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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 West Hills story
The West Hills story is not one neighborhood—it is a slope, from employment-heavy Beaverton and Tigard up through higher-elevation, view-oriented Bethany, Northwest Heights, and West Slope. Beaverton’s median list price sits around $525k–$689k, depending on zip and timeframe, with a January 2025 median list of $689k at $306/sq ft, and January 2026 Redfin data showing a $563k median sale price, up 3.9% year over year, with homes selling in about 63 days. West Beaverton specifically posts a median list price of $599k, $293/sq ft, and 67 days on market, with three-year median prices up nearly 25% and days on market down almost 20%. Tigard carries a median list and sale price around $625k at roughly $279–$304/sq ft, with June 2025 median sold prices at $603k, up 1.2% year over year, even as year-over-year figures from another dataset show a 6.4% dip in median sale price and a 5–6% drop in $/sq ft—classic signs of a market moving from hot to balanced. Bethany and the 97229/NW Heights band are the higher tier: Bethany’s median list sits around $775k–$785k, $307/sq ft, and 76 days on market with a 100% sale-to-list ratio in a still seller-leaning environment, while a February 2025 Bethany detached-home snapshot shows a $731k median list and $733k median sold with 73 median days on market. Together, these micro-markets trade a bit of commute and car-dependence for newer homes, good schools, and long-run demand tied to Washington County jobs.
Neighborhood Profiles
The real West Hills story
Neighborhood profiles
Beaverton and West Beaverton
$550k–$650k median | Tech-adjacent households, first/second-time buyers | -2% to +4% annual appreciation (cooling to balanced)
Beaverton is the westside’s workhorse: large employer base, diverse housing stock, and a market that has shifted from aggressively seller-favored to more balanced. As of January 2025, Beaverton’s median list price was about $689k at $306/sq ft, with inventory around 185 active listings and average days on market near 112 (median 84), all higher than prior years as inventory climbed. Zillow’s early‑2026 snapshot shows an average Beaverton home value around $520,499, down 2.6% over the past year, while Redfin reports a January 2026 median sale price of $563k, up 3.9% year over year, with homes selling in about 63 days. West Beaverton specifically shows a $599k median list price, $293/sq ft, and 67 days on market, with a 24.8% median price rise over three years and days on market down roughly 19.6%. For buyers, this means more choice, softening or flat per‑square‑foot prices, and the ability to negotiate (including on under‑$500k product) in a historically strong market. As an investment, Beaverton is a “steady compounder” rather than an upside rocket: returns are anchored to jobs and schools, and your risk is overpaying for new construction in pockets where inventory remains high.
$550k–$650k median | Tech-adjacent households, first/second-time buyers | -2% to +4% annual appreciation (cooling to balanced)
Beaverton is the westside’s workhorse: large employer base, diverse housing stock, and a market that has shifted from aggressively seller-favored to more balanced. As of January 2025, Beaverton’s median list price was about $689k at $306/sq ft, with inventory around 185 active listings and average days on market near 112 (median 84), all higher than prior years as inventory climbed. Zillow’s early‑2026 snapshot shows an average Beaverton home value around $520,499, down 2.6% over the past year, while Redfin reports a January 2026 median sale price of $563k, up 3.9% year over year, with homes selling in about 63 days. West Beaverton specifically shows a $599k median list price, $293/sq ft, and 67 days on market, with a 24.8% median price rise over three years and days on market down roughly 19.6%. For buyers, this means more choice, softening or flat per‑square‑foot prices, and the ability to negotiate (including on under‑$500k product) in a historically strong market. As an investment, Beaverton is a “steady compounder” rather than an upside rocket: returns are anchored to jobs and schools, and your risk is overpaying for new construction in pockets where inventory remains high.
Beaverton and West Beaverton
$600k–$650k median | Commuters, move-up families | ~0–3% annual appreciation (stabilizing, still active)
Tigard sits just south of Beaverton along 217 and I‑5, functioning as a slightly more affordable, heavily suburban counterpart. Realtor data lists 302 homes for sale with a median list price of $625k, median sale price also around $625k, $279/sq ft, and 61 days on market; year over year, Tigard shows a 6.4% drop in median sale price, a 5.38% decline in $/sq ft, and a small decrease in sale counts—signs of a market cooling from peak rather than weakening fundamentally. Rocket’s June 2025 data pegs the median sold price at $603k, up 1.2% year over year at $304/sq ft, and 232 active listings, with 67% of homes selling in under 30 days and an average listing age of 46 days, up from 31 a year before. Zillow estimates the average Tigard home value around $598k–$618k, up roughly 1.5% over the year, with a 0.996 sale‑to‑list ratio. West Slope (tied to 97221/near‑west hills) typically sees medians in the high‑$700ks–$800ks with $300+ per sq ft, aligning more with higher‑elevation product and mixed school feeds. As an investment, Tigard and adjacent hills markets offer relatively stable values, good freeway access, and a broad buyer pool, with the main risk being future freeway congestion and the potential for modest further price adjustment as high-rate era inventory clears.
