OR Portland
Maplewood
Living in Maplewood
A wooded Southwest Portland pocket west of SW 45th Avenue with rolling knolls, April Hill Park's wetland boardwalk, and Maplewood Elementary at the neighborhood center.
Updated April 2026 by Joe SalingWhat Maplewood Is Really Like
Maplewood sits at the western edge of Southwest Portland, running west of SW 45th Avenue out to the city limit near SW 66th, between SW Vermont Street on the north and SW Multnomah Boulevard on the south. Small portions of the neighborhood actually cross the city line into Washington County and Garden Home, which surprises some buyers. The defining geography is rolling: knolls, small ridges, and two creek tributaries (Woods Creek and Vermont Creek) feeding into Fanno Creek and the Tualatin River, all of it under a heavy tree canopy that gives Maplewood a distinctly suburban feel inside Portland's city limits.
A weekday morning here is birds, the occasional dog walker, and parents drifting toward Maplewood Elementary at the neighborhood's center. The street grid does not conform to the rest of Portland; topography forced curving roads, dead ends, and the local 'snickets' (narrow pedestrian shortcuts) that connect blocks otherwise cut off by hills. Multnomah Village sits about five minutes east and handles the neighborhood's coffee, brunch, and book-shop runs. Weekend rhythms shift toward April Hill Park's wetland boardwalk and the Fanno Creek Trail, which connects through to Garden Home and beyond.
On any given block you'll see gardeners working long-established yards, runners using the snickets to loop between streets that don't otherwise connect, and remote workers walking dogs at midday. The Maplewood Neighborhood Association meets at Maplewood Coffee and Tea, the small commercial node at SW 45th and Garden Home Road that doubles as the de facto community center. Most residential streets lack sidewalks, which is the standard outer-Southwest Portland trade-off: you give up sidewalk continuity in exchange for tree canopy, larger lots, and a more rural-feeling streetscape.
Looking for broader context on the area? Read my full Southwest Portland relocation guide for how Maplewood fits into the wider district.
Homes and Architecture in Maplewood
Maplewood's housing stock is mostly post-1950, with a strong mid-century ranch presence on larger lots, a layer of 1970s and 1980s split-levels and contemporaries, and scattered older cottages and bungalows from the neighborhood's pre-war agricultural era. A small share of newer infill homes (2000s and later) fill scrape-and-build lots near the busier corridors. Lot sizes generally run 7,000 to 12,000 square feet, noticeably larger than inner Portland neighborhoods, with some hillside parcels well above that. Many homes carry views: territorial, west-facing toward the Tualatin Valley, or southerly toward Mount Hood from the higher ridges.
When you shop in Maplewood, expect a wider range of condition and updating than you'd see in more uniform inner-SE neighborhoods. Some homes are deeply original from their build era; others have been remodeled multiple times by long-term owners. Competitive dynamics are typically less intense than inner Portland, but well-priced updated homes on the quieter interior streets still draw multiple offers. Two items worth pricing in: drainage and stormwater management on hillside lots (this is creek-fed terrain and basements can get wet in heavy rain), and the absence of public sewer service in a small handful of edge-of-neighborhood properties that may still be on septic. Both are knowable through inspection but should be priced before you write.
- Mid-century ranch
- Split-level & contemporary
- Cottages & older bungalows
- 7,000 to 12,000 sq ft lots
- Mid-range for Southwest Portland
Geography, Amenities, and Getting Around
Knolls, Creeks & Tree Canopy
Maplewood is rolling, wooded terrain shaped by Woods Creek and Vermont Creek, two tributaries of Fanno Creek that flow toward the Tualatin River. The mature canopy of Douglas fir, western red cedar, and big-leaf maple gives the neighborhood a forested feel rare for inner Portland, and the higher knolls deliver territorial and Mount Hood views from select streets.
Multnomah Village & Garden Home
Multnomah Village (about 5 minutes east) handles the bulk of daily errands: a small grocery, Annie Bloom's Books, multiple coffee shops, brunch spots, and a hardware store. For full-service grocery, Fred Meyer at Hall and Scholls Ferry is 6 to 8 minutes by car, and Safeway at Barbur is similar. Within Maplewood itself, Maplewood Coffee and Tea at SW 45th and Garden Home is the main neighborhood gathering spot.
April Hill Park & Fanno Creek Trail
April Hill Park sits at the heart of the neighborhood with a notable wetland boardwalk, open lawns, and short loop trails. The Fanno Creek Trail connects west through Garden Home and on to Beaverton, offering one of the better paved off-street walking and biking routes on the west side. Gabriel Park is about 10 minutes east for larger fields, tennis courts, and a community center.
