Tag: Residential Appraisal

Appraisal Deep Dive: Portland’s Starter Home Market (Q3 2025) — What $469k Really Buys

Q3 2025 RMLS data shows the Portland Region’s detached starter homes (5th–35th percentile) average $469k and are dominated by mid-century builds on larger lots—with new construction offering modern features but far less space. Appraisal and buyer insights below.

Yellow 20th-century bungalow in the Portland area typical of starter homes.
A classic early-20th-century bungalow in the Portland area—the type of modest, well-loved home that dominates today’s starter-tier inventory.
Via Canva Pro

Earlier this month, Redfin highlighted Portland as one of the stronger markets nationally for starter-home activity, defining starter homes as sales in the 5th–35th percentile by price. We adopt the same percentile convention here for consistency.

Redfin’s reported median of approximately $420,000 for Portland starter homes includes all property types (condos, townhomes, and single-family). Focusing solely on detached single-family residences—a popular choice across the region, including for many urban buyers seeking yard space and privacy over attached ownership—Q3 2025 RMLS data for the 5th–35th percentile tier shows an average close price of $469,000.

Few would be surprised that new construction plays a limited role in true entry-level pricing—after all, building costs remain elevated. Yet the data shows builders are still delivering a modest but meaningful number of brand-new homes into this tier (about 4.2% of starter sales, compared to 9.1% across the full market). This demonstrates that, through efficient design, infill strategies, and lot divisions, new product can compete in the lower price bands.

Local buyers want to know: how much home does a starter budget actually buy? This analysis examines square footage, lot size, build era, and location differences across counties—revealing a market dominated by mid-century homes with a modest but noteworthy presence of brand-new construction.

How Much Home a Starter Budget Buys by County

The table below summarizes Q3 2025 closed sales for detached single-family homes in the 5th–35th percentile across the core Portland Region counties (Hood River row excluded due to only two qualifying sales).

CountyAvg Close PriceAvg Yr BuiltAvg Total SFAvg Acres# of Sales
Clackamas$474,73819651,5530.279256
Columbia$457,10819831,7740.61758
Mult.$459,90919511,5910.163666
Wash.$488,95419761,4950.154323
Yamhill$453,52219811,5320.197113
Grand Total$468,59519631,5650.2031,418
Data: RMLS | Portland Appraisal Blog

Multnomah County drives nearly half the volume, delivering the oldest average build year (1951). Washington County posts the highest average prices and hosts the most new construction. Outer counties like Columbia and Yamhill provide newer homes on larger parcels, though with far fewer transactions.

Surprisingly, across the region, starter homes are very similar in average price. The standard numerical metrics which are easy to see in RMLS, (e.g. total square footage, lot size, year built, etc.), are not the primary determinant of value. As we shall see, what matters more is quality, condition, and overall site & functional utility. Buyers in the starter home tier make conscious trade-offs between older homes with larger lots and newer homes with little to no functional backyard.

Of all the standard numeric metrics, total square footage shows one of the stronger relationships with price in the starter tier—though the influence is still modest.

Scatter plot of Close Price versus Total Square Footage. The graph shows a slight tilt, indicate a noticeable though modest correlation between the two variables.
Close Price vs. Total Square Feet for Starter-Tier Detached Homes ≤ 0.5 Acres (Q3 2025 RMLS data – 1,380 observations).
Note: The Y-axis begins at $350,000 to allow for better viewing of the dataset.

Larger homes tend to sell for higher prices, though with considerable variation—most sales fall between 1,200 and 2,000 square feet. The very slight tilt to the right indicates a weak but present relationship between starter home size and close price. The coefficient of determination (R2) for this graph is 0.1253, meaning total square footage explains only about 12.5% of the variation in price. Since total square footage is often one of the primary determinants of value in the broader housing market, this is a big clue that the size of the home isn’t the primary factor for buyers looking to enter the starter home market.

The Historical Supply Pattern: Lot Size and Build Era

Portland’s entry-level inventory bears the clear imprint of the post-war building boom.

Scatter plot of Lot Size versus Year Build. The graph shows lot sizes rising up to the 1960s, where it begins steadily declining into the modern era, indicating the high cost of land and increasing lot splits.
Lot Size vs. Year Built for Starter-Tier Detached Homes ≤ 0.5 Acres (Q3 2025 RMLS data – 1,380 observations).

A polynomial trendline highlights the peak lot sizes during the 1940s–1950s post-war era, followed by a steady decline that began in the early 1960s and accelerated in recent decades. The pattern reflects an era when generous lots were standard, followed by shrinking parcels as land values rose, urban growth boundaries took effect, and lot divisions became common. Buyers choosing older starter homes today typically gain significantly more outdoor space than those selecting new construction.

New Construction: A Modest but Noteworthy Presence

While new homes account for only 4.2% of starter-tier sales, their ability to reach this price range in a high-cost building environment remains impressive.

