The market most people are reacting to isn’t the one that’s actually moving.

Clarity when it counts

You'll get the full truth on trade-offs before you're on the hook.

Every deal gives back

A portion of every commission supports Proud Ground (affordable homeownership) and Outdoor School (science education).

The Grand Union Way

Our market intelligence starts with one idea: decisions should follow local evidence—not national noise. We track price tiers and bands, days on market, price-cut rates, and where institutional capital is going, then translate that into actual moves—when to buy or list, which ranges are heating up, and where the next decade of value is taking shape.

Story

Neighborhoods

Financing

Execution

The Grand Union Way

Our Process

We move in four clear phases:

Execution

Story

Financing

Neighborhoods

Step 1: Reality Check—What's Actually Happening

Portland headlines may say correction, but the numbers point to normalization: more inventory, steady median price, stronger buyer leverage, and a market where sellers still have space if the strategy is sharp.

Step 2: What Changes Next

If rates move from around 6.5% toward 6.0–6.25%, buying power improves and entry-level demand can wake up fast, which means waiting until April may miss the early move.

Step 3: Where the Market Actually Moves

Portland is not one market: entry-level homes still move quickly, the middle tier is balanced enough to punish weak strategy, and higher-priced homes create more space for patient buyers and smarter deals.

Step 4: How Money—and Psychology—Are Moving

Many buyers still compare today’s rates to 2020, which can make the market feel worse than the numbers suggest, while institutional capital continues to move into Portland’s strongest long-term zones.

Our Process

We move in four clear phases:

Step 1: Reality Check—What's Actually Happening

Headlines still say "Portland correction," but the numbers disagree. Closed sales are up about 8% year-over-year, median price is stable around 575K, listings are up 22%—more options, not panic—and the average price near 612K shows the upper tier holding firm. This isn't collapse—it's normalization, with more leverage for buyers and strategic space for sellers.

Step 2: What Changes Next

Rates around 6.5% are expected to dip into the 6.0–6.25% range, and every 0.25% drop adds roughly 8% more buying power. That shift reactivates sidelined buyers, especially in entry-level price bands, and pulls the spring market forward in the 400K–550K range—if you're waiting until April, you're already late.

Step 3: Where the Market Actually Moves

In the 400K–550K band, homes move in 18–25 days and only about 15% see price cuts, with multiple offers still common. The 550K–750K tier takes 35–50 days and roughly 45% cut price—a truly balanced zone where strategy matters—while 750K+ runs 60–90+ days with around 65% cutting, creating a slower arena for patient buyers and smart deals. Portland still outperforms other Oregon markets like Bend, Eugene, and Salem thanks to jobs, infrastructure, and population growth.

Step 4: How Money—and Psychology—Are Moving

Buyers are anchored to 2020 rates in the 2.75–3.5% range, so 6.5% feels "expensive," even though the 30-year average sits near 6.2%. That perception gap is a buying window in Portland, just as more than 1.2B in institutional capital flows into multi-family, Northeast Portland, Beaverton/Tigard, and close-in luxury zones. Institutions are betting on Portland's 10-year upside—we help you position with them, not against them.

The Numbers That Matter

Sales are up roughly 8% year-over-year, median price hovers around 575K (only about 2% down), and listings are up 22%, signaling more leverage but no crash. By tier, 400K–550K runs 18–25 days on market with minimal cuts, 550K–750K sits at 35–50 days with around 45% cutting, and 750K+ stretches to 60–90+ days with about 65% cutting. Compared to Bend, Eugene, and Salem, Portland Metro is only down about 2% overall but still posting positive 1.2% year-over-year growth, backed by over 1.2B in institutional investment in key submarkets.

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

Clarity when it counts

You'll get the full truth on trade-offs before you're on the hook.

Every deal gives back

A portion of every commission supports Proud Ground (affordable homeownership) and Outdoor School (science education).