MARKET INSIGHTS  |  CEDAR & STONE REALTY GROUP  |  FEBRUARY 2026

Is the Portland Spring Market Actually Hot? Here's What the Data Says.

You've heard the chatter. Spring is here, rates haven't moved much, and everyone seems to be watching the market and wondering: is now a good time to sell? The answer, as it almost always is in Portland real estate, depends on where you live.

The February 2026 RMLS Market Action Report shows a market that's picking up steam in some ways — new listings are up 17% year over year, pending sales are climbing — but the headline numbers don't tell the whole story. Two suburbs just 30 minutes apart are behaving in meaningfully different ways right now, and if you're thinking about selling, that difference matters.

Let's dig into Beaverton/Aloha versus Oregon City/Canby — and what the February data actually means for sellers in each area.

First, the Portland Metro Snapshot

Before zooming in, here's where the broader market stands heading into spring:

• Median sale price: $525,000 (down 2.5% vs. February 2025)
• New listings: up 17.1% year over year — more competition for sellers
• Pending sales: up 10.5% — buyers are actively making offers
• Average days on market: 91 — homes are sitting longer than a year ago
• Inventory: 3.6 months — still a seller's market, but loosening

The broad takeaway: buyer activity is increasing, but so is supply. Sellers who are well-priced and well-prepared are moving homes. Those who aren't are sitting — and 91 days on market is a long time to carry a home.

Now, here's where it gets interesting.

Beaverton / Aloha: High Volume, Strong Buyer Activity

The Numbers

Median Sale Price: $541,000

Average Sale Price: $543,400

Pending Sales YOY Change: +10.9%

Active Listings: 372  |  Closed Sales (Feb): 124  |  Avg. Days on Market: 74

What This Means for Sellers

Beaverton and Aloha are among the most active submarkets in the Portland metro, and February's data reflects that. With 372 active listings against 124 closed sales in a single month, turnover is healthy. Pending sales are up nearly 11% compared to last February — meaning buyers in this area are engaged and moving.

The 74-day average market time is notably better than the metro-wide 91 days. That gap matters: homes here are finding buyers faster than the Portland average, which suggests demand is holding up even as inventory increases.

The median and average sale prices are closely aligned ($541,000 and $543,400), which indicates a fairly balanced price distribution — sellers aren't getting dramatically bid up, but they're not leaving money on the table either.

What sellers should know: Beaverton/Aloha is a price-sensitive market. Buyers here tend to be practical and well-researched — they're often first-time buyers or move-up buyers with a budget in mind. Homes that are priced right and presented well are moving in under 74 days. Homes that are overpriced are sitting and accumulating days on market, which weakens your negotiating position.

The opportunity here is real — but it requires a smart pricing strategy from day one.

 

Oregon City / Canby: Higher Price Point, Steadier Pace

The Numbers

Median Sale Price: $600,000

Average Sale Price: $600,100

Pending Sales YOY Change: +7.0%

Active Listings: 236  |  Closed Sales (Feb): 69  |  Avg. Days on Market: 78

What This Means for Sellers

Oregon City and Canby tell a different story. The price point here is meaningfully higher — the median sale price of $600,000 is $75,000 above Beaverton/Aloha and $75,000 above the metro median. The striking thing is how tight the median and average sale prices are: at $600,000 and $600,100, they're virtually identical. That kind of alignment suggests a highly consistent market where most homes are trading within a narrow price band.

Volume is lower — 69 closed sales in February compared to 124 in Beaverton — but that's proportional to this market's price tier. Fewer transactions at higher prices is typical in this part of the metro. Pending sales are still up 7% year over year, which confirms buyers are active.

At 78 days average market time, homes here move slightly slower than Beaverton but still meaningfully faster than the metro average. The pool of buyers at the $600K price point is smaller than at $540K, which is simply math — but that pool is active right now.

What sellers should know: This is a move-up and lifestyle market. Buyers in Oregon City and Canby are often trading equity from a previous home, which gives them more patience and more purchase power. They do their research and they know value when they see it. Presentation and condition matter here as much as price — buyers at this level have choices and aren't afraid to walk away from a home that needs work.

If your home is in good condition and priced at or just under $600,000, the data suggests you're in a favorable position heading into spring.

 

Side-by-Side Comparison: February 2026

Metric	Beaverton / Aloha	Oregon City / Canby	PDX Metro
Median Sale Price	$541,000	$600,000	$525,000
Avg. Sale Price	$543,400	$600,100	$590,600
Days on Market	74 days	78 days	91 days
Pending Sales YOY	+10.9%	+7.0%	+10.5%
Closed Sales (Feb)	124	69	1,405
Active Listings	372	236	5,060

Source: RMLS Market Action Report, February 2026

So Which Market Is "Hotter"?

Neither market is universally better for sellers right now — they're just different, and your strategy should reflect that.

Beaverton/Aloha gives you a higher-volume environment with strong buyer activity, faster average absorption, and a price-sensitive buyer pool. If your home is move-in ready and priced between $500K–$580K, this spring market is genuinely favorable. Don't overprice — buyer agents know this market and so do the buyers they're working with.

Oregon City/Canby offers a more stable, slightly slower-paced environment at a higher price point. The fact that median and average sale prices are nearly identical suggests you won't get dramatically overbid — but you also won't get dramatically undercut if you're priced well. Condition and presentation will be the differentiators here.

In both cases, the metro-wide trend toward more inventory means the days of "list it on Thursday, get 10 offers by Sunday" are not the norm right now. The sellers who are succeeding are the ones who are preparing their homes, pricing strategically, and working with agents who understand the nuances of their specific submarket.

Thinking About Selling This Spring?

Whether you're in Beaverton, Aloha, Oregon City, Canby, or anywhere in the Portland metro, the February data makes one thing clear: market conditions vary significantly by neighborhood, and a Portland-wide headline number doesn't tell you what's happening on your street.

At Cedar & Stone Realty Group, we work with sellers throughout the Portland metro and Southwest Washington. We'll give you an honest assessment of what your home is worth in today's market — not last year's market, not the national market — and help you build a strategy that reflects where buyers are actually showing up.

Reach out to the team whenever you're ready. No pressure, no obligation — just a real conversation about what's right for your situation.

 

Cedar & Stone Realty Group  |  Serving the Portland Metro & Southwest Washington  |  cedarstonerealtygroup.com