SegmentAvg Close PriceAvg Total SFAvg Acres# of Sales
Existing$467,9961,5690.2071,359
New$482,3871,4790.10759
Grand Total$468,5951,5650.2031,418
Data: RMLS | Portland Appraisal Blog

New homes sell for only about 3% more than existing ones despite brand-new condition, but deliver less interior space and roughly half the land.

Buying a new home in the starter tier is akin to buying a new car on a tight budget: you gain the benefits of fresh systems, modern design, and warranty peace of mind, but often in a smaller package with fewer amenities compared to a well-maintained used model from a higher trim line.

CountyAvg Close PriceAvg Yr BuiltAvg Total SFAvg Acres# of Sales
Clackamas$489,80320251,6060.1548
Columbia$420,00020251,4580.1302
Mult.$450,82020251,0980.08818
Wash.$509,36620251,6990.07925
Yamhill$475,57820251,5400.2166
Grand Total$482,38720251,4790.10759
Data: RMLS | Portland Appraisal Blog

For buyers, this creates a clear choice: a brand-new home with modern efficiency but typically on a very small lot—often with minimal or no usable yard space, especially in Multnomah and Washington counties where most new construction occurs—or an existing mid-century home that generally offers significantly more land and outdoor space, albeit with the potential challenges of older systems and layouts. This trade-off is particularly relevant for growing families or those prioritizing play areas, gardens, or privacy.

Appraisal Insights and Challenges

One of the most revealing patterns appears when plotting close price against build year.

Scatter plot of Close Price versus Year Built. The graph shows virtually no correlation between the two variables, indicating start homes are driven by factors other than the year built.
Close Price vs. Year Built for Starter-Tier Detached Homes ≤ 0.5 Acres (Q3 2025 RMLS data – 1,380 observations).
Note: The Y-axis begins at $350,000 to allow for better viewing of the dataset.

The remarkably consistent price band across decades illustrates that chronological age has little direct influence on value in the Portland Region’s entry-level segment.

In this tier, actual age correlates weakly with sales price because buyers weigh multiple factors:

  • Functional obsolescence in mid-century stock (outdated floor plans, smaller kitchens/bathrooms, less efficient systems) is often mitigated by updates and strong location appeal.
  • Effective age and condition drive far more of the value than the original build date.
  • Lot size and site utility frequently favor older homes; the smaller parcels common in new construction require substantial negative adjustments that offset much of the credit for new condition.
  • Comparable selection remains within county, where abundant mid-century comps in Multnomah, Clackamas, and Washington provide solid support — but thinner volume in outer counties demands careful bracketing.
  • When appraising a new-construction home in this tier—where truly similar recent sales are still limited and down approximately 25% year-over-year in Q3 2025 (with Multnomah County off 48%)—appraisers typically rely on other relatively recent builds (often within 10 years) and apply appropriate adjustments for differences in site characteristics, size, and location.

The same pattern holds when looking at the data from a price-per-square-foot lens, but with a slight twist:

Scatter plot of PPSF (TSF) versus Year Built. The graph shows virtually no correlation between the two variables, but with a twist. There is a clear compression of PPSF for homes starting in the 1950s up to the modern era. This indicates a homogenization of the market following WWII. The only exception are completely brand new homes, where the PPSF widens again. This indicates new homes form a distinct submarket where location and site utility play a large role.
PPSF (TSF) vs. Year Built for Starter-Tier Detached Homes ≤ 0.5 Acres (Q3 2025 RMLS data – 1,380 observations).

From the 1950s onward, PPSF becomes progressively more compressed—older homes exhibit wide spreads driven by dramatic differences in condition, updates, historic appeal, and location premiums, while mid-era and late-20th-century stock tightens as market expectations and remodeling homogenize perceived value.

Brand-new 2025 homes, however, break this decades-long compression pattern. Their PPSF spreads out again, reflecting greater influence from location-driven land costs and builder-specific choices (e.g., finishes, lot configuration) rather than the uniformity imposed by age and updates on existing stock. In effect, today’s entry-level new construction reintroduces variation that mirrors pre-1950 homes—but for different reasons: land value dominance and strategic specs to hit price points, rather than condition swings. This underscores why new-construction starter homes often form their own submarket. Appraisers valuing them face a narrower but distinct comp pool.

These dynamics show that the starter home market is not uniform and the appraiser needs to carefully delineate the competitive market segment to avoid having to make large adjustments between disparate properties. One technique appraisers often employ is to use similar, but older sales when recent data is thin and make an appropriate market conditions adjustment.

Conclusion

The Portland Region’s Q3 2025 starter-home segment continues to rely predominantly on mid-century inventory on lots larger than anything new we’re building today—a pattern unlikely to shift dramatically in 2026 absent major changes in new supply. (Although the City of Portland is certainly trying to incentivize new projects with SDC waivers.) The modest foothold of new construction shows builders adapting through infill and efficient design, but at the clear cost of site size and outdoor space.

