Market Dashboard
Mid-Willamette Valley Market Intelligence
The clearest picture of what the market is doing — by city, by metric, with my honest read attached.
Regional Overview
Willamette Valley at a glance
The Mid-Valley is entering summer 2026 in a persistent seller's market posture. Inventory has nudged up slightly from the historic lows of early 2025 — but at 1.8 months, we're still well below the 3-month equilibrium threshold. That means buyers are competing, sellers are getting near-ask offers, and the fundamentals don't support a significant correction anytime soon.
The story that's interesting to me right now is Lebanon. +6.1% appreciation over the last 12 months while still priced at $289k median — that combination doesn't last forever. First-time buyers who can tolerate a car-dependent lifestyle should be looking at Lebanon seriously before that window closes.
City Breakdown
All markets side-by-side
| City | Median Price | $/sqft | 1yr Apprec. | 3yr Apprec. | Avg DOM | Active | Inventory | List/Sale |
|---|---|---|---|---|---|---|---|---|
| Best Value | $540k | $272.08 | +4.2% | +12.8% | 38d | 270 | 1.4 mo | 99.1% |
| Top Schools | $590k | $301.44 | +5.8% | +16.2% | 43d | 250 | 1.1 mo | 100.2% |
| Regional Hub | $395k | $253.22 | +3.9% | +10.8% | 45d | 310 | 2.1 mo | 98.2% |
| Fastest Growing | $425k | $277.65 | +6.1% | +14.2% | 45d | 271 | 1.2 mo | 99.4% |
Median price, days on market, and active listings are pulled live from RentCast (cached ~weekly) where available; appreciation, months of inventory, and list-to-sale are agent-researched from local MLS data.
Context
What the numbers mean
Seller's Market Defined
A market with less than 3 months of inventory favors sellers. The Mid-Valley has been below 2 months for most of 2024–2026. Buyers face competition; sellers have leverage on price and terms.
Days on Market Matters
At 22 days regionally, homes that are well-priced and prepared move fast. If a home sits beyond 30 days, it typically signals a pricing issue — not a demand problem.
Appreciation vs. Speculation
The Mid-Valley's +3.9–6.1% annual appreciation is driven by employment, in-migration, and supply constraints — not speculation. This is a fundamentals market, which means appreciation should be durable.
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