The Portland Region – Six-County Market Area Overview

Colored map of Oregon showing the six-county Portland Region for residential appraisal purposes in Clackamas, Columbia, Hood River, Multnomah, Washington, and Yamhill Counties
Map of Oregon highlighting the six counties that define the Portland Region for Portland Appraisal Blog analyses and appraisal practice.
Via SunCatcherStudio.com

The official Portland–Vancouver–Hillsboro, OR–WA Metropolitan Statistical Area (MSA) encompasses seven counties across two states. While this bi-state definition serves broad economic and demographic comparisons, blending Oregon and Washington data in detailed residential appraisal analyses can introduce challenges due to differences in property tax structures—such as Oregon’s Measure 50 compression versus Washington’s levy-based system—disclosure requirements, and other statewide regulations.

For the purposes of this blog and my primary appraisal practice, the “Portland Region” refers to a practical, Oregon-focused area consisting of six contiguous counties: Clackamas, Columbia, Hood River, Multnomah, Washington, and Yamhill. This definition prioritizes a uniform regulatory environment and granular trend analysis across interconnected housing submarkets I examine in greatest depth.

Hood River County’s inclusion, despite its absence from the official MSA, recognizes strong market linkages through the Columbia River Gorge commute shed and recreational demand.

Comparison: Official MSA vs. Portland Appraisal Blog Definition

AspectOfficial Portland–Vancouver–Hillsboro MSAPortland Region (Portland Appraisal Blog)
Counties Included7 (5 Oregon + Clark and Skamania, WA)6 (Clackamas, Columbia, Hood River, Multnomah, Washington, Yamhill—all Oregon)
Hood River CountyNot includedIncluded due to Gorge market integration
Washington State CountiesClark and SkamaniaExcluded from primary analyses
Primary FocusBi-state metro (~2.54 million residents)Oregon residential market with consistent data and regulations
Comparison of the official bi-state Portland–Vancouver–Hillsboro Metropolitan Statistical Area (MSA) with the six-county Oregon-focused Portland Region used for this blog’s residential market analyses.

Quick-Reference County Overview

CountyCounty SeatPopulation (July 1, 2024 est.)Key Economic Drivers
ClackamasOregon City425,857Suburban growth, recreation, manufacturing
ColumbiaSt. Helens54,063Rural residential, river proximity, industry
Hood RiverHood River23,764Tourism, agriculture, recreation
MultnomahPortland795,897Urban core, diverse services
WashingtonHillsboro611,272High-tech, suburban family demand
YamhillMcMinnville110,886Wine industry, agriculture
Total—2,021,739—
Overview of the six counties defining the Portland Region, including county seats, 2024 population estimates, and primary economic drivers.
Source: U.S. Census Bureau Vintage 2024 population estimates.

Clackamas County

Mt. Hood reflected in Trillium Lake, Clackamas County, Oregon, illustrating recreational and view premiums in residential appraisal.
Trillium Lake with Mt. Hood reflection on a clear day, Clackamas County, Oregon. This iconic viewpoint highlights the recreational amenities and scenic premiums that influence residential values in the Mt. Hood foothills.
Via Canva Pro

Clackamas County, the third-most populous in Oregon, stretches from Portland’s southern suburbs to the western slopes of Mt. Hood. Its diverse geography includes dense suburban neighborhoods in cities such as Lake Oswego, Happy Valley, and Oregon City, transitioning to rural and recreational properties near Government Camp and the Clackamas River corridor.

Proximity to Mt. Hood National Forest drives significant value premiums for properties with unobstructed views or direct access to skiing, hiking, and lakes—factors that frequently require careful adjustment in comparable selection and reconciliation. Higher-elevation submarkets often exhibit stronger demand for second-home and lifestyle buyers, while lower areas benefit from commute convenience to Portland and Washington County employment centers.

A slightly higher share of residents aged 65 and over contributes to steady interest in accessible, single-level, and retirement-oriented homes.