For buyers, the choice boils down to priorities: modern and low-maintenance on a small lot, or more space and yard with the realities of an older home. For appraisers, lenders, and agents, recognizing how effective age, site utility, location, and condition outweigh chronological age remains key to accurate valuation in this segment.

Sources & Further Reading

Decorative text divider.

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.

Appraisal Deep Dive: The Measure 50 Compression Trap and the 2024 MAV Reset Clarification

How pre-1997 Portland metro homes—especially those with veteran or active-duty exemptions—are facing sudden property tax jumps on sale or disqualification.

Exterior view of a well-maintained pre-1940 Colonial-style home in Portland, featuring a symmetrical facade, dormer windows, columns, red front door with wreath, and landscaped yard with steps leading to the entrance on an overcast day.
A classic pre-1940 home in the Portland Region – the type of property often benefiting from deep Measure 50 tax compression.
Photo: Portland Appraisal Blog

Table of Contents

  1. Introduction
  2. Understanding Measure 50: The Foundation of Tax Compression
  3. The Data: Tax Compression in the Portland Metro Market
  4. The Veteran and Active-Duty Exemptions
  5. The 2024 Rule Change
  6. Real-World Implications
  7. What Appraisers Should Do
  8. Closing Thoughts

Introduction

Imagine closing on a well-maintained pre-1940 Craftsman in an established close-in Portland neighborhood. The sale price felt fair, the taxes shown on the listing and county statement appeared reasonable, and the transaction cleared due diligence without issue. Then the next year’s tax bill arrives—$2,000 to $6,000 higher than anticipated. The increase isn’t due to a sudden spike in market value, but to a change in how Oregon counties now calculate Maximum Assessed Value (MAV) when certain partial property tax exemptions end.

This situation is no longer hypothetical. Oregon REALTORS first highlighted the risk in a December 12th, 2025 internal “Forms Tip of the Week” communication, alerting members that the loss of veteran or active-duty partial exemptions—commonly triggered when a qualifying veteran or surviving spouse sells the home or passes away without a qualifying successor—can lead to significant tax increases under updated guidance from the Oregon Department of Revenue.

While the veteran and active-duty exemptions (ORS 307.250 and 307.286) have drawn attention to the issue, the underlying driver is broader: the substantial tax compression created by Measure 50 for properties built or long-held before 1997.

Historically, when these modest partial exemptions ended, counties simply removed the discount and allowed the low underlying MAV to continue. The 2024 guidance change now enforces a constitutional requirement to reset MAV closer to current market reality upon disqualification.

The outcome: buyers may face permanently higher carrying costs they did not expect, sellers (including veterans and surviving spouses) can find their properties harder to market at full value, and appraisers encounter a marketability factor worthy of note when present.

This Deep Dive reviews the mechanics, illustrates the pattern with Portland Region sales data, and provides practical steps for identifying and addressing the issue in appraisal assignments.

Understanding Measure 50: The Foundation of Tax Compression

To grasp why the loss of a veteran or active-duty exemption can now lead to significant tax increases, we must first understand Oregon’s Measure 50 property tax system, approved by voters in 1997.

Measure 50 replaced the previous tax structure with two key values for each property:

  • Real Market Value (RMV): The county assessor’s estimate of what the property would sell for on the open market. This value can rise or fall annually with market conditions.
  • Maximum Assessed Value (MAV): A separate taxable value created by Measure 50. For existing properties in 1997, MAV was initially set at approximately 90% of the 1995–1997 RMV. Thereafter, MAV is generally limited to a 3% annual increase, with exceptions for major additions, improvements, or certain other events.

The Assessed Value (AV) is the lesser of RMV or MAV. Taxes are calculated by multiplying the AV by the local tax rate.

In high-appreciation markets like the Portland metro area, this 3% cap creates substantial tax compression over time. A home purchased or built before 1997 can have an MAV far below its current RMV after decades of strong market growth.

Scatter plot of annual property taxes versus year built for Q3 2025 single-family detached residential sales in the Portland Region, excluding new construction and data errors. Pre-1960 homes cluster tightly below $10,000–$12,000 in taxes; post-1990 homes show higher and wider spread, with a slight positive red trend line. Data source: RMLS via PortlandAppraisalBlog.com.
Annual property taxes vs. Year Built, excluding new construction and obvious data errors.
Note: Scatter plots are limited to properties with annual taxes of $21,000 or less to highlight the primary distribution and improve readability.

The scatter illustrates the effect clearly: pre-1960 homes are overwhelmingly clustered below $10,000–$12,000 in annual taxes, with the densest grouping under $8,000–$9,000. Properties on the far left (pre-1920 builds) often show the deepest compression, having benefited from the longest period of capped MAV growth. Post-1990 homes, by contrast, display significantly higher tax burdens, reflecting less historical compression.

