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.
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.
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.
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.
The real Southwest story
Southwest is a study in contrast: Dunthorpe’s legacy estates, Multnomah Village’s small-scale main street, and a wide band of Southwest hills neighborhoods that behave like classic, car-forward suburbs with city ZIP codes. The broader Southwest Portland market shows a median listing price around $674,949, 421–430 homes for sale, $334/sq ft, and roughly 75 days on market, with prices up about 2.7–3.9% year over year and inventory slightly tighter than a year ago. Multnomah Village’s micro-data shows a median list price of $537,450, 39 homes for sale, $341/sq ft, and a 61‑day median days on market, with list prices down 11.55% year over year but price per square foot up 1.47%, signaling that smaller, well-located homes are holding value even as headline prices adjust. Dunthorpe sits apart: median listing prices around $1.9M–$2.3M, recent median sale prices between $1.79M and $2.7M depending on time frame, and homes that can sit 75–170+ days on market, shifting from “not very competitive” to “somewhat competitive” in different monthly reads. Together, these areas prove that Southwest is less about a single narrative and more about choosing between prestige, village walkability, and hills‑and‑cul‑de‑sacs stability.
Neighborhood Profiles
The real Southwest story
Neighborhood profiles
Dunthorpe and Collins View Edge
$1.8M–$2.4M median | High‑net‑worth households, legacy estate buyers | ~0–35% annual appreciation (ultra‑thin, luxury-volatility)
Dunthorpe is one of the region’s purest legacy‑estate markets: large lots, mature trees, river and Lake Oswego adjacency, and top-tier school access. Recent data points to median listing prices from roughly $1.85M to $2.3M, 12–13 active listings, and median sale prices between $1.79M and $2.7M depending on the period, with price per square foot sliding from over $600 in prior years to around $310–$513 in more recent reads. Homes here can sit on market 75–170+ days, often selling about 5–6% below list unless they are “hot” properties priced exactly to current demand. For buyers, Dunthorpe is less about timing a cycle and more about acquiring a scarce asset: buildable, well‑located land with substantial square footage and privacy. As an investment, returns are lumpy and sample sizes tiny; your outcome hinges on the specific property, hold length, and macro‑luxury trends more than neighborhood medians.
$1.8M–$2.4M median | High‑net‑worth households, legacy estate buyers | ~0–35% annual appreciation (ultra‑thin, luxury-volatility)
Dunthorpe is one of the region’s purest legacy‑estate markets: large lots, mature trees, river and Lake Oswego adjacency, and top-tier school access. Recent data points to median listing prices from roughly $1.85M to $2.3M, 12–13 active listings, and median sale prices between $1.79M and $2.7M depending on the period, with price per square foot sliding from over $600 in prior years to around $310–$513 in more recent reads. Homes here can sit on market 75–170+ days, often selling about 5–6% below list unless they are “hot” properties priced exactly to current demand. For buyers, Dunthorpe is less about timing a cycle and more about acquiring a scarce asset: buildable, well‑located land with substantial square footage and privacy. As an investment, returns are lumpy and sample sizes tiny; your outcome hinges on the specific property, hold length, and macro‑luxury trends more than neighborhood medians.
Dunthorpe and Collins View Edge
$550k–$650k median | Village-first buyers, downsizers, young families | ~‑1% to +3% annual appreciation (mixed, walkability‑anchored)
Multnomah Village and South Burlingame bring together “village” main street life and classic Southwest hills housing stock. Multnomah Village’s median listing price sits around $537,450 with 39 for‑sale properties, $341/sq ft, and 61 days on market; the median list price is down about 11.55% year over year, even as price per square foot is up 1.47% and days on market up 26.23%. Zip-level data shows a median home price in 97219 around $620,000, down about 1.1% year over year, with a flat to slightly negative one‑year projection—essentially a stable, gently adjusting market. South Burlingame and nearby hills neighborhoods track the broader Southwest trend: a median Southwest Portland list price near $675k, $334/sq ft, and 46–75 days on market, with home prices up roughly 0.8–3.9% year over year. Buyers pick this pocket when they want walkable coffee and restaurants, older but solid homes, and a calmer streetscape than inner eastside—often as a long-term “we land here and stay” move. As an investment, appreciation is modest but resilient, with the main risk tied to buying the wrong house (busy street, poor layout) rather than the wrong neighborhood.
Multnomah Village and South Burlingame
$650k–$700k median | Commuters, move-up households | ~1–4% annual appreciation (stable, car-forward)
The broader Southwest hills—covering Southwest Portland outside the hyper‑premium or hyper‑walkable pockets—behave like the metro’s classic, car-forward, tree-filled suburbs. Southwest Portland’s median listing price sits about $674,949 with 421 homes for sale, $334/sq ft, and roughly 75 days on market, with year-over-year list-price growth of 2.67% and a three‑year rise of 29.33%. Redfin reports a median sale price around $665k, up 3.9% year over year, with homes selling in about 46 days and closed sales up year over year. These areas offer larger lots than many eastside peers, good access to I‑5 and Barbur, and a mix of mid‑century and newer homes. For buyers, Southwest hills are a “quiet strength” play: not the most exciting appreciation story, but a consistent performer where well-kept homes in good micro‑locations see steady demand. The trade-off is dependence on cars and fewer truly walkable nodes, which matters more to some households than others.