Tigard and West Slope
$750k–$825k median | High-earning households, school and view buyers | -5% to +3% annual appreciation (seller-leaning, inventory rising)
Bethany, Northwest Heights, and the upper West Hills represent the crest of the westside: newer, often larger homes, top‑rated schools, and strong ties to Westside employment. Bethany’s median listing price sits around $775k–$784,900 at $307/sq ft, with 164 homes for sale and a 76‑day median time on market; the list-to-sale ratio is 100%, indicating that even as prices adjust, homes are still closing near ask. Year over year, Bethany’s median price is down roughly 5.8%, $/sq ft is down about 7.5%, and days on market have climbed over 13%, while for-sale counts are up 8–40% depending on timeframe. A February 2025 detached-home snapshot showed 20 active listings, a median list price of $731k and median sold price of $733k, and 73 days on market, describing a market with steady closings despite longer marketing times. In the broader 97229 area—including Northwest Heights—zip‑level data shows medians around $605k–$750k with $279–$354/sq ft, reflecting a spread from older stock to new view homes. Buyers here are paying for school rankings, newer housing stock, and hilltop or greenspace adjacency. As an investment, these neighborhoods remain blue‑chip suburban bets whose short-term softness is a function of rates and supply, not diminished desirability.
Bethany, Northwest Heights, and Upper West Hills
West Hills investment reality
West Hills distills into three tiers: Beaverton as the diversified, cooling core; Tigard/West Slope as the mid‑priced, commute‑optimized band; and Bethany/Northwest Heights as the higher-price, school and view play. Prices range from the low‑$500ks up into the $800k+ band, with appreciation now running in low single digits and depending heavily on submarket inventory and rate-driven demand.
Tigard and West Slope
$600k–$650k median | Commuters, move-up families | ~0–3% annual appreciation (stabilizing, still active)
Tigard sits just south of Beaverton along 217 and I‑5, functioning as a slightly more affordable, heavily suburban counterpart. Realtor data lists 302 homes for sale with a median list price of $625k, median sale price also around $625k, $279/sq ft, and 61 days on market; year over year, Tigard shows a 6.4% drop in median sale price, a 5.38% decline in $/sq ft, and a small decrease in sale counts—signs of a market cooling from peak rather than weakening fundamentally. Rocket’s June 2025 data pegs the median sold price at $603k, up 1.2% year over year at $304/sq ft, and 232 active listings, with 67% of homes selling in under 30 days and an average listing age of 46 days, up from 31 a year before. Zillow estimates the average Tigard home value around $598k–$618k, up roughly 1.5% over the year, with a 0.996 sale‑to‑list ratio. West Slope (tied to 97221/near‑west hills) typically sees medians in the high‑$700ks–$800ks with $300+ per sq ft, aligning more with higher‑elevation product and mixed school feeds. As an investment, Tigard and adjacent hills markets offer relatively stable values, good freeway access, and a broad buyer pool, with the main risk being future freeway congestion and the potential for modest further price adjustment as high-rate era inventory clears.
Bethany, Northwest Heights, and Upper West Hills
$750k–$825k median | High-earning households, school and view buyers | -5% to +3% annual appreciation (seller-leaning, inventory rising)
Bethany, Northwest Heights, and the upper West Hills represent the crest of the westside: newer, often larger homes, top‑rated schools, and strong ties to Westside employment. Bethany’s median listing price sits around $775k–$784,900 at $307/sq ft, with 164 homes for sale and a 76‑day median time on market; the list-to-sale ratio is 100%, indicating that even as prices adjust, homes are still closing near ask. Year over year, Bethany’s median price is down roughly 5.8%, $/sq ft is down about 7.5%, and days on market have climbed over 13%, while for-sale counts are up 8–40% depending on timeframe. A February 2025 detached-home snapshot showed 20 active listings, a median list price of $731k and median sold price of $733k, and 73 days on market, describing a market with steady closings despite longer marketing times. In the broader 97229 area—including Northwest Heights—zip‑level data shows medians around $605k–$750k with $279–$354/sq ft, reflecting a spread from older stock to new view homes. Buyers here are paying for school rankings, newer housing stock, and hilltop or greenspace adjacency. As an investment, these neighborhoods remain blue‑chip suburban bets whose short-term softness is a function of rates and supply, not diminished desirability.
How Grand Union Helps
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West Hills investment reality
West Hills distills into three tiers: Beaverton as the diversified, cooling core; Tigard/West Slope as the mid‑priced, commute‑optimized band; and Bethany/Northwest Heights as the higher-price, school and view play. Prices range from the low‑$500ks up into the $800k+ band, with appreciation now running in low single digits and depending heavily on submarket inventory and rate-driven demand.
Tier 1 is Bethany and Northwest Heights: $750k–$825k medians, seller-leaning conditions, and school-anchored demand with recent price and $/sq ft softening as inventory rises but buyers still pay near list.
Tier 1.5 is Tigard and West Slope: roughly $600k–$700k medians, modest appreciation or mild pullbacks, and strong freeway access plus varied housing stock that supports a large buyer pool.
Tier 2 is Beaverton and West Beaverton: $550k–$650k medians, cooling to buyer-balanced dynamics, and long-run stability backed by jobs and schools, especially for buyers willing to lean into slightly longer days on market and negotiate.
Your fit depends on whether you want maximum school-and‑house package (Bethany/upper hills), a middle‑path commuter suburb (Tigard/West Slope), or a more negotiable, inventory-rich employment hub (Beaverton).
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
Who is the West Hills best for?
Buyers prioritizing privacy, views, and prestige—often with higher budgets and longer holding timelines.
What are the biggest trade-offs?
Older homes, tricky access, and higher due diligence needs (maintenance, drainage, hillside considerations).
How should I think about resilience here?
Build risk planning into the decision early—especially for older homes and complex sites.
Is it a good long-term value area?
Often, yes for the right buyer profile, but the property’s condition and site specifics matter greatly.
How do I compare West Hills to Lake Oswego/West Linn?
Decide whether you’re buying for views/privacy and city proximity vs. schools/suburban stability.
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