When a triggering event occurs—such as disqualification from a partial exemption—the MAV can be recalculated using the Changed Property Ratio (CPR), typically around 0.54 for residential properties in Portland Region counties for the 2025–2026 tax year, applied to current RMV.

In the next section, we examine local sales data that quantifies the scale of this compression and illustrates why the reset can matter in real transactions.

The Data: Tax Compression in the Portland Metro Market

Q3 2025 sales data from detached single-family residences (SFR) in the Portland Region (Clackamas, Columbia, Hood River, Multnomah, Washington, and Yamhill counties) illustrates the scale of Measure 50 compression and why a MAV reset can create material differences in carrying costs.

The table below summarizes average sale prices and annual property taxes by approximate decade built. Flagged new construction is excluded due to frequently incomplete or preliminary tax assessments at the time of sale, which can distort the pattern of long-term compression. This brings the Q3 2025 dataset to 4,256 sales total.

Decade BucketAvg Sale PriceAvg Annual TaxesAvg Tax per $1k Sale Price
Pre-1940$671,295$6,396$9.33
1940–1959$607,466$5,766$9.53
1960–1979$640,000$5,783$9.16
1980–1999$714,535$7,367$10.31
2000–2019$761,061$7,685$10.10
2020+ (non-new construction)$924,420$8,016$9.12
Grand Total (excluding new construction)$688,838$6,665$9.68
Data: RMLS | Portland Appraisal Blog

Several patterns stand out:

  • Absolute tax burden increases with newer construction: pre-1980 homes average $5,766–$6,396 in annual taxes, while 2000–2019 properties average $7,685 and 2020+ non-new construction reaches $8,016.
  • Effective burden consistency: The Tax per $1k column remains remarkably stable at ~$9–$10 across all eras. This indicates the market prices properties assuming a similar overall tax load, regardless of age.
  • Pre-1940 premium: Outside recent construction, pre-1940 homes command the highest average sale prices ($671,295) despite paying among the lowest absolute taxes.
Street sign for NE Knott St in Historic Irvington, Portland, featuring the neighborhood's decorative column logo on a green and black background.
Street sign in Portland’s Historic Irvington neighborhood—one of the areas with many high-value pre-1940 homes exhibiting significant Measure 50 compression.
Photo: Portland Appraisal Blog (CC BY-SA 4.0)
Scatter plot showing sale price versus annual property taxes for Q3 2025 single-family detached residential sales in the Portland Region. Points form a strong upward trend from approximately $500,000 sale price at $5,000 taxes to over $4,000,000 at $20,000 taxes, with a red trend line indicating positive correlation. Data source: RMLS via PortlandAppraisalBlog.com.
Sale price vs. annual taxes, excluding new construction and obvious data errors.
Note: Scatter plots are limited to properties with annual taxes of $21,000 or less to highlight the primary distribution and improve readability.

This scatter shows a strong positive correlation, confirming the market efficiently incorporates expected tax burden into pricing.

Scatter plot of annual property taxes versus total square footage for Q3 2025 single-family detached residential sales in the Portland Region. Points cluster along an upward red trend line, with many low-tax outliers below the line. Data source: RMLS via PortlandAppraisalBlog.com.
Annual taxes vs. total square footage, excluding new construction and obvious data errors.
Note: Scatter plots are limited to properties with annual taxes of $21,000 or less to highlight the primary distribution and improve readability.

Here, numerous low-tax outliers are visible below the trend line—properties paying substantially less than size and location would otherwise suggest, consistent with Measure 50 compression.

Taken together, the data reveals a market that rewards older stock with lower absolute taxes without discounting sale prices accordingly. When a MAV reset occurs, absolute taxes move toward levels seen in newer comparable properties, creating the potential for noticeable increases in annual carrying costs.

In the following sections, we explore the specific veteran and active-duty exemptions and the 2024 guidance change that can trigger this alignment.

The Veteran and Active-Duty Exemptions

The exemptions at the center of the current concern are partial property tax reductions for certain military veterans, surviving spouses, and active-duty service members. With approximately 267,000 veterans living in Oregon (and over 114,000 in the Portland metro region), even a fraction of qualifying owners selling or changing status can affect a meaningful number of transactions.

The disabled veteran or surviving spouse exemption (ORS 307.250) provides a reduction to assessed value for homeowners with a service-connected disability rating of 40% or higher (or unremarried surviving spouses). For the 2025–2026 tax year, the reduction is up to $31,565 (service-connected) or $26,303 (standard), worth roughly $400–$700 in annual tax savings in Portland metro areas depending on local rates.

A separate active-duty exemption (ORS 307.286) offers a larger reduction (up to $108,366 for 2025–2026) for Oregon-domiciled service members on qualifying active duty outside the state.

Both are partial exemptions applied to the assessed value of the owner’s primary residence and tied to personal status. Eligibility generally requires a one-time application and VA certification (re-filing needed only if moving to a new property or certified by a private physician rather than the VA).

