hollywoodHUB is Portland’s newest 12-story tower rising over the Hollywood MAX station—222 permanently affordable apartments, including 32 three-bedroom units. The deepest affordable units are capped at $37,250 or less per year for a family of 4 (30% area median income), with subsidies like Project-Based Section 8 helping even lower-income families qualify. Residents will live across from Trader Joe’s and 24 Hour Fitness, steps from MAX, and blocks from Providence Hospital, the library, and Hollywood Theatre.
Full in-depth analysis with market data and what 30% AMI really means:
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hollywoodHUB delivers 126 family-sized affordable units—including 32 three-bedroom apartments—to Portland’s Hollywood Transit Center. Appraisal insights, market context, and what 30% AMI really means in a high-cost metro.
Wide view of hollywoodHUB construction at the Hollywood Transit Center, Northeast Portland – January 12, 2026. The full 12-story footprint and crane operations are visible on TriMet-owned land adjacent to the MAX station. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)
If you’ve driven I-84 through Northeast Portland in recent months, you’ve almost certainly noticed the new 12-story tower rising directly above the Hollywood Transit Center. From the freeway, it’s impossible to miss—cranes swinging, floors stacking, the structure already reshaping the skyline. But what exactly is being built there?
The answer is hollywoodHUB, a 224-unit (222 regulated affordable + 2 manager) transit-oriented development that will deliver one of the largest blocks of permanently affordable family-sized housing in recent Portland history—including 32 three-bedroom apartments in a building designed for dignity, not just density.
hollywoodHUB under construction at the Hollywood Transit Center, Northeast Portland – January 12, 2026. The 12-story structure towers over NE Halsey Street, with the crane lifting materials as work continues on TriMet land. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)Construction worker drills steel framing on an upper level of hollywoodHUB at the Hollywood Transit Center, Northeast Portland – January 12, 2026. Skilled tradespeople drive the daily progress of the 12-story affordable housing project, set for completion in Spring 2027. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)
Project Overview
hollywoodHUB is a 12-story building at 4110 NE Halsey St., directly integrated with the Hollywood Transit Center (MAX Red, Blue, and Green lines + multiple bus routes). Developed by BRIDGE Housing in partnership with TriMet (which owns the land via ground lease), the project broke ground in January 2025 and is targeted for completion in Spring 2027.
Total development cost is approximately $152 million—one of the largest single affordable housing investments by the Portland Housing Bureau (PHB) to date. PHB is contributing $45.4 million (from the 2016 Housing Bond and HOME-ARP funds), with additional support from Metro 2018 bond funds, Portland Clean Energy Community Benefits Fund (PCEF) grants for energy-efficient features (mini-splits, above-code insulation, EV charging), and $71.5 million in innovative tax-exempt bonds (a first for a nonprofit developer in this structure).
Unit mix (222 regulated affordable units):
43 studios
53 one-bedroom
94 two-bedroom
32 three-bedroom
Low-angle view of hollywoodHUB’s rising facade at the Hollywood Transit Center – January 12, 2026. The curved corner and 12-story height highlight the project’s density and modern design. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)
The number of two-bedroom units and three-bedroom units total 126; making “family-sized” units ~57% of the building. The emphasis on family-sized units—particularly the 32 three-bedroom apartments—is a standout feature. Three-bedroom apartments in new affordable housing are rare in Portland; most projects skew heavily toward studios and one-bedroom units, with two-bedroom sometimes reaching 20–30% and three-bedroom typically under 10%. hollywoodHUB delivers a meaningful block of larger units in a high-opportunity, transit-superior node.
Amenities and services include:
Onsite resident services by Impact NW
Indoor play area, teen lounge, community rooms
Courtyard/paseo, bike storage
Energy-efficient systems (PCEF-funded)
The location is a true walkability/transit paradise: no car needed. Trader Joe’s is directly across NE Halsey Street. 24 Hour Fitness is adjacent. Providence Portland Medical Center, Hollywood Library, Hollywood Theatre, Grant Park, schools, senior center, and restaurants/shops along Sandy Blvd are all within a 5–10 minute walk. Direct MAX and bus access connect to the entire metro.