Broader Southwest Hills (SW Portland)
Southwest investment reality
Southwest divides cleanly: Dunthorpe as ultra‑luxury estates, Multnomah/South Burlingame as village‑anchored middle‑upper, and the broader Southwest hills as stable, car-forward family stock. Prices span from the low‑$500ks up to multi‑million, and appreciation ranges from flat to high‑single‑digit depending on price tier and micro‑location.
Multnomah Village and South Burlingame
$550k–$650k median | Village-first buyers, downsizers, young families | ~‑1% to +3% annual appreciation (mixed, walkability‑anchored)
Multnomah Village and South Burlingame bring together “village” main street life and classic Southwest hills housing stock. Multnomah Village’s median listing price sits around $537,450 with 39 for‑sale properties, $341/sq ft, and 61 days on market; the median list price is down about 11.55% year over year, even as price per square foot is up 1.47% and days on market up 26.23%. Zip-level data shows a median home price in 97219 around $620,000, down about 1.1% year over year, with a flat to slightly negative one‑year projection—essentially a stable, gently adjusting market. South Burlingame and nearby hills neighborhoods track the broader Southwest trend: a median Southwest Portland list price near $675k, $334/sq ft, and 46–75 days on market, with home prices up roughly 0.8–3.9% year over year. Buyers pick this pocket when they want walkable coffee and restaurants, older but solid homes, and a calmer streetscape than inner eastside—often as a long-term “we land here and stay” move. As an investment, appreciation is modest but resilient, with the main risk tied to buying the wrong house (busy street, poor layout) rather than the wrong neighborhood.
Broader Southwest Hills (SW Portland)
$650k–$700k median | Commuters, move-up households | ~1–4% annual appreciation (stable, car-forward)
The broader Southwest hills—covering Southwest Portland outside the hyper‑premium or hyper‑walkable pockets—behave like the metro’s classic, car-forward, tree-filled suburbs. Southwest Portland’s median listing price sits about $674,949 with 421 homes for sale, $334/sq ft, and roughly 75 days on market, with year-over-year list-price growth of 2.67% and a three‑year rise of 29.33%. Redfin reports a median sale price around $665k, up 3.9% year over year, with homes selling in about 46 days and closed sales up year over year. These areas offer larger lots than many eastside peers, good access to I‑5 and Barbur, and a mix of mid‑century and newer homes. For buyers, Southwest hills are a “quiet strength” play: not the most exciting appreciation story, but a consistent performer where well-kept homes in good micro‑locations see steady demand. The trade-off is dependence on cars and fewer truly walkable nodes, which matters more to some households than others.
How Grand Union Helps
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Southwest investment reality
Southwest divides cleanly: Dunthorpe as ultra‑luxury estates, Multnomah/South Burlingame as village‑anchored middle‑upper, and the broader Southwest hills as stable, car-forward family stock. Prices span from the low‑$500ks up to multi‑million, and appreciation ranges from flat to high‑single‑digit depending on price tier and micro‑location.
Tier 1 is Dunthorpe: the highest medians, lowest liquidity, and returns tied to luxury market cycles and individual property quality more than neighborhood trends.
Tier 1.5 is Multnomah Village and South Burlingame: solid mid‑$500k–$650k pricing with walkability and small‑town feel driving steady demand even as headline list prices adjust.
Tier 2 is the broader Southwest hills: mid‑$600k medians, modest appreciation, and a “sleep-well” ownership profile for buyers who prioritize space, trees, and freeway access over a hot restaurant row.
Your fit depends on whether you are trading up for prestige acreage, seeking a village main street, or optimizing for quiet, long‑term family stability.
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.
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
What’s the vibe of Southwest Portland?
Trees, hills, quieter streets, and a bridge between city and westside suburb patterns.
What are the common trade-offs?
Terrain, commute routes, and sometimes older housing stock that needs careful due diligence.
Is Southwest Portland good for families?
Many pockets are—depending on school priorities and commute patterns.
How do hills affect day-to-day living?
Parking, winter driving, and walkability can change—so it’s worth visiting at different times.
How do I choose between Southwest and the Close-In East Side?
Decide whether you’re prioritizing quiet/green space vs. walkable culture and central access.
Buy, sell, or invest with a team that knows the house, the block,
and the stakes behind the deal.
Good real estate should protect the client and strengthen the place.
Whether you are buying, selling, or investing, Grand Union brings local context, disciplined strategy, and a commitment to leaving something useful behind.
Copyright (c) 2026 Grand Union
Copyright (c) 2026 Grand Union
Buy, sell, or invest with a team that knows the house, the block, and the stakes behind the deal. Grand Union brings local context, disciplined strategy, and a commitment to leaving something useful behind.
Copyright (c) 2026 Grand Union