While the direct savings from these exemptions is modest ($400–$700/year for most veteran claims), the 2024 DOR guidance change treats their disqualification as triggering a full MAV reset—potentially closing decades of Measure 50 compression and leading to significantly higher taxes.

Active-duty cases (e.g., exemption ending upon return home) are less common and typically involve properties with less historical compression.

In the next section, we detail the 2024 guidance change and how it activates the reset.

The 2024 Rule Change

For decades, when a veteran or active-duty partial exemption ended, county assessors typically removed the reduction but preserved the underlying compressed MAV, allowing it to continue growing at the standard 3% rate.

This practice changed with updated guidance from the Oregon Department of Revenue, effective for disqualifications on or after January 1, 2024.

The DOR clarified that disqualification from a partial exemption triggers the constitutional requirement to recalculate MAV using the Changed Property Ratio (CPR)—the county-wide ratio of average MAV to average RMV for the property class. The new MAV becomes current RMV multiplied by the CPR (typically around 0.54 for residential properties in Portland Region counties for the 2025–2026 tax year).

This administrative enforcement of the existing constitutional language means the modest exemption savings ($400–$700/year) is no longer the only consequence. The reset can close much of the Measure 50 compression gap.

In the Portland Region data, pre-1980 homes average $5,766–$6,396 in taxes. A reset aligns absolute taxes closer to 2000+ levels ($7,685–$8,016 average), producing increases commonly in the $1,500–$4,000 annual range on typical sales, with $4,000+ possible in deeper-compression or higher-rate scenarios.

The change is statewide, though impacts vary by local appreciation and rates. Some counties have noted the potential for “significant increase” on loss of exemption.

In the next section, we examine the real-world implications for transactions and what appraisers should watch for.

Real-World Implications

The 2024 guidance change does not turn every pre-1997 home sale into a crisis, but it introduces friction that can affect negotiations, marketability, and reconciliation of comparables.

Typical tax increases fall in the $1,500–$4,000 annual range for properties in the Portland Region dataset ($600,000–$800,000 sale prices with pre-1980 build years). This translates to $125–$333 extra per month.

The Silent Car Payment

In late 2025 terms:

  • Average used-car payment: ~$532/month
  • Average new-car lease: ~$596/month
  • Average new-car purchase payment: ~$748/month

A $2,000–$4,000 annual increase ($167–$333/month) is less than a typical car payment but still noticeable—equivalent to a permanent, non-negotiable “utility bundle” that never goes away. For buyers already stretched in a higher-interest-rate environment, it can shift affordability and prompt renegotiation.

Outlier cases with deeper compression (often “sweet” pre-1940 homes in high-appreciation locations) can see $4,000–$8,000+ increases ($333–$667/month)—territory overlapping average used-car or new-lease payments. These are the transactions Oregon REALTORS described as producing “increases in the thousands,” sometimes requiring substantial seller concessions or risking fallout during due diligence.

The primary impact is often on marketability rather than outright deal death:

  • Savvy buyers (or their agents/lenders) anticipate the higher future taxes and adjust offers downward.
  • Sellers—particularly veterans or surviving spouses downsizing—may receive lower net proceeds (capitalizing a $3,000 increase at 6% equates to ~$50,000 less effective value).
  • Listings can linger if the low current taxes mask the post-closing reality.

For appraisers, this creates a new lens for outliers:

  • A comparable with an unexplained lower price, large concession, or extended days on market may reflect buyer reaction to a pending MAV reset.
  • Low-tax outliers in the grid (visible in the Taxes vs. Total SF scatter) could indicate compressed MAV or an active exemption—worth verifying via county records when material.

The change is statewide, but effects are most pronounced in areas with strong historical appreciation, like the Portland Region.

In the next section, we outline practical steps appraisers can take to identify and address this factor in reports.

What Appraisers Should Do

The 2024 guidance change introduces a marketability factor that appraisers in Oregon should consider when the subject or comparables involve pre-1997 properties, particularly those with potential veteran or active-duty exemptions.

Practical Checklist

  1. Verify Exemption Status Review county tax records and the preliminary title report (if available) for indications of an active veteran, surviving spouse, or active-duty partial exemption. Many counties list it on the property tax statement or online portal.
  2. Estimate Post-Transfer Tax Liability If an exemption is present and likely to disqualify on transfer (e.g., sale to non-qualifying buyer), note the potential increase. Use county assessor tools or CPR data to project the reset MAV (current RMV × CPR) and resulting taxes. Typical jumps in the Portland Region fall in the $1,500–$4,000 annual range, with higher amounts possible in deep-compression cases. Note that tax rates vary by code area.
  3. Comment on Marketability When Material Include commentary if the differential is significant: “The subject property currently benefits from a veteran partial exemption expected to end upon transfer, potentially increasing annual taxes by an estimated $X. This may affect buyer affordability and market reaction.”
  4. Reconcile Outliers with This Lens Low-tax outliers in the sales grid (visible in Taxes vs. Total SF analysis) may reflect compressed MAV or an active exemption—a “decaying asset” under the new guidance. Check effective tax rate (annual taxes ÷ sale price): ~0.6–0.8% may indicate compression; consider post-reset alignment (~1.1–1.3%) in reconciliation. Using a compressed comparable without adjustment risks overvaluing the subject’s marketability, as savvy buyers increasingly factor in the reset.
  5. Use Dual Scenarios if Appropriate For subjects with active exemptions, provide current and projected post-reset tax estimates in the addendum or comments to inform the intended user.