The project provides no resident parking (only 9 spaces for staff and service vehicles), a deliberate design choice for transit-oriented development on public land. For any residents who retain car ownership, parking will likely require walking blocks away—Trader Joe’s small surface lot is frequently full during the day, and street parking near the transit center is limited and often restricted. While many households at 30–60% AMI are expected to be car-light or car-free, any higher-than-anticipated car retention could place modest additional pressure on nearby residential streets, many of which are already covered by Residential Parking Permit zones.
Aerial view of the hollywoodHUB construction site at the Hollywood Transit Center, Northeast Portland (January 2026). The building is steps from MAX lines, directly across from Trader Joe’s and 24 Hour Fitness, and within a 5–10 minute walk of Providence Health, the Hollywood Library, Hollywood Theatre, Grant Park, and other amenities. This transit-superior location enables true car-free living for residents. Via Google MapsThe existing Hollywood MAX station platform (Red, Blue, Green lines) directly adjacent to the hollywoodHUB site – January 12, 2026. The project’s location steps from high-frequency transit underscores its transit-oriented design. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)
Appraisal Implications
hollywoodHUB is a classic special-purpose, restricted-use property. Valued primarily via the income capitalization approach, it uses income-based rents (capped at ~28.5–30% of tenant income), high occupancy from waiting lists/subsidies, and cap rates adjusted downward from market-rate multifamily for lower risk and volatility.
Comparable sales are limited to other Low-Income Housing Tax Credit (LIHTC) / regulated affordable projects (scarce in Northeast Portland). Market-rate comps require deep discounts for functional and economic obsolescence from long-term affordability covenants (30–99 years), subsidy dependence, and limited buyer pool.
Appraisals are required (Oregon Housing and Community Services (OHCS) for LIHTC, bond underwriters) but focus on restricted/investment value to the developer/investor, not open-market hypothetical. Highest and best use for the TriMet-owned site is clearly regulated affordable transit-oriented development (TOD)—subsidies and public land enable 12-story scale that private market assembly would struggle to achieve.
Land value escalation (assessor data from Portland Maps) reflects redevelopment premium: $2.01M in 2023 → $5.25M in 2025, even pre-construction.
Neighborhood Market Context
The immediate Hollywood neighborhood has very limited recent sales of detached 2–3BR homes (only 14 over the period)—a very low number that reflects limited detached housing stock in the transit-hub area. To provide a meaningful local picture, the analysis incorporates the immediately adjacent neighborhoods of Rose City Park and Grant Park, which share the same transit access, walkability, and overall market profile.
Detached 2–3BR Homes – Combined Hollywood Node
Neigh / Group
Avg Close Price
Avg PABAI (60% AMI)
Avg Total SF
# of Sales
Avg Beds
Rose City Park
$610,181
47.04
2,023
284
2.68
Grant Park
$785,177
36.35
2,382
91
2.82
Hollywood
$573,852
46.33
2,232
14
2.79
Combined
$649,811
44.51
2,114
389
2.72
Data from RMLS pivot (last four years), limited to detached homes with 2 or 3 bedrooms. Hollywood had only 14 sales; adjacent areas provide context. Avg Total SF includes basements (avg 669 sq ft across the node). PABAI uses Fiscal Year (FY) 2025 HUD AMI at 60% ($74,460 for 4-person household, effective April 1, 2025), matching hollywoodHUB’s upper cap.
The Portland Appraisal Blog Affordability Index (PABAI) measures how the average close price compares to what a household at a given income level can qualify for under standard lending assumptions (e.g., 20% down payment, 28% debt-to-income ratio for principal, interest, taxes, and insurance). A PABAI of 100 means the market is exactly affordable at that income level. Values above 100 indicate excess qualifying capacity (more affordable), while values below 100 indicate a shortfall (strained affordability). For full methodology and the interpretation scale, see the PABAI explainer page.
PABAI Range
Interpretation
120+
Strongly Affordable
100–119
Moderately Affordable
80–99
Strained
Below 80
Severely Constrained
The combined PABAI of 74.19 at 100% AMI ($124,100 median family income) indicates a shortfall—even median-income households would require roughly $167,000 annual income to qualify for the average $649,811 home. At 60% AMI ($74,460, hollywoodHUB’s upper cap), PABAI drops to 44.51—typical qualification falls to less than half the average price. Of the 389 sales, only 36 (~9.3%) had PABAI ≥ 100 (excess capacity at 100% AMI); at 60% AMI, that drops to just 2.
