Oregon Housing Market Update:

Your December Home Values Are In - Yamhill & Washington Counties

As we wrap up 2025, the Oregon housing market, particularly in the Portland Metro area, shows signs of stabilization amid national trends of improving affordability and easing mortgage rates. Drawing from the latest RMLS Market Action Report for November 2025 and Realtor.com data for Yamhill County, let's dive into the key statistics, what they mean for different market participants, and a forward look into 2026. As a real estate expert, I'll break it down to help you navigate these dynamics.

Recent local housing coverage has struck a more measured tone, cautious, but no longer pessimistic. After a slower year nationally, affordability has improved, buyers are re-engaging thoughtfully, and inventory levels are giving the market room to breathe. What’s most important, though, is how these shifts are playing out locally. Below is a closer look at what we’re seeing right now in Yamhill County and Washington County, and how each market is behaving as we head into 2026.

Yamhill County Market Snapshot

Yamhill County continues to perform as a relatively stable and accessible market. In November, the median sale price was approximately $480,000, well below Portland Metro’s $549,900 YTD median, which has helped sustain buyer demand despite higher interest rates earlier in the year. Homes averaged about 61 days on market, outperforming the Portland Metro average of 72 days, and suggesting that correctly priced homes are still attracting timely offers.

Year-to-date, closed sales in Yamhill County are down modestly, tracking closely with national patterns. Nationwide, only about 2.8% of U.S. homes were sold in 2025, the lowest turnover rate in decades. Compared to that backdrop, Yamhill County’s slowdown appears tied more to cautious buyer behavior than declining values. Inventory has increased while prices have seen only slight year-over-year softening and offers a combination of value, livability, and less competition than larger urban markets, making it one of the healthier “middle ground” markets in the Willamette Valley region.

Washington County Market Snapshot

Washington County continues to reflect its role as a higher-priced, employment-driven market within the region. In November, average sale prices across many Washington County areas ranged from the low-to-mid $500,000s, with Tigard and Wilsonville trending closer to $630,000+, and Sherwood at $700,000, placing them above both Yamhill County and the Portland Metro median. Homes spent roughly 70–75 days on market, similar to the metro average and slightly longer than Yamhill, reflecting increased buyer price sensitivity.

Compared to national trends, Washington County has remained relatively resilient, with Pending sales remarkably higher than one year ago and outperforming most Portland sub-markets. For instance, in the Tigard/Wilsonville area, pending sales rose 11.0% year-over-year, while Beaverton/Aloha saw a 6.6% increase. Overall, sub-areas like Northwest Washington County, Beaverton/Aloha, Tigard/Wilsonville, and Hillsboro/Forest Grove show average November sale prices from $542,600 to $683,100, with YTD medians ranging from $520,000 to $705,000.

Key Oregon Housing Stats for November 2025

The Portland Metro area, which encompasses much of Oregon's urban housing activity, experienced seasonal slowdowns but year-over-year stability in several metrics. Here's a summary from the RMLS report:

• New Listings: 1,437 (down 1.5% from November 2024, down 39.3% from October 2025)

• Pending Sales: 1,628 (up 2.9% from November 2024, down 18.1% from October 2025)

• Closed Sales: 1,520 (down 9.6% from November 2024, down 26.4% from October 2025)

• Inventory: 3.8 months (up from 3.0 months in November 2024)

• Total Market Time: 72 days (up 8 days from November 2024)

• Year-to-Date (YTD) Summary (through November):

  • New Listings: 29,237 (up 2.7% from 2024)

  • Pending Sales: 21,020 (up 1.3%)

  • Closed Sales: 20,324 (up 1.1%)

  • Average Sale Price: $613,600 (up 0.3%)

  • Median Sale Price: $549,900 (up 0.9%)

What This Means for Buyers, Sellers, and Downsizers

The data paints a picture of a transitioning market: inventory is up, sales are stable year-over-year, and prices are holding steady with minimal growth. Here's how it impacts key groups:

For Buyers

With inventory at 3.8 months in Portland Metro (a balanced market is typically 4-6 months), buyers have more options than in recent years. Longer market times (72 days metro-wide, 103 in Yamhill County) mean less competition and room for negotiation—evident in the 104 homes with price reductions in Yamhill County alone. YTD price increases are modest (0.9% median in metro), and falling mortgage rates (thanks to improved spreads) are boosting affordability. Nationally, home-buying power hit its highest since early 2022, and Oregon follows suit. If you're buying, now's a good time to lock in before potential 2026 demand surges.

For Sellers

Sellers face more competition with rising inventory, leading to longer sell times and occasional price cuts. However, pending sales are up 2.9% year-over-year in the metro, showing demand persists. In Yamhill County, closed sales averaged $532,900 in November, with YTD prices down slightly (-0.6%), so pricing competitively is key. The lock-in effect (homeowners reluctant to lose low rates) is weakening, but sellers with equity can still capitalize. Prep your home well and expect a more normal pace—homes aren't flying off the market like in 2021.

For Downsizers

Downsizers (often empty-nesters or retirees) benefit from current conditions. With stable prices and more inventory, you can sell your larger home (median size 2,024 sq ft in Yamhill) and downsize without overpaying. Equity gains from modest YTD appreciation (0.3% average in metro) provide a cushion, and lower rates make financing a smaller property easier. Nationally, turnover is low (2.8% of homes changed hands in 2025), but life events are pushing more moves—perfect for downsizers eyeing efficient, low-maintenance options in Oregon's suburbs.

What to Expect for 2026

Looking ahead, Oregon's housing market is poised for a "great reset," aligning with national forecasts. Experts predict moderate growth, with home prices rising 2-4% in the Portland area, driven by lower mortgage rates dipping to the low-6% range. Inventory will remain elevated, giving buyers more choices, while sales could increase 3-10% as affordability improves. The rate lock-in effect will continue to ease, bringing more listings online. In Yamhill County and similar counties, expect longer sell times but stable values, with Oregon outperforming national averages due to strong regional demand. Overall, 2026 should feel more balanced, with a stronger spring season as rates stabilize.

Ready to Make Your Move?

Whether you're buying, selling, or Downsizing in Oregon, these trends highlight opportunities in a shifting market. For personalized insights tailored to your situation, reach out today. Let's discuss how we can turn these stats into your success story. Contact me at [your email/phone] or visit [your website] for a free market analysis.

Contact Lacey Summers – Your Local Real Estate Expert

Have questions about the Yamhill County housing market or looking to buy or sell your home in Oregon? Let’s connect!

📞 Phone: (503) 435-7059
📧 Email: lacey@summershomesnw.com
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📍 Serving: Yamhill County, Southern Willamette Valley, and SW Portland Metro

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