However, the current 25.0x price-to-rent ratio (National avg: 18x) signals that buying is expensive relative to renting. If home prices remain flat or decline slightly, the renter invests the monthly savings in the stock market, likely outperforming real estate equity accumulation in the near term.
When Renting Wins
- Flexibility is a priority; the Beaverton housing market requires a 5+ year hold to break even transaction costs.
- Preserving liquidity; renting requires significantly less upfront capital than a down payment.
- Protecting against downside risk; with -2.7% YoY price changes, values are not guaranteed to rise.
When Buying Wins
- Locking in a fixed monthly payment; rent inflation in Beaverton may outpace mortgage costs over time.
- Long-term stability; owning in desirable Beaverton neighborhoods provides generational equity.
- Tax benefits; mortgage interest and property tax deductions can offset high carrying costs.
🧮 Can You Afford Beaverton? Interactive Calculator
Income Reality Check
Can you actually afford Beaverton?
A payment of $3,209 stretches your budget tight. Lenders prefer this under 28%. Expect little room for savings or vacations if you buy here.
💰 Investment Thesis
Cash Flow Analysis
Investors looking to invest in Beaverton will find cash flow challenging. With a median price of $520,498 and median rent of $1,545/month, the gross rental yield is approximately 3.6%. After deducting taxes, insurance, and maintenance (estimated at 35% of rent), the net yield drops significantly. A traditional buy-and-hold strategy here yields negative cash flow without a substantial down payment (30-40%).
House Hacking
House hacking is the most viable strategy for Beaverton real estate investors. By purchasing a multi-family property or a single-family home with an ADU potential, an owner-occupant can offset the high mortgage payment. The 25.0x price-to-rent ratio suggests that living in one unit while renting the others is the primary path to positive cash flow in this market.
Target Investor
The ideal investor for this market is a high-income earner seeking long-term appreciation rather than immediate cash flow. This profile benefits from the Risk Grade: A stability of the area, driven by the tech corridor (Nike, Intel). While immediate cap rate and CoC returns are compressed (likely 2-3% CoC), the bet is on the resilience of the local economy and future population growth.
🏘️ House Hacking Calculator Interactive Calculator
House Hacking CalculatorOwner-Occupied Multi-Fam
🗺️ Neighborhood Breakdown
Entry-Level
Neighborhoods like Aloha and parts of Cedar Hills represent the entry-level for the Beaverton housing market. These areas offer slightly lower price points, bringing the median closer to the $450k range. They are popular with young families and first-time buyers due to proximity to major employers and good school districts, though inventory moves fast here.
Mid-Range
The core of Beaverton neighborhoods like Raleigh Hills and South Beaverton sits near the city median. These areas feature established 1970s ranches and split-levels. The $520,498 median price is most reflective of these neighborhoods. They offer a balance of lot size and accessibility, maintaining value even as the broader market cools.
Premium
Premium segments are found in West Slope and the hills overlooking Tualatin Valley. Here, Beaverton home prices can exceed $800,000. These properties are less sensitive to the -2.7% market correction, as they cater to a wealthier demographic less impacted by interest rate fluctuations. Inventory here turns over slower but commands higher premiums when it sells.