While condominiums exist as a smaller-share ownership option in the area, the three-neighborhood node has little condominium inventory and detached homes remain the dominant preference for family-sized living.
What $37,250 Really Means—and How hollywoodHUB Changes It
The 71 units at or below 30% AMI target households earning no more than approximately $37,250 annually for a family of four (FY 2025 HUD Portland MSA figure). The 2025 federal poverty guideline for a family of four is $32,150. These families are living just above the poverty line in one of the country’s higher-cost metros.
After essential non-housing expenses—food, childcare, transportation, healthcare, utilities—very little remains for rent. A sustainable 30% burden leaves roughly $900–$1,000 per month total (rent + utilities). Market-rate 2–3BR apartments in Northeast Portland often exceed $2,000–$3,000/month, and detached homes average $4,207/month in PITI costs.
The result is often overcrowding, instability, and loss of dignity: multiple families or unrelated adults sharing small units, children without private bedrooms, constant moves to avoid eviction, skipped medical care or school activities to make rent. Privacy, quiet study space, and a sense of home become luxuries.
hollywoodHUB changes that equation. This is not shoddy or bare-bones housing. The 12-story building by Holst Architecture features energy-efficient design (PCEF-funded), modern finishes, onsite resident services through Impact NW, indoor play areas, teen lounge, courtyard, bike storage—and direct integration with the Hollywood MAX station.
Most powerfully, families in these units will live across the street from Trader Joe’s and a 24 Hour Fitness, steps from the MAX Red/Blue/Green lines, blocks from Providence Hospital, the Hollywood Library, and the historic Hollywood Theatre. For a family earning $37,250, this level of access—to fresh groceries, fitness, healthcare, education, culture, and transit—is nearly incomprehensible in Portland’s current market.
The 32 three-bedroom units (plus 94 two-bedroom) provide real space—likely 1,000–1,300 sq ft, private bedrooms, separate living/kitchen areas—at rents families can actually pay. This isn’t just shelter; it’s the restoration of dignity, stability, and opportunity for larger families who have been priced out of the city they call home.
24 Hour Fitness directly across the hollywoodHUB construction site – January 12, 2026. This major amenity, along with Trader Joe’s and other nearby services, exemplifies the opportunity-rich environment for residents. Photo: Abdur Abdul-Malik, Portland Appraisal BlogThe historic Hollywood Theatre (1926), just a short walk from hollywoodHUB along NE Sandy Blvd – January 12, 2026. This landmark cultural hub adds to the walkable, amenity-rich environment for residents. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0) The Hollywood Library, a central community resource just a short walk from hollywoodHUB – January 12, 2026. This modern branch offers books, programs, and gathering spaces for residents and families. Photo: Abdur Abdul-Malik, Portland Appraisal Blog (CC BY-SA 4.0)
Income Restrictions, Rent Mechanics, & Broader Implications
hollywoodHUB caps all 222 regulated units at 60% AMI ($74,460 for a 4-person household), with 71 units at ≤30% AMI ( $37,250). Rents are income-based (~28.5–30% of adjusted gross income + utilities allowance). A family of four at 30% AMI pays roughly $900–$1,000/month total.
The 55 units with Project-Based Section 8 vouchers (PBV) are especially significant. These federal subsidies are tied directly to the units—the Portland Housing Authority pays most of the rent directly to BRIDGE Housing, allowing families with very low or no income to live there while paying only ~28.5–30% of their adjusted gross income. This removes the risk of rent burden exceeding income and ensures stability even for the most vulnerable households. Other units may qualify for additional supports (e.g., state LIFT program, PHB incentives), but PBV is the backbone for the deepest affordability tier.
The generous public investment—including $45.4 million from the Portland Housing Bureau—funds high-quality construction, energy-efficient systems, and resident services that create a stable, dignified home environment for families who would otherwise face overcrowding or displacement.
Takeaway
hollywoodHUB is one of several significant affordable housing projects currently under construction or recently completed in the Portland Region as the city works to counter the inherent unaffordability of traditional detached homeownership for moderate- and lower-income households.