Resources:

  • County assessor websites (tax statements often flag exemptions)
  • DOR Veteran Exemptions page
  • MAV Manual for general mechanics

As resets propagate into closed sales (expected more visibly in 2026 onward), this factor may explain otherwise puzzling comparables. Early identification helps ensure accurate valuation and informed clients.

In the closing section, we look at the broader outlook.

Closing Thoughts

The 2024 DOR guidance change is an administrative enforcement of a long-standing constitutional provision, but its impact is only now becoming visible as disqualifications occur and 2025–2026 tax statements arrive. Larger effects are expected in the 2026–2027 cycle as more veteran-owned properties sell or change status.

The 2025 Oregon Legislative Session saw bills (e.g., HB 2361/SB 387 aiming to lower the disability threshold, HB 3287 to increase exemption amounts) intended to expand veteran benefits. While these efforts highlight recognition of the issue, none addressed the MAV reset trigger itself. The constitutional requirement remains unless amended or re-interpreted.

For appraisers working in the Portland Region and similar appreciation-driven markets, this issue adds one more layer to marketability analysis. Low-tax outliers in older properties represent a benefit that can evaporate on transfer—reliable today, but potentially “decaying” tomorrow.

Awareness helps everyone involved: appraisers reconcile comparables more accurately, agents counsel clients proactively, and buyers/sellers avoid surprises.

If you encounter real-world examples (anonymized comps with concessions due to reset concerns, or listings noting the risk), please share them for future updates. Documenting patterns strengthens our collective understanding.

Thank you for reading this Appraisal Deep Dive. Stay informed and precise in your work.

Quick Reference Cheat Sheet

Reset FormulaReal Market Value (RMV) × Changed Property Ratio (CPR)
Typical CPR (2025–2026, Portland Region residential)~0.54 (updated annually each October)
Reset TriggerDisqualification from veteran/active-duty exemption
Typical Annual Increase$1,500–$4,000 ($125–$333/month)
Outlier Increase$4,000–$8,000+ ($333–$667+/month)
Data: RMLS | Portland Appraisal Blog

Sources & Further Reading

Decorative text divider.

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.

Portland Real Estate Appraisal Brief – Sunday, December 21, 2025: Barbur Apartments Groundbreaking Highlights Plottage Value

$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.

Street signs at SW Capitol Hill Rd and SW Barbur Blvd marking the location of the Barbur Apartments affordable housing development in Portland.
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.

Annotated Portland Maps aerial showing four assembled tax lots for Barbur Apartments affordable housing project in SW Portland, with labels for demolished home, former commercial building, and nearby Safeway.
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.

Cleared and fenced parcel at Barbur Apartments site in SW Portland after demolition of 1927-built single-family home.
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.

Safeway grocery store and shopping center across SW Barbur Blvd from the Barbur Apartments development in Portland.
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.

Busy ground-level covered parking under Safeway across from Barbur Apartments site in SW Portland on a typical weekday morning.
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 SalesAvg Close PriceAvg PPSFAvg Total SFAvg CDOM
Detached351$750k$3422,31350 days
Condo78$445k$3211,38268 days
Attached13$581k$3281,84649 days
Total442$691k$3382,13553 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.

Sources & Further Reading

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.

Portland Real Estate Weekly Appraisal Digest – December 14th – December 20th, 2025: Preservation Debates, Reuse, and Regulatory Shifts

Via Canva Pro

Portland closed out the year with stories that captured the city’s ongoing effort to expand housing thoughtfully—balancing historic preservation against current demand, adaptive reuse of industrial landmarks, and incremental regulatory changes to enable more homes. From supportive towers built with sustainable mass timber to statewide zoning tools re-legalizing neighborhood apartments, and creative transformations of obsolete sites, the week reflected a market navigating caution while pursuing infill and affordability in established areas.

Table of Contents

Sunday, December 14: Julia West House Supportive Housing Tower Opens

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: Portland Appraisal Blog (CC BY-SA 4.0)

Downtown Portland marked a milestone with the opening of Julia West House, a 12-story mass timber tower providing permanent supportive housing for seniors who had experienced homelessness. Built on a former parking lot at 580 SW 13th Avenue, the project delivers 90 units—60 studios and 30 one-bedrooms, with 89 deeply affordable at 30% or less of area median income, plus one unrestricted manager unit. On-site services from partners like Northwest Pilot Project focus on aging in place, addressing the reality that nearly a quarter of the city’s unhoused population is age 55 or older.