Getting Around
Maplewood is car-oriented. Downtown Portland is typically 18 to 25 minutes via SW Multnomah Boulevard to Barbur Boulevard or I-5, with peak-hour drives stretching to 30-plus. TriMet bus service runs along Multnomah Boulevard and connects to the Barbur Transit Center, which feeds buses into downtown. The future Southwest Corridor light rail extension would improve transit access, but for now most residents commute by car. Beaverton and the Sunset Corridor tech employers are 12 to 18 minutes west via Scholls Ferry.
Joe's Take on Maplewood
When buyers tell me they want larger lots, mature trees, and a more suburban feel without leaving Portland city limits, Maplewood is one of the first neighborhoods I show them. You typically pay less per square foot than inner Southwest neighborhoods like Hillsdale or Multnomah Village proper, you get noticeably more land, and you get the canopy and creek setting that's hard to find inside the city. The honest trade-off is daily errands and walkability. Maplewood is not a walk-to-everything neighborhood. The commercial life happens five minutes east in Multnomah Village or down on Barbur, and most blocks lack sidewalks.
The housing stock and location suit buyers who want more lot for the money, prefer a residential block over a commercial corridor, and can live with driving for groceries. It works well for remote workers who don't need a daily downtown commute, buyers prioritizing tree canopy and yard space, and anyone who wants quick access to the Sunset Corridor tech employers in Beaverton. It's less of a fit for buyers who want to walk to restaurants on a Friday night or who need consistent sidewalk infrastructure for strollers or wheelchairs.
Before you write an offer in Maplewood, there are a few specifics worth checking. Pull the FEMA flood map and city stormwater overlay for any lot near Woods Creek or Vermont Creek; creek-adjacent properties can have drainage easements that limit what you can build or modify. Verify whether the property is on public sewer or septic, since a small handful of edge-of-neighborhood parcels are still on septic systems. Confirm the exact city limit on your address, because some Maplewood properties technically sit in Washington County and pay different property tax rates. Finally, verify the school boundary at pps.net, since Portland Public Schools assignments depend on the address and can change.
Frequently Asked Questions About Maplewood
How do home prices in Maplewood compare to the rest of Southwest Portland?
Maplewood typically prices in the middle of the Southwest Portland range. Expect to pay below premium SW neighborhoods like Hillsdale, Multnomah Village proper, and Bridlemile on a per-square-foot basis, and roughly in line with Ashcreek and Hayhurst. Maplewood usually prices above Far Southwest and similar outer pockets. The larger lots, tree canopy, and proximity to Multnomah Village support stable values. The current average sales price and active listing count are shown at the top of this page and update automatically with the market.
What are property taxes like in Maplewood?
Most Maplewood homes are in Multnomah County and pay an effective combined property tax rate of approximately 1.3% to 2.1% of assessed value. A small portion of the neighborhood crosses the city line into Washington County, where rates and bond levies can differ. Verify the exact county and tax code area for any property at multco.us/assessment-taxation or washingtoncountyor.gov. Oregon Measure 50 caps assessed value growth at 3% per year, so long-held homes often pay less than market value would suggest.
Which schools serve Maplewood?
Most Maplewood homes are served by Portland Public Schools. The default elementary is Maplewood Elementary, located at the center of the neighborhood. Middle school is Jackson Middle School and high school is Ida B. Wells-Barnett High School. Niche rates Jackson and Ida B. Wells in the upper tier of PPS schools. Properties on the western edge that cross into Washington County may be assigned to Beaverton School District schools instead. Verify the specific address assignment at pps.net or beaverton.k12.or.us, since boundaries can change and depend on the exact address.
What is the housing stock like in Maplewood?
Housing stock is predominantly post-1950, with a strong mid-century ranch presence, 1970s and 1980s split-levels and contemporaries, and scattered older cottages and bungalows from the pre-war era. A small share of newer infill construction (2000s and later) fills scrape-and-build lots. Lot sizes generally run 7,000 to 12,000 square feet, larger than inner Portland norms, with hillside lots often well above that. Many homes carry territorial, valley, or Mount Hood views from the higher knolls.
How long is the commute from Maplewood to downtown Portland?
Downtown Portland is typically 18 to 25 minutes by car via SW Multnomah Boulevard to Barbur Boulevard or I-5, outside of peak hours. Peak-hour drives can stretch to 30 to 40 minutes, particularly when I-5 backs up at the Capitol Highway interchange. TriMet bus service runs along Multnomah Boulevard and connects to the Barbur Transit Center for express buses to downtown. The Sunset Corridor tech employers