Even at the full area median income of $124,100 (FY 2025, 4-person household), the average detached 2–3BR home in the Hollywood node requires roughly $167,000 in annual income to qualify—well beyond what most families can sustain. At 60% AMI ($74,460, hollywoodHUB’s upper cap), the gap widens dramatically (PABAI 44.51), and at 30% AMI ($37,250), market ownership is simply out of reach.
Projects like hollywoodHUB, with its 126 family-sized units (including 32 three-bedroom apartments), layered subsidies, and transit-superior location, represent a deliberate policy response to this reality. Similar efforts include:
The Julia West House supportive housing tower, which recently opened to provide deeply affordable units with onsite services.
The Alberta Alive townhomes, rising opposite the historic Alberta Abbey as infill in a culturally rich corridor.
The Barbur Apartments groundbreaking, which highlighted plottage value in redevelopment along a key transit corridor.
These initiatives—while different in scale, target population, and financing—share a common thread: using public or acquired land, incentives, and creative partnerships to deliver housing that the private market alone cannot produce at accessible price points. As more projects come online, they will continue to reshape affordability, highest and best use assumptions, and neighborhood stability in the Portland metro area.
Thanks for reading—I hope you found a useful insight or an unexpected nugget along the way. If you enjoyed the post, please consider subscribing for future updates.
CODA
Are you an agent in Portland who wonders why appraisers always do “x”?
A homeowner with questions about appraiser methodology?
If so, feel free to reach out—I enjoy connecting with market participants across Portland and the surrounding counties, and am always happy to help where I can.
And if you’re in need of appraisal services in Portland or anywhere in the Portland Region, we’d be glad to assist.
$79M Barbur Apartments groundbreaking in SW Portland, with $27M from the city, illustrates plottage as parcel assemblage enables 150-unit affordable housing in a market area averaging $691,000 for ownership.
The Barbur Apartments site sits at the prominent intersection of SW Barbur Blvd and SW Capitol Hill Rd. Photo: Portland Appraisal Blog
Barbur Apartments Groundbreaking
Groundbreaking began in mid-December 2025 on the Barbur Apartments, a 150-unit affordable family housing project at the corner of SW Barbur Blvd and SW Capitol Hill Rd in Portland’s Hillsdale/Multnomah Village area.
Developed by Innovative Housing, Inc., the complex will have one three-story building and two four-story buildings, bringing the total unit count to 150. With one unit reserved for an onsite manager, 149 units will be income-restricted, with many configured as larger two- to four-bedroom layouts for immigrant and refugee families—alongside amenities such as a courtyard and community spaces. Completion is anticipated in Fall 2027.
The project has an estimated total development cost of approximately $79.4 million, with the Portland Housing Bureau contributing about $27.3 million alongside regional Metro Housing Bond funds, federal sources, and Portland Clean Energy Community Benefits Fund dollars for energy efficiency.
The project emphasizes transit access along the Barbur corridor. Approved plans include approximately 45 on-site parking spaces—a low ratio of roughly 0.3 spaces per unit that reflects the transit-oriented design.
Appraisal Implications: Plottage and Highest-and-Best-Use Shift
The site’s redevelopment offers a clear illustration of plottage—the added value created when contiguous parcels are assembled into a larger, more viable development parcel.
Four separate tax lots totaling approximately 2.19 acres were acquired together in February 2025 for just under $6 million. Individually, the parcels supported lower-intensity uses limited by size, zoning, and existing improvements.
Aerial view of the Barbur Apartments site from Portland Maps, showing the four assembled tax lots (outlined in red, totaling approximately 2.19 acres). Labels highlight the demolished single-family home parcel, the former Barbur Blvd Rentals commercial building, and the Safeway shopping center across the street. Image: Portland Maps
One parcel previously contained a 1927-built single-family home of approximately 2,336 square feet. Never listed on the open market, the house exhibited functional obsolescence relative to the corridor’s evolving highest and best use and was rapidly demolished.
View of one of the assembled parcels in December 2025. The 1927-built single-family home that once stood here has been fully demolished, illustrating its functional obsolescence as the site shifts to higher-density residential use. Photo: Portland Appraisal Blog
An adjacent commercial strip—formerly Barbur Blvd Rentals—remains standing but is now fenced within the secured construction zone.
The former Barbur Blvd Rentals commercial building, still standing as of December 2025, forms part of the assemblage. Photo: Portland Appraisal Blog
Combined, these parcels unlock a scale and density that individual lots could not support, demonstrating classic plottage principles in a transit-oriented location.