As Oregon’s tallest mass timber residential building at 145 feet, it employs cross-laminated timber floors and glulam beams above a concrete podium, shortening the construction schedule by about 14 weeks and incorporating biophilic elements like exposed wood ceilings. Adjacent to another supportive building, it forms a concentrated hub in the West End.

Developments like this expand deeply affordable rental supply in central locations with strong transit access. They provide market evidence of efforts to address affordability and homelessness, informing highest and best use considerations for nearby properties and enhancing neighborhood marketability.

In multifamily assignments, mass timber construction sets emerging precedents for sustainable practices, potentially affecting future replacement costs, capitalization rates, and development feasibility in urban zones. Restricted units supported by tax credits require careful isolation of encumbered interests from hypothetical fee simple value.

Monday, December 15: Fannie Mae Expands ADU and Renovation Eligibility

Suburban single-family home with detached guest house (ADU) in a Portland metro area neighborhood, eligible for expanded Fannie Mae financing under December 2025 guidelines.
Detached guest house on a residential property, illustrating expanded ADU eligibility
Via Canva Pro

Fannie Mae updated its guidelines with significant expansions to renovation lending and accessory dwelling unit eligibility, offering more options for homeowners in the Portland region. HomeStyle Renovation loans now allow upfront disbursements of up to 50% of renovation costs at closing, while removing prior caps on manufactured home improvements—now up to 50% of as-completed value.

Effective in 2026, single-unit properties can include up to three ADUs if zoning permits, with total units capped at four even on two- to three-unit homes. These changes align manufactured housing more closely with site-built and build on local incentives like temporary system development charge waivers.

The updates heighten reliance on as-completed valuations for loan-to-value ratios and eligibility. Appraisers may see increased demand for projected-value analyses on properties with multiple ADUs or extensive renovations, requiring solid review of local zoning and market acceptance to support highest and best use conclusions.

These provisions complement Portland metro efforts to encourage middle housing, providing alternatives to jumbo financing alongside rising FHA limits.

Tuesday, December 16: Oregon Model Code Enables Neighborhood-Scale Apartments

Three-story, 16-unit apartment building on a standard Portland residential lot, illustrating potential density under middle housing reforms
11 NE 55th Ave, Portland, Oregon – December 2025
Photo: Portland Appraisal Blog

Oregon adopted a statewide model zoning code under the Oregon Housing Needs Analysis framework, shifting from unit caps to form-based standards that re-legalize small apartment buildings in residential zones. The rules permit duplexes through fourplexes, townhouses, and cottage clusters outright, with bonuses for accessibility or affordability, while slashing parking mandates.

Affected cities—primarily Oregon’s larger municipalities, including Portland, Beaverton, Gresham, Hillsboro, and others in the metro area—must align zoning with the model code if they fail to meet production targets, though implementation timelines vary by jurisdiction and can extend several years. Form-based limits keep development neighborhood-scale, typically supporting 6–12 units on a standard lot.

These rules expand as-of-right development options on residential lots, particularly corner or larger parcels in single-family zones. Highest-and-best-use analyses may now reflect stronger redevelopment potential for small multifamily or middle housing types in cities subject to the model code.

Although the model code removes unit-count caps, form-based limits on height, coverage, and floor area ratio maintain neighborhood character. While larger projects, such as a 16-unit building, are now more feasible, they remain a different undertaking involving complex regulatory review, commercial-grade construction, specialized financing, and contractor expertise.

Market activity will likely continue to favor rehabilitation of existing homes alongside gradual small-scale infill—many builders focus on single-family with ADUs. Appraisers need to be mindful of what is possible under the new zoning allowances while analyzing what the market is actually doing.

Form-based standards and reduced parking mandates lower barriers to small apartment or townhouse projects, with affordability bonuses providing quantifiable incentives. Over time, this may broaden comparable selection for emerging middle housing.

Wednesday, December 17: Reviving Portland Development: Design Review Reforms, Bureau Cuts, and the Push for More Housing

Low-angle exterior view of the 1900 Building in downtown Portland, Oregon, headquarters of the Portland Bureau of Development Services
Low-angle view of the 1900 Building in downtown Portland, home to the Bureau of Development Services.
Photo: Portland Appraisal Blog (CC BY-SA 4.0)

New construction slowed markedly in the Portland region, with Q3 2025 single-family sales dropping 25% year-over-year and comprising just 9% of transactions—steeper in Multnomah County at roughly 48%. Reduced activity contributed to monthly shortfalls at the Bureau of Development Services, leading to 72 staff cuts.

