OR

Happy Valley

Happy Valley is more than just a suburb; it is the "crown jewel" of the southeast Portland metro. Situated perfectly on the slopes of Mt. Scott and Scouters Mountain, Happy Valley offers an unmatched blend of natural elevation and high-end livability. From the luxury custom estates of Altamont to the modern, trail-adjacent communities of Rock Creek, this city attracts families and professionals who want top-tier schools, expansive Mt. Hood views, and a secure residential atmosphere. With immediate access to the I-205 corridor, Happy Valley provides a serene retreat while keeping you connected to the city's economic hubs.

$777,750

Average Sales Price

$699,930

Median Sales Price

230

Total Listings

24,009

Population Data provided by Attom Data

LISTINGS

MORE LISTINGS

RECENTLY SOLD

MORE LISTINGS

MARKET TRENDS

No Data
Please input a valid location in the search bar to view the local market trends.

HOUSING DETAIL

Average Median
Bathrooms 2.55 2.1
Bedrooms 3.91 4
Year Built 2006 2013
Lot Size 0.65 Acres 0 Sqft
Taxes $7,915 $6,948

NEARBY SCHOOL & BUSINESS

PROPERTIES SCHOOLS
There are 239 listings nearby
School and business data provided by Attom Data.
Occupancy

Coming Soon

Commute Score

Coming Soon

Temperature

Coming Soon

Data provided by Attom Data.

DEMOGRAPHICS

Data provided by Attom Data

Population:

24K

Density:

2.1K

Households:

8.3K

Gender

50%
Male
50%
Female
Age Median:

Coming Soon

Annual Income Median:

Coming Soon

Employment

Coming Soon

Education

Coming Soon

Happy Valley Specialist

Happy Valley: A Master-Planned Vision Realized

In 2026, Happy Valley has moved beyond its reputation as just a "bedroom community." With the formal approval of the Scouters Mountain Downtown District and the commencement of the $50M Community Center construction, this Clackamas County city is actively building a lifestyle infrastructure that rivals the West Side’s most elite enclaves. The real estate market here has shifted from the volatile growth of the early 2020s into a period of sophisticated stability. Buyers are no longer just looking for "new construction"; they are seeking specific micro-locations like the Carver Riverfront or the sunset-facing slopes of Mt. Scott. This transition is backed by long-range planning like the Sunrise Corridor project, ensuring that as the population grows, the high-standard livability that defines Happy Valley—safe streets, modern schools, and integrated nature—remains uncompromised.

Median Sale Price$725,000
Avg Days on Market83 Days
Bond Investment$50.0M

Explore Nearby Cities:

Clackamas Milwaukie Damascus

The Three "Macro-Zones" of Happy Valley

The Downtown District (172nd & Scouters)

The city's future core, designed for walkability, mixed-use retail, and the upcoming $50M Community Center. High-density luxury townhomes and contemporary flats are standard here.
Insider Tip: Secure property here now to capitalize on the "amenity effect" once the aquatics center opens in 2028.

Mt. Scott / North Slopes

Established luxury estates with established landscaping and the region's most iconic views. This zone offers a lower turnover rate and larger, more private lot sizes.
Insider Tip: Check for older custom homes with "good bones"; a modern interior renovation here can yield massive equity.

Carver Riverfront / South End

The newest frontier for the city, bolstered by Metro grants for riverfront trails and parkland. It offers a more rustic, nature-forward vibe while staying within city limits.
Insider Tip: Perfect for buyers who want a "retreat" feel without the long commute of rural Clackamas County.

Community Comparison

Feature Happy Valley Lake Oswego
Growth Stage Expansion / Modern Infrastructure Built-out / Redevelopment focus
Typical Property Tax Approx. 1.2% (AV) Approx. 1.3% - 1.5% (AV)
Lifestyle Center Upcoming Downtown District Mercato Grove / Downtown LO
Nature Access Clackamas River & Hidden Falls Oswego Lake & Tryon Creek

Happy Valley Lifestyle Matrix

Dining & Commercial

New Seasons Market The daily hub for high-end groceries.
Happy Valley Station 30+ food carts with a covered beer garden.
Crossroads East Modern medical and professional services.

Parks & Recreation

Scouters Mountain Iconic views and well-maintained hiking.
Hidden Falls Park New boardwalks and deep nature immersion.
Carver Riverfront Future site of 20-acre riverside park.

Public Investment

HV Community Center Slated for 2028 completion (Pool/Gym).
Sunrise Corridor Long-term transit and safety overhaul.
HV Sculpture Garden Local art and community culture.

Education

Nelson High School State-of-the-art facility opened in 2021.
Scouters Mountain Elem Consistent top-tier rankings in OR.
Happy Valley Middle A magnet for local families moving into the area.

Commute Snapshot

Destination Distance Peak Commute
PDX Airport 12 Miles 18 - 25 Mins
Downtown Portland 11 Miles 30 - 45 Mins
Oregon City 7 Miles 15 Mins
Nike / Intel (West Side) 27 Miles 60 - 80 Mins

Happy Valley Deep Dive

How will the new Downtown District impact property values in Happy Valley? The development of a dedicated Downtown District along Scouters Mountain Road is a strategic initiative to create a walkable commercial hub, which historically enhances nearby property desirability. By purchasing 30 acres to influence design, the city is ensuring a high-end mix of retail and gathering spaces that supports long-term equity growth for adjacent neighborhoods.
What are the details of the 2025 Community Center Bond (Measure 3-626)? Bond Measure 3-626 is a $50 million voter-approved proposal to fund a 40-acre Community Center featuring aquatics, a gymnasium, and fitness facilities near 172nd Avenue. For homeowners, this translates to an estimated tax impact of $0.51 per $1,000 of assessed value (approximately $184/year for a median home), with construction slated to begin in Spring 2026.
How does the 'Sunrise Corridor' project affect local transit and accessibility? The Sunrise Corridor Community Vision Plan is an ongoing multi-agency project designed to improve safety and capacity along the Highway 212 corridor. This plan focuses on reducing freight congestion and improving bike/pedestrian connectivity, making the commute from Happy Valley to the I-205 and the Clackamas River area more efficient and safer.
What are the current inventory trends for Happy Valley in 2026? Happy Valley is currently experiencing a stabilization phase in 2026, with inventory levels remaining higher than the record lows of 2022-2024. While it remains a seller's market for well-priced luxury homes, the average Days on Market has extended to roughly 83-95 days, giving buyers more leverage and time for due diligence than in previous years.
Joe Saling

Joe Saling

Full Name
Phone*

I agree to the Terms of Service & Privacy Policy of this website.