Directly across Barbur Blvd, there is a large Safeway complex.
The Safeway shopping center opposite the Barbur Apartments site—a major convenience for future residents. Photo: Portland Appraisal Blog
This Safeway has an impressive open-access parking garage underneath the store. The center’s covered and surface parking serves as a major existing amenity. Given the Barbur Apartments’ family-oriented unit mix and limited on-site stalls, residents and guests may increasingly rely on this convenient private lot for overflow. A recent visit to the garage mid-morning showed a nearly full garage. It’s possible daytime use of the garage may skyrocket once the apartment complex is built—a dynamic worth monitoring as occupancy begins in 2027.
Ground-level covered parking beneath the Safeway store, photographed on a Friday morning in December 2025. With only about 45 on-site stalls planned for the 150-unit project, this existing private amenity may see increased use by residents and guests for overflow parking. Photo: Portland Appraisal Blog
Market Context
In the immediate Hillsdale and Multnomah Village neighborhoods, closed sales from 2024–2025 reflect sustained demand amid limited affordability.
Type
# of Sales
Avg Close Price
Avg PPSF
Avg Total SF
Avg CDOM
Detached
351
$750k
$342
2,313
50 days
Condo
78
$445k
$321
1,382
68 days
Attached
13
$581k
$328
1,846
49 days
Total
442
$691k
$338
2,135
53 days
Source: RMLS closed sales data for Hillsdale and Multnomah Village neighborhoods, 2024–2025. Figures rounded for readability. Data: RMLS | Portland Appraisal Blog
Detached homes dominated activity with 351 sales at an average of $750,000 and brisk 50-day market times. Condominiums—the most accessible ownership segment by volume—averaged $445,000 across 78 sales, though with noticeably longer absorption (68 days CDOM). While attached homes (such as townhomes) represent a small segment of the market with only 13 transactions, they averaged $581,000—likely reflecting more recent construction (average year built 2010) and associated premiums.
These figures across all segments highlight significant ownership barriers in the submarket, reinforcing the role of regulated rental projects like Barbur Apartments for lower-income and larger families.
This assemblage aligns with broader efforts to expand housing supply through density and public investment, including recent regulatory reforms aimed at reviving Portland development.
Thanks for reading—I hope you found a useful insight or an unexpected nugget along the way. If you enjoyed the post, please consider subscribing for future updates.
CODA
Are you an agent in Portland who wonders why appraisers always do “x”?
A homeowner with questions about appraiser methodology?
If so, feel free to reach out—I enjoy connecting with market participants across Portland and the surrounding counties, and am always happy to help where I can.
And if you’re in need of appraisal services in Portland or anywhere in the Portland Region, we’d be glad to assist.
Early look at the Alberta Alive Townhomes rising opposite the historic Alberta Abbey in Northeast Portland—eight new permanently affordable homes in the King neighborhood.
Historic Alberta Abbey building at 126 NE Alberta Street in Northeast Portland’s King neighborhood, viewed across the street in December 2025. Photo: Portland Appraisal Blog (CC BY-SA 4.0)
Site work is underway on a corner parking lot in Northeast Portland’s vibrant Alberta Arts District, where eight new townhomes are rising directly opposite the historic Alberta Abbey.
The Alberta Alive Townhomes project, located at the northwest corner of NE Alberta Street and NE Mallory Avenue in the King neighborhood, will deliver permanently affordable three-bedroom homes through the Proud Ground community land trust model.
Satellite view of the Alberta Alive Townhomes construction site at NE Alberta and Mallory in Northeast Portland, opposite the historic Alberta Abbey. Image: Google Maps
Lead developer Community Development Partners (CDP), in partnership with Self Enhancement Inc. (SEI) and Proud Ground, has begun early site preparation. The project architect is Scott Edwards Architecture, with Owen Gabbert, LLC serving as general contractor. The three-story units will each offer 3 bedrooms, 2.5 baths, private porches, fenced yards, and dedicated parking—approximately 1,275 square feet of living space—in an all-electric design with sloped roofs to accommodate future solar panels, targeting Earth Advantage Platinum certification. Completion is anticipated in fall 2026, with home sales expected in spring 2027.