City Council advanced studies on design review exemptions and moratoriums for housing, alongside the Unified Housing Strategy’s focus on streamlining, consolidated processes, and incentives like extended state tax exemptions for mixed-use.

Short-term staffing reductions may prolong timelines, impacting feasibility in proposed construction assignments.

Longer-term reforms could boost multifamily supply, expanding comparables for vertical mixed-use or conversions—though gains may lag into 2026–2027 amid ongoing caution.

Thursday, December 18: Portland’s Historic Homes and the PSU Demolition Debate

Close-up of Blackstone Residence Egyptian corner sculptures. Blackstone was designed by Elmer Feig and the sculptures reflected national interest following the discover of King Tutankhamun’s tomb. Photographed in 2025.
Photo: Portland Appraisal Blog

Portland State University’s plan to demolish two early-20th-century residence halls on the Historic Resources Inventory for new student housing spotlighted preservation challenges. The buildings lack full landmark status, limiting delays, yet advocates highlight rehabilitation benefits for carbon and culture.

In the private market, only 15 verified registered historic single-family sales occurred in Portland from 2023 through Q3 2025, averaging $1,256,588 in premier neighborhoods like Irvington. These reflect premiums for authenticity offset by maintenance and review burdens, with incentives available.

Due diligence via Portland Maps or title reports is essential to confirm designation—many older homes lack it.

Designations influence marketability through higher costs and restrictions, balanced by tax benefits for qualifying owners.

Friday, December 19: 1803 Fund Unveils Adaptive Reuse Plans for Portland’s Historic Grain

Iconic concrete grain silos along the Willamette River in North Portland, viewed from the east bank with industrial infrastructure and railroad tracks visible – December 2025.
Portland’s iconic grain silos along the Willamette River, as seen today from the east bank. Built in 1914 and long a symbol of the city’s industrial past, these structures are set for creative adaptive reuse while preserving their monumental presence.
Photo: Portland Appraisal Blog (CC BY-SA 4.0)

The 1803 Fund detailed plans to preserve Portland’s 1914 grain silos on the Willamette east bank as a cultural waterfront hub with galleries, event spaces, and mixed-use additions. The $70 million acquisition covers the three-acre silo site plus about 20 tax lots in The Low End (seven acres), totaling roughly 10 acres.

The silo site’s history illustrates functional obsolescence: after $21.5 million modernization in 2013, it sold for $164,000 in 2019 post-rail loss, then $2.9 million in 2021, with a recent $6.5 million listing. Assembly unlocked plottage for master-planned redevelopment, including multi-million remediation of brownfield contamination and a projected $700 million economic impact.

This demonstrates highest and best use shifts in industrial zones—from obsolete terminal to cultural anchor—with rezoning needed for proposed hospitality elements.

Plottage and stigma removal can lift land values in obsolescent corridors, creating uplift via public amenities.

Saturday, December 20: Alberta Alive Townhomes Rise Opposite Historic Alberta Abbey

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)

Construction began on Alberta Alive Townhomes in Northeast Portland’s Alberta Arts District, delivering eight permanently affordable three-bedroom units via Proud Ground’s community land trust. Opposite the historic Alberta Abbey, these all-electric, Earth Advantage-targeted homes prioritize families with local ties.

Nearby market-rate three-bedroom attached homes averaged $574,900 over four years (1,650 square feet, $355 per square foot), highlighting the premium these restricted units address through public funding. Local families will be able to enjoy quality townhome units that would otherwise be unaffordable.

Community land trust units—with resale caps—are not directly comparable to unrestricted sales. Appraisers generally omit affordable housing units from analyses involving unrestricted properties.

High-quality infill can stabilize neighborhoods and anchor upward pressure on conventional properties nearby.

Week’s Blog Posts & Further Reading Links

Closing Remarks

This week’s posts revealed Portland’s pragmatic approach to growth—reusing landmarks like grain silos, easing rules for modest density, and targeting affordability without overhauling single-family zones overnight. Preservation and adaptation stood out as practical paths forward in a market still feeling permitting and production headwinds.

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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.

Question: Which story from the week—mass timber supportive housing, statewide middle housing tools, or waterfront silo reuse—do you see having the biggest long-term ripple on Portland metro valuations?

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.

Portland Real Estate Appraisal Brief – Saturday, December 20, 2025: Alberta Alive Townhomes Rise Opposite Historic Alberta Abbey

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 with rainbow mural and steeple viewed across NE Alberta Street in Northeast Portland's Alberta Arts District
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 aerial view showing the Alberta Alive Townhomes construction site at NE Alberta and Mallory in Northeast Portland, labeled opposite the historic Alberta Abbey
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 construction activity with excavators on the Alberta Alive Townhomes site in Northeast Portland, historic Alberta Abbey in background.
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.

Construction site supervisor John in high-visibility gear working on laptop at the Alberta Alive Townhomes project in Northeast Portland.
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.

Sources & Further Reading

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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.