Portland–Vancouver Market Update: September 2025
If you’ve scrolled Zillow lately or caught a real estate headline, you’ve probably seen some pretty bold statements: “Portland is officially in a buyer’s market” or “Your Zestimate is the key to your home’s value.”
Here’s the truth: algorithms don’t price homes, and headlines don’t sell them.
Why Automated Estimates Miss the Mark
Zillow and other online valuations can be off by tens of thousands of dollars. Sometimes they’re too high, sometimes too low—but rarely right on target. Real estate pricing isn’t just about square footage and bed/bath counts; it’s about condition, updates, neighborhood, demand, and timing. Those factors are constantly shifting.
That’s why I always track local data weekly by zip code and neighborhood. Because in today’s market, strategy and nuance matter more than ever.
Portland Metro Snapshot (Aug 22–28, 2025)
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New Listings: 368 (down 20.9%)
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Pending Sales: 2,600 (down 0.8%)
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Closed Sales: 280 (up 6.9%)
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Time on Market: 68 days (up 9.7%)
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Average Sale Price: $660,200 (up 7.0%)
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Median Sale Price: $570,400 (up 5.6%)
👉 Fewer listings hit the market last week, and homes are taking longer to sell. Yet prices are still climbing, showing that demand is holding steady for the right properties.
Clark County Snapshot (Aug 22–28, 2025)
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New Listings: 110 (down 22.5%)
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Pending Sales: 837 (down 0.1%)
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Closed Sales: 94 (up 40.3%)
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Time on Market: 50 days (down 35.9%)
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Average Sale Price: $605,100 (down 1.5%)
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Median Sale Price: $563,900 (down 1.8%)
👉 In Clark County, homes are actually selling faster—even with fewer new listings. Prices dipped slightly, but closed sales jumped, showing that buyers are still active when homes are priced strategically.
What It All Means
Yes, some segments (like condos, the Pearl, and homes needing major updates) are leaning more buyer-friendly. But in other neighborhoods, competition remains strong.
This is why real estate is hyper-local. A “buyer’s market” headline might grab attention, but it doesn’t tell you what’s happening in your zip code or for your type of property.
Whether you’re thinking about making a move this fall or just starting to plan for the next few years, having a clear strategy is key. Every neighborhood is moving at its own pace, and what works in one zip code may not apply in the next. If you’d like a breakdown of what’s really happening around your home—or the area you want to buy into—let’s connect and talk through the numbers together.
📲 Reach out anytime—I’d love to walk you through what’s happening in your neighborhood.
