As we open 2026, the Portland-area housing market feels steadier than it has in years. The frenzy has cooled, but demand hasn’t disappeared. Instead, the market has shifted into something more predictable—and more selective.
Across Lake Oswego, West Linn, and SW Portland, inventory is hovering around three to four months, a range that keeps prices from swinging wildly in either direction. Buyers have more options than they did a few years ago. Sellers no longer have an unlimited margin for error. The homes that succeed are the ones prepared, priced thoughtfully, and positioned with intention.
This isn’t a market driven by headlines. It’s driven by fundamentals.
What the Data Is Telling Us Heading Into 2026
Inventory
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Holding steady in the 3–4 month range
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Enough choice for buyers to compare homes
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Still below levels that signal a buyer-dominated market
Pricing
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Largely flat year-over-year across many sub-markets
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Expectation: flat to low single-digit appreciation
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Overpricing is punished quickly; correct pricing is rewarded
Interest Rates
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Slight downward pressure expected
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Even small rate improvements tend to bring buyers back into the conversation
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Demand increases without the supply shock we saw in past cycles
Bottom line: balance—not boom or bust.
What This Means for Sellers
In 2026, results are tied less to timing and more to preparation.
Homes that perform best:
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Updated or move-in ready
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Thoughtfully maintained
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Priced in line with recent, local sales—not aspirational numbers
What we’re seeing consistently:
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Great homes still sell over list
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Good homes sell quickly, but closer to market value
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Homes with deferred maintenance or niche appeal require flexibility and patience
The market is still rewarding sellers—but only the ones who do the work upfront. Needs some intail direction on prepping your home for the market? Check out my Preparing to Sell process HERE
What This Means for Buyers
Buyers have something they haven’t had in a while: leverage with limits.
Opportunities buyers have now:
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Time to evaluate homes instead of rushing
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Fewer bidding wars on average
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Strong negotiating position on condition, repairs, and terms
What hasn’t changed:
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Well-priced, high-quality homes still attract competition
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Waiting for a dramatic price drop often means missing the right home
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Preparation matters as much as price
The strongest buyers in 2026 will be decisive, informed, and realistic—not reactive. New to buying in Oregon? If you want to understand the buying process a little more, check out my step-by-step map HERE
The Bigger Takeaway
This market favors people who understand it.
Not those chasing headlines.
Not those waiting for perfect conditions.
But those making thoughtful decisions based on local data, timing, and goals.
If you’re considering a move in 2026—buying, selling, or both—the smartest first step is understanding how your specific neighborhood is behaving right now.
Want a Closer Look at Your Market?
Every neighborhood tells a different story. If you’d like a local breakdown—pricing trends, buyer behavior, or how your home would likely perform in today’s market— Check it out HERE.
FAQs
Is 2026 a good year to buy or sell a home in Lake Oswego?
2026 is shaping up to be a balanced year. Buyers benefit from more choice and steadier pricing, while sellers who prepare and price correctly continue to see strong results.
Will home prices drop in 2026?
Most Portland-area neighborhoods are seeing flat to modest price growth rather than sharp declines, especially for well-maintained homes.
Is inventory increasing in Lake Oswego?
Inventory has stabilized around three to four months, giving buyers more options without shifting the market fully in their favor.