Medford, Oregon Housing Market

How much can you negotiate in Medford?

Only 57 out of every 100 homes for sale have found a buyer. The other 43 are still waiting. Your offer may be the only one on the table. Few sellers are dropping their price. Asking prices are holding firm. Your discount will come from one stale listing, not from the whole market.

A typical Medford home takes 59 days to find a buyer. Half of them take even longer. That is 14% 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 403 homes for sale in Medford. That is the most in ten years. It is 5 times the low of Feb 2021. Every one of them competes with the house you want.

What to do about it

• Search Medford homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

Is now a good time to buy in Medford?

Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house. Medford prices have risen in 95 of the last 108 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

This market is turning. Which way is not settled yet. Check the monthly numbers above before you commit.

Who will rent from you in Medford?

In Medford, 41 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 45 in 100. Medford lost about 1,100 renter households in five years. Renter households average 2.3 people. Two and three bedrooms fit the typical renter.

Households grew 4% in five years. The housing stock grew 2%. Demand is outrunning supply. Just 5.0% of homes sit empty. A well-priced rental fills fast here.

The median Medford household earns $74,590 a year. Incomes here have grown 7.9% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 6.5 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. A tenant on the median income can pay about $1,865 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 Medford deal with?

• Price growth to assume — +2.2%/yr. Medford grew 5.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Medford grows about 2.2% a year. That is the number to type in. Prices rose 0.6% over the last year. That is a timing signal, not a trend.
• Months of carrying cost — 2. A typical home takes 59 days to sell. Budget that long when you exit or refinance. It is 14% slower than a year ago.
• Odds you cut your price to sell — 1 in 6. About 16% of homes on the Medford 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 — $272/sqft. The average listing runs +24% above the median. Luxury homes skew it. Comp your own size class per sqft.
• Competition when you exit — +33%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.
• Price-to-income ratio — 6.5×. A typical home costs 6.5 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $1,865/mo. 30% of the median household income of $74,590. Rents above this line shrink your tenant pool fast.

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

Yes, if you negotiate. Buyers have the upper hand in Medford right now. 57 out of every 100 homes for sale have a buyer, 16% of sellers have cut their price, and a typical home takes 59 days to sell.

Are Medford home prices going up or down?

Asking prices are at their highest point on record. You are buying at the top. Underwrite it that way. Prices are rising again. Every month you wait costs money. The question is no longer when. It is which house.

What price growth should I assume for Medford?

Assume +2.2% a year. Medford grew 5.4% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Medford grows about 2.2% a year. That is the number to type in. Prices rose 0.6% over the last year. That is a timing signal, not a trend.

How fast are homes selling in Medford?

A typical Medford home takes 59 days to find a buyer. Half of them take even longer. That is 14% 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 Medford a renters' market or an owners' market?

In Medford, 41 out of every 100 households rent. That is nearly half. The renter share is shrinking. Five years ago it was 45 in 100. Just 5.0% of homes sit empty. A well-priced rental fills fast here.

What rent can Medford tenants afford?

A tenant on the median income can pay about $1,865 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Medford household earns $74,590 a year.