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On the Block
Monthly Market Brief
A concise read on PNW regions, neighborhoods, pricing movement, buyer behavior, and where the market is headed.
Why Work With Grand Union
We help you navigate them with context, honesty, and a strategy built around your life, not just the market.
Story-first. not transaction-first
Your goal, timing and risk tolerance drive the plan, not the listing cycle.
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Region- and neighborhood-specific strategy
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You'll get the full truth on trade-offs before you're on the hook.
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The real Sherwood / Wilsonville story
Sherwood and Wilsonville look similar on a map—newer suburbs between Portland and Salem—but their housing dynamics rhyme more than they duplicate. In Sherwood, recent numbers show a median list price around $719k–$732k, a median sold price near $602k–$625k, and a seller-leaning market where prices have inched up roughly 2–3% year over year even as days on market lengthen. Wilsonville’s median list price sits around $659k–$667k with sold medians near $637k, modest 1–3% annual price growth, and a rising for-sale count as inventory gradually loosens. King City plays a niche role as a smaller, often 55‑plus–oriented market: a median sold price around $425k, up about 5.5% year over year in one snapshot, but with recent data showing prices in the low‑$420ks and some softening. Together, this corridor is about trading inner‑metro friction for newer homes, strong school districts, and direct freeway access to job centers from Portland to Wilsonville’s corporate parks.
Neighborhood profiles
Sherwood
$700k–$725k median | Move-up families, school-focused buyers | ~2–5% annual appreciation (inventory rising, still seller-leaning)
Sherwood is the classic high-performing west-side suburb: strong schools, large newer homes, and a historic main street wrapped in master-planned neighborhoods.
Recent data pegs the median listing price around $719k–$732.5k, with a median sold price near $602k–$650k and price per square foot around the high‑$200s to low‑$300s.
Year over year, median prices are up roughly 2–3%, while days on market have climbed more than 25%, reflecting a market that is cooling from pandemic frenzy but still clearly favorable to sellers.
Inventory is at its highest level in years, yet buyers remain active, especially in family-friendly tracts and view pockets. As an investment, Sherwood is a long‑horizon, fundamentals-driven play: you are paying for schools and suburbia with room to grow, not short-term arbitrage.
The main risk is timing—buying into a maturing price plateau means your return rides on steady, not spectacular, appreciation.
Wilsonville
$640k–$670k median | Dual‑income households, commuter pros | ~2–3% annual appreciation (stable, jobs-linked)
Wilsonville sits at the southern edge of the metro as a job-and-amenity hub: corporate campuses, big-box retail, and a thick ring of newer subdivisions and townhome communities.
The median list price sits near $659k–$667k, with recent sold medians around $637k and price per square foot around $300–$325. Year over year, sold prices are up roughly 2–3%, while for-sale counts have jumped more than 30%, signaling a market that is adding inventory faster than demand but still seeing homes clear.
Days on market have stretched into the 60–70 day range, but homes continue to turn as buyers prioritize freeway access and school districts without paying inner westside premiums.
As an investment, Wilsonville is a stability play tied closely to employment and infrastructure; its risk is more macro—rates and job cycles—than micro-neighborhood fragility.
Sherwood
$700k–$725k median | Move-up families, school-focused buyers | ~2–5% annual appreciation (inventory rising, still seller-leaning)
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King City and Tualatin Fringe
$425k–$550k median | Downsizers, budget-conscious west-siders | ~0–5% annual appreciation (mixed, age-segmented)
King City and the Tualatin fringe neighborhoods provide the lower- and mid-band of this corridor.
King City’s median sold price around $425k is up about 5.5% year over year in one report, with a median $/sq ft around $331 and a clear seller’s market profile—roughly 44% of homes selling above asking, despite average listing ages just under 50 days.
The housing stock is heavy on smaller single-level homes and age-targeted or 55+ communities, which limits buyer pool but also stabilizes demand from downsizers and equity-rich households.
Adjacent Tualatin neighborhoods, especially near the Wilsonville Town Center influence and along 99W, carry medians in the mid‑$500ks with $/sq ft in the high‑$200s and behave more like classic westside family suburbs. Together, they offer a more accessible price point into the west-side lifestyle, at the cost of smaller homes, more HOA rules, or more complex age and zoning overlays.
Sherwood / Wilsonville investment reality
Sherwood / Wilsonville is a corridor of newer, school-anchored suburbs with distinct roles: Sherwood as the higher-priced, inventory-growing family stronghold; Wilsonville as the job-tied, freeway-focused hub; King City and Tualatin as the smaller-home and mid-priced entry points. Price growth is modest but positive, and the real upside is in long-term, income-supported stability rather than quick gains.
Tier 1 is Sherwood: highest medians, strong schools, and a seller-leaning market where inventory is rising but demand remains deep.
Tier 1.5 is Wilsonville: slightly lower medians, employment-linked resilience, and steady 2–3% annual appreciation with growing options for buyers.
Tier 2 is King City and Tualatin fringe: lower medians, age- and product-specific demand, and appreciation that ranges from flat to mid-single digits depending on segment.
Your fit comes down to whether you want maximum school-and-house package (Sherwood), best commute and jobs adjacency (Wilsonville), or a more affordable, niche entry into the west-side story (King City/Tualatin).
Comparison Table
Neigbourhood | Median Price | Appreciation | Vibe | Best For |
|---|---|---|---|---|
Ladd's Addition | $680k | 3-5% (variable) | New restaurants, fast-changing, energetic | Young professionals and lifestyle-first buyers |
Belmont | $680k | Jan 5, 2022 | Jan 5, 2022 | Jan 5, 2022 |
Clinton | $680k | 3-5% (variable) | New restaurants, fast-changing, energetic | Young professionals and lifestyle-first buyers |
Hawthorne | $680k | Jan 6, 2022 | Jan 6, 2022 | Jan 6, 2022 |
Division | $680k | 3-5% (variable) | New restaurants, fast-changing, energetic | Young professionals and lifestyle-first buyers |
Why Work With Grand Union
We help you navigate them with context, honesty, and a strategy built around your life, not just the market.
Why Work With Grand Union
We help you navigate them with context, honesty, and a strategy built around your life, not just the market.
Story-first. not transaction-first
Your goal, timing and risk tolerance drive the plan, not the listing cycle.
Region- and neighborhood-specific strategy
Region- and neighborhood-specific strategy
Clarity when it counts
You'll get the full truth on trade-offs before you're on the hook.
On the Block
Monthly Market Brief
A concise read on PNW regions, neighborhoods, pricing movement, buyer behavior, and where the market is headed.
Know Where to Look (before you start looking).
Get our full guide to choosing the right PNW neighborhood, with local insights on infrastructure, home prices, and where people tend to stay or move out.
Stories Behind the Sold Sign
From the Grand Union blog: deep dives on deals, neighborhoods, and strategies that build both equity and community.
Still Not Sure Where to
Start? Contact Us.
Ready to embark on your real estate journey? Contact us today to schedule a consultation with one of our experienced agents.
FAQs
Who is Sherwood/Wilsonville best for?
Families and move-up buyers who want schools, master-planned neighborhoods, and a stable suburban rhythm.
What are common trade-offs?
Less urban culture and more driving, with a price premium in many areas due to school demand.
How do HOAs impact affordability here?
HOA fees and restrictions can materially change monthly cost and future flexibility.
Is this a good long-term hold area?
Often, yes—especially for lifestyle buyers with longer timelines.
How do I compare this region to Lake Oswego/West Linn?
Compare commute patterns, school priorities, and whether you’re paying for prestige vs. predictability.