Early site preparation underway for the Alberta Alive Townhomes in Northeast Portland, with the historic Alberta Abbey visible in the background. Photo: Portland Appraisal Blog (CC BY-SA 4.0)
During a recent site visit, the blog author had the opportunity to speak briefly with John, site supervisor for general contractor Owen Gabbert, LLC. With experience on numerous affordable housing initiatives, including Habitat for Humanity builds, John’s passion for creating homes for families in need was readily apparent. He expressed optimism about the City of Portland’s current commitment to affordable housing and highlighted the role of recent system development charge (SDC) waivers in helping accelerate much-needed projects. John also pointed out an environmental benefit specific to this site: the former parking lot generated higher sewer fees due to impervious-surface runoff, and the new townhomes—with permeable features and reduced hardscape—will lessen the impact on the sewer system, delivering a double win for housing supply and infrastructure.
Site supervisor John of Owen Gabbert, LLC coordinating early work on the Alberta Alive Townhomes project (photo taken with permission). Photo: Portland Appraisal Blog
Market Context in King and Humboldt Neighborhoods
From an appraisal perspective, the King and Humboldt neighborhoods surrounding the Alberta Alive site continue to show robust demand for family-sized attached homes. Over the past four years, three-bedroom fee-simple units have averaged $574,900 in closed sales, with an average of approximately 1,650 square feet and $355 per square foot (24 sales, RMLS data). Notably, new-construction sales in this attached segment remain rare, with only four recorded over the same period.
For broader perspective, the 2024 Portland Region Attached Housing Market in Review reported an average sale price of $445,867 for non-condo attached homes across all of Multnomah County. The higher average in King and Humboldt illustrates the location premium associated with the Alberta Arts District and surrounding high-opportunity areas.
The eight new Alberta Alive Townhomes, at 1,275 square feet, are more compact than existing townhomes in the neighborhoods surveyed, indicating a tradeoff between size and quality. These townhomes—offering comparable three-bedroom layouts with modern amenities—deliver Earth Advantage-certified construction at prices restricted to households earning no more than 80% of area median income. This is made possible through the Proud Ground community land trust model and an approximate $217,000 per-unit contribution from the Portland Housing Bureau ($1.73 million toward the $6.03 million total development cost).
Appraisal Considerations for Community Land Trust Properties
The Alberta Alive Townhomes operate under a community land trust (CLT) structure in which buyers own the improvements (the townhome building) in fee-simple, but the underlying land remains owned by Proud Ground and is subject to a long-term ground lease. This legal arrangement imposes resale price restrictions and income qualifications to preserve affordability for future buyers.
As a result, these units do not serve as direct comparables for unrestricted fee-simple attached housing in the open market. Appraisers valuing nearby conventional townhomes must distinguish the hypothetical unrestricted market value of similar improvements from the encumbered resale price dictated by the ground lease.
That said, the introduction of high-quality new construction in a historically disinvested corridor can still provide positive externalities. Such projects often contribute to neighborhood stabilization and may exert an upward anchoring influence on surrounding market-rate properties.
For prioritized families—particularly those with historic ties to North/Northeast Portland or displaced descendants under the N/NE Preference Policy—Alberta Alive creates access to high-quality homeownership on terms that would otherwise be unattainable at market rates.
While the CLT structure enables meaningful wealth-building through mortgage principal reduction, limited appreciation, and potential intergenerational transfer, it intentionally caps resale prices to preserve permanent affordability—meaning owners forgo the full market upside available in unrestricted sales nearby.
Portland Appraisal Blog will keep an eye on this project’s progress and eventual absorption by the market.
Portland’s Temporary SDC Exemption for New Housing Units (2025–2028): Portland Appraisal Blog
Thanks for reading—I hope you found a useful insight or an unexpected nugget along the way. If you enjoyed the post, please consider subscribing for future updates.
CODA
Are you an agent in Portland who wonders why appraisers always do “x”?
A homeowner with questions about appraiser methodology?
If so, feel free to reach out—I enjoy connecting with market participants across Portland and the surrounding counties, and am always happy to help where I can.
And if you’re in need of appraisal services in Portland or anywhere in the Portland Region, we’d be glad to assist.
Julia West House, a 12-story mass timber tower in downtown Portland, opens with 90 units (89 regulated) of supportive housing for seniors amid ongoing regional affordability challenges.
