Portland & Vancouver Regions Annual Market Reviews

Appraiser-curated year-end comprehensive reviews of residential market performance in the Portland and Vancouver Regions, using cleaned RMLS data. These annual summaries aggregate full-year trends, year-over-year comparisons, and multi-year context for key metrics including median and average prices, sales volume, cumulative days on market (CDOM), inventory months of supply, absorption rates, and sale-to-list price ratios—with deeper valuation insights such as how sustained shifts can influence functional or external obsolescence, highest and best use adjustments, or reconciliation in appraisals over time.

These reviews provide segment-specific clarity—carefully separating detached single-family homes, condominiums, attached housing on owned land, and manufactured homes on owned land—avoiding the common pitfall of conflating these distinct property types, which can distort trends, valuation accuracy, and appraisal reliability.

I treat the Portland Region (six Oregon counties: Clackamas, Columbia, Hood River, Multnomah, Washington, Yamhill) and Vancouver Region (four Washington counties: Clark, Cowlitz, Klickitat, Skamania) as distinct market areas to avoid the conflation common in official Portland–Vancouver–Hillsboro MSA reporting. This separation accounts for meaningful state-level differences in property taxation (Oregon’s Measure 50 vs. Washington’s levy system), disclosure requirements, regulatory environments, and data handling — all of which impact appraisal practice and trend analysis.

Primary focus remains the Portland Region six-county market area—see that page for full definition, county profiles, and appraisal context.

Vancouver Region coverage is emerging and will receive equivalent attention across all four defined counties.

All data is rigorously cleaned from RMLS sources—for common challenges (misclassifications, incomplete fields, status anomalies, etc.) and mitigation steps, see: RMLS Data Challenges.

Important note on sales volume: Annual totals may exceed the simple sum of quarterly reported sales due to isolated cases where agents update status or closing dates months later (e.g., pending-to-closed delays, retroactive corrections in RMLS). This reflects real-world MLS lag and ensures the annual review captures the most complete and accurate picture of the year’s activity.

These year-end reviews provide reliable long-term context for real estate agents (benchmarking and strategy), lenders (risk assessment over cycles), investors (trend spotting), attorneys (valuation support), and homeowners (big-picture awareness).

Portland Region Annual Market Reviews

Year-end performance overviews for the Portland Region across carefully segmented residential types (detached homes, condominiums, attached housing on owned land, manufactured homes on owned land, and potentially others as data expands). This segmentation prevents the frequent error of blending detached and condominium/attached trends, ensuring precise analysis of pricing dynamics, inventory behavior, market times, and segment-specific valuation considerations.

Vancouver Region Annual Market Reviews – Coming Soon

Vancouver Region coverage (Clark, Cowlitz, Klickitat, and Skamania counties) is planned for the year 2025. Annual reviews will mirror the Portland format, providing equivalent attention to all four counties with careful segmentation by housing type, the same metrics, year-over-year comparisons, and valuation insights. Check back for the first release or contact for custom bi-region or Vancouver-specific analysis.

Related Resources

• Portland Region – Six-County Market Area Overview
• RMLS Data Challenges — Common Issues, Impacts, and the Effort Required for Accurate Market Analysis
• Portland Affordability Index – PABAI: A Realistic Housing Qualification Metric for the Portland Region
• Areas Covered

Contact

Need a custom appraisal, deeper annual-style analysis, or bi-region insights for your Portland or Vancouver transaction? Contact Portland Appraisal Blog for institutional-grade reports tailored to agents, attorneys, investors, and homeowners.