Beaverton, Oregon Housing Market

How much can you negotiate in Beaverton?

Only 49 out of every 100 homes for sale have found a buyer. The other 51 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Beaverton home takes 48 days to find a buyer. Half of them take even longer. That is 18% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 539 homes for sale in Beaverton. That is 7.8 times the tightest month on record, but below the peak of 595. Supply is shrinking against last year.

What to do about it

• Start in 97006, 97007, and 97008. Those are the three softest ZIP codes in Beaverton.
• Filter for homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• In 97006 only 40 out of 100 homes have a buyer. You can lose a few offers there and still win.

Is now a good time to buy in Beaverton?

Asking prices are 20.6% below their May 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Beaverton prices rose in only 73 of the last 108 months. This market goes up and down. Timing matters here. Growth will not rescue a bad price.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

Who will rent from you in Beaverton?

In Beaverton, 44 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 42 in 100. Beaverton added about 3,600 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.

Households grew 7% in five years. The housing stock grew 7%. The two are moving in step. Just 3.6% of homes sit empty. A well-priced rental fills fast here.

The median Beaverton household earns $101,662 a year. Incomes here have grown 6.1% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 5.0 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. A tenant on the median income can pay about $2,542 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

That is the market, not your address. Run an address through the app to see its rent estimate and cash flow.

What numbers should you underwrite a Beaverton deal with?

• Price growth to assume — +1.1%/yr. Beaverton grew 4.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Beaverton grows about 1.1% a year. That is the number to type in. Prices fell 2.9% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 48 days to sell. Budget that long when you exit or refinance. It is 18% slower than a year ago.
• Odds you cut your price to sell — 1 in 4. About 26% of homes on the Beaverton market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $290/sqft. The typical Beaverton listing shrank from 2,047 to 1,676 sqft since Jul 2016. So median price hides real growth: 51% per sqft versus 27% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — -3%. That is how much the number of homes for sale shrank in a year. Your resale will face a smaller crowd than today's comps did.
• Price-to-income ratio — 5.0×. A typical home costs 5.0 times the median income. That is the national middle. Neither cash flow nor appreciation is free here. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $2,542/mo. 30% of the median household income of $101,662. Rents above this line shrink your tenant pool fast.

Is Beaverton a buyer's or seller's market in 2026?

Yes, if you negotiate. Buyers have the upper hand in Beaverton right now. 49 out of every 100 homes for sale have a buyer, 26% of sellers have cut their price, and a typical home takes 48 days to sell.

Are Beaverton home prices going up or down?

Asking prices are 20.6% below their May 2023 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Beaverton?

Assume +1.1% a year. Beaverton grew 4.2% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Beaverton grows about 1.1% a year. That is the number to type in. Prices fell 2.9% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Beaverton?

A typical Beaverton home takes 48 days to find a buyer. Half of them take even longer. That is 18% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is Beaverton a renters' market or an owners' market?

In Beaverton, 44 out of every 100 households rent. That is nearly half. The renter share is growing. Five years ago it was 42 in 100. Just 3.6% of homes sit empty. A well-priced rental fills fast here.

What rent can Beaverton tenants afford?

A tenant on the median income can pay about $2,542 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Beaverton household earns $101,662 a year.

Which Beaverton ZIP code has the most negotiating room?

97006. Only 40 out of 100 homes there have a buyer. 34% of sellers there have cut their price, and a typical home takes 52 days to sell.