Julia West House, Oregon’s tallest mass-timber affordable senior housing building, viewed from the street corner in downtown Portland. 580 SW 13th Ave, Portland, Oregon – December 2025 Photo: Abdur Abdul-Malik, Certified Residential Appraiser
Julia West House Opens in Downtown Portland
The Julia West House, a 12-story mass timber apartment tower in downtown Portland’s West End, officially opened in late 2025, delivering 90 units of permanent supportive housing targeted at formerly unhoused seniors. Located at 580 SW 13th Avenue on a former surface parking lot owned by First Presbyterian Church—the site of a historic home previously used for church programs—the project provides 90 total units: 89 regulated affordable units (60 studios and 30 one-bedrooms) reserved for individuals earning 30% or less of area median income, with the remaining unit serving as an unrestricted on-site manager apartment.
The tower retains the name Julia West House in honor of Julia West Lindsley, wife of the church’s first pastor, continuing a legacy of community service at the address. Situated directly across SW 13th Avenue from the Sam Galbreath Alder House—a renovated income-restricted single-room occupancy building also offering supportive services—the location creates a concentrated hub for permanent supportive housing in the West End. This focus addresses a critical segment of need: nearly a quarter of Portland’s unhoused population is age 55 or older, with BIPOC communities disproportionately represented.
Before-and-during views of the Julia West House site at 580 SW 13th Avenue in downtown Portland: pre-demolition historic structure (2023, top) and cleared site (2024, bottom) Image: Google Street View (composite screenshot)
On-site wraparound services, delivered by Northwest Pilot Project, Native American Rehabilitation Association of the Northwest, and Community for Positive Aging, include case management, health support, and programs to promote aging in place and housing stability. As Oregon’s tallest mass timber residential structure at 145 feet, the building utilizes cross-laminated timber floors and glulam beams above a concrete podium, enabled by Type IV-B heavy timber provisions. This construction method reduced embodied carbon, shortened the schedule by approximately 14 weeks, and incorporates biophilic and trauma-informed design elements—such as exposed wood ceilings—for resident well-being.
Financing combined public and private sources, including 4% Low-Income Housing Tax Credits and contributions from the Portland Clean Energy Community Benefits Fund, demonstrating a viable model for deeply affordable urban infill.
The Julia West House, a modern multistory building in downtown Portland, stands tall with its grid of windows and light brick facade—captured from a low angle that emphasizes its architectural presence. 580 SW 13th Ave, Portland, Oregon – December 2025 Photo: Abdur Abdul-Malik, Certified Residential Appraiser
Appraisal Implications
Residential Properties
Developments like Julia West House expand the supply of deeply affordable and supportive rental housing in the Portland metro area, where single-family inventory remains limited. These projects provide market evidence of ongoing efforts to address affordability and homelessness in central locations with strong transit access, informing highest and best use considerations for nearby properties and enhancing neighborhood marketability.
Multifamily Properties
Mass timber construction in high-density supportive projects sets emerging precedents for sustainable building practices, potentially affecting future replacement costs, capitalization rates, and development feasibility in urban zones. Restricted affordable units, supported by Low-Income Housing Tax Credits and similar programs, require appraisers to carefully isolate restricted interests from fee simple value. While challenges persist—as illustrated by the 1,863 vacant regulated units reported earlier this week—successful openings like Julia West House highlight effective delivery models for mission-driven housing with integrated services.
Market Context
Q3 2025 median prices for detached single-family homes stood at $600,000 regionally and $555,000 in Multnomah County, reinforcing the ongoing need for affordable alternatives beyond the for-sale market. Purpose-built supportive housing adds targeted supply that supports broader regional stability without directly competing in the single-family segment.
Sources & Further Reading
Julia West House opening and supportive housing overview: CoStar News
Thanks for reading—I hope you found a useful insight or an unexpected nugget along the way. If you enjoyed the post, please consider subscribing for future updates.
CODA
Are you an agent in Portland and wonder why appraisers always do “x”?
A homeowner with questions about appraiser methodology?
If so, feel free to reach out—I enjoy connecting with market participants across Portland and the surrounding counties, and am always happy to help where I can.
And if you’re in need of appraisal services in Portland or anywhere in the Portland Region, we’d be glad to assist.
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