Crestwood—Neighborhood Analysis of Single-Family Residential Homes (November 2019)

The Crestwood neighborhood is part of the Southwest portion of Portland and is one of the periphery neighborhoods. This neighborhood is largely residential with minor commercial and one city park (Dickinson). This neighborhood has a overlapping section with the adjacent Ashcreek, but that small section is omitted in the following analysis.



Appraisers endeavor to take the measure of a neighborhood with a variety of tables, charts, and graphs. It helps them to frame the value opinion and see how the subject property relates to the neighborhood as a whole. Before we dive in, a…

Quick Note

The following information is based on detached single-family residential homes that were sold and/or listed on the open market as reported by RMLS—the primary MLS service for the City of Portland. Data was pulled from the year 2000 to the present date. The data export was checked, validated, and scrubbed of obvious errors using custom tools developed by the author. With that out of the way, let’s look at some neighborhood stats.

Neighborhood Statistics Overview

The following table summarizes important metrics for the neighborhood. Each column is independent of the others and the basement square foot column reflects only properties with a basement.


Approximately 3% of sales in the neighborhood were new constructions.

The following scatter plot shows all closed-sale detached single-family residences  (with a red trendline):


The neighborhood suffered during the housing crisis, but has recovered with prices generally higher than they were before the crash. The following chart shows quarterly average and median sales prices over the last two years:


Percentile rank is a way of seeing price bands for the neighborhood. For instance, the 50th percentile, or median rank, shows that half of all sales since the year 2000 have been under $279,900. Prices are fairly clustered all the way up to the 90th percentile:



The following table shows important marketing information for both the last two years and since the year 2000:



The “SP/OLP” label stands for “sales price/original list price” ratio. This is an important metric, as it shows what the particular property sold for relative to the original list price that was advertised. The “SP/LP” column tracks what the sales price was relative to the final published list price. This column, while not as important as the first one, still yields important insights as to the direction of negotiations. The “DOM” column tracks the days on market for all properties sold and listed and helps frame expected marketing time. Finally, the “CtL” label stands for “contract-to-list” ratio. It is the number of pending sales divided by the total number of listings. A low ratio means many properties are sitting on the open market waiting for offers. A high ratio indicates properties are being absorbed by the market quickly, commonly referred to as a “seller’s market.”

As of this post date, there are more properties under contract than waiting for an offer.

The following table more closely examines DOM as well as CDOM (cumulative days on market). CDOM is also an important metric as homes are often taken off the market and then subsequently relisted (typically at a lower price). The CDOM metric can give you a better idea of total expected marketing time. The table breaks out DOM & CDOM by price segment:



Let’s wrap up the neighborhood statistics overview with the following table showing the sales terms in the market over the last two years:



Conventional financing is predominant, with the majority of the remaining sales being cash buyers or buyers using FHA financing.

Let’s conclude our tour of Crestwood with a histogram analysis of the neighborhood:

Histogram Analysis



Most properties in the neighborhood are between 30-69 years of age.

Bathroom Count



A home with two full bathrooms is the most typical for the market.

Bedroom Count



The vast majority of homes are have either three of four bedrooms.

Garage Stall Count


Most homes in the neighborhood have a two-car garage.

Total Square Footage

Total SF

This metric includes above-grade living area and basement space for a combined figure. The median total square footage for the neighborhood is ~1,800 sq. ft.

Gross Living Area


Gross living area only consider non-basement living space. Often the market reacts more strongly to gross living area, usually applying a discount to basement space. Median gross living area is approximately 1,400 sq. ft.

Level Count

# of Levels

The majority of properties are two levels in this neighborhood, although a single-level is very common.

Lot Size


The median lot size for home in the neighborhood is ~9,150 sq. ft. 

Sales Price

Sales Price

This histogram includes sales prices over a 20-year period. The median sales price over the last 20 years is: ~$280,000; and the median sales price over the last 2 years is: $437,000.

The highest sales price obtained in the neighborhood (on the open market) was $1,095,000 on 10/16/2018. The home was a new construction at the time of the sale and has 4,050 total square feet.

# of Sales


# of Sales

The number of sales in the neighborhood have been trending lower this year as compared to the previous two.

So, there you have it, a market overview for the Crestwood neighborhood!

Appraisal Reports

If you are a homeowner and are looking to sell your home, you would greatly benefit from a prelisting appraisal. Our firm will bring high-level analytics to your report and give you a sound understanding of the current market.

If you are an agent and need detailed neighborhood analysis, or analysis of specific areas or specific segments of the market, please contact us and we can generate a custom report to help you frame a listing price for your client!

Author: portlandappraisalblog

Associate with A Quality Appraisal, LLC. Portland & Vancouver area appraiser covering Clackamas, Clark, Cowlitz, Multnomah, and Washington counties. Licensed in Oregon and Washington!

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