Columbia County

Warrior Rock Lighthouse on Sauvie Island in Columbia County, Oregon, representing rural riverfront and floodplain residential properties.
Warrior Rock Lighthouse on Sauvie Island, Columbia County, Oregon. This quiet riverside landmark illustrates the rural, natural floodplain character and recreational appeal found along the county’s Columbia River frontage.
Via Wikimedia Commons

Columbia County offers a predominantly rural residential character along the northern Columbia River corridor. Communities such as St. Helens, Scappoose, and Rainier feature a mix of historic homes, farmland-adjacent properties, and riverfront parcels. Sauvie Island, shared partially with Multnomah County, provides additional natural recreation areas.

River proximity contributes both premiums—for scenic views and water access—and challenges, including floodplain designations that affect insurability and highest-and-best-use analysis. Industrial and port activity near the river can introduce external obsolescence considerations in nearby residential sales.

The county’s higher proportion of residents aged 65 and over supports demand for modest, low-maintenance rural homes with acreage.

Hood River County

Hood River Bridge and Mt. Hood from Hood River County, Oregon, highlighting Columbia Gorge scenic and recreational value premiums in appraisal.
The Hood River Bridge spanning the Columbia River, with Mt. Hood in the background, Hood River County, Oregon. This view illustrates the Gorge’s recreational amenities and scenic premiums that significantly influence residential home values.
Via Wikimedia Commons

Hood River County, the smallest by population among the six, is defined by the dramatic Columbia River Gorge landscape. The city of Hood River serves as a hub for wind sports, fruit orchards, and tourism, while surrounding areas feature vineyard estates and view-oriented properties.

Unobstructed Mt. Hood and Gorge views command substantial market premiums, often requiring careful comparable selection across lifestyle and second-home segments. Remote-work trends have strengthened ties to the broader Portland market, expanding the effective buyer pool.

Multnomah County

Iconic Portland Oregon White Stag sign in Old Town, Multnomah County, representing urban core historic and contemporary residential properties.
The iconic “Portland Oregon” sign in Old Town, Multnomah County. This landmark overlooks the historic district and Willamette River, illustrating the blend of preservation and urban vitality that characterizes much of Portland’s central housing stock.
Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)

Multnomah County forms the urban heart of the region, encompassing the city of Portland and inner suburbs such as Gresham. Housing stock ranges from historic craftsman and Victorian homes to high-density condominiums and modern infill developments.

Diverse submarkets—from downtown view condos to eastside neighborhoods—present frequent reconciliation challenges due to rapid style, condition, and location variances. A younger demographic, with the lowest share of residents aged 65 and over, drives strong demand for urban amenities and transit-oriented properties.

Washington County

Intel Ronler Acres high-tech campus in Hillsboro, Washington County, Oregon, illustrating employment-driven suburban residential value.
Intel Ronler Acres campus in Hillsboro, Washington County, Oregon—the heart of the region’s high-tech industry and a key driver of suburban residential demand.
Via Wikimedia Commons

Washington County has emerged as Oregon’s fastest-growing tech corridor, anchored by Intel, Nike, and numerous semiconductor firms in Hillsboro and Beaverton. Suburban communities such as Tualatin, Tigard, and Aloha offer family-oriented neighborhoods with strong school districts.

Proximity to major employers supports elevated demand and pricing for modern, larger homes suitable for tech-sector families. The county’s youngest demographic profile and highest median income reflect this employment base.

Yamhill County

Autumn vineyards and Mt. Hood view in Yamhill County, Oregon wine country, showing agricultural and scenic residential appeal.
Autumn vineyards with morning fog in Yamhill County wine country, Oregon. Distant view of Mt. Hood illustrates the scenic amenities that contribute to residential value in rural submarkets.
Via Canva Pro

Yamhill County is renowned for its rolling hills and thriving wine industry centered around McMinnville, Newberg, and Dundee. Properties often blend agricultural land with high-end rural residences and vineyard estates.

Transitions between active farmland and residential use require careful highest-and-best-use analysis, while scenic views—occasionally including distant Mt. Hood—add measurable premiums. A balanced age distribution supports both family and retirement demand.

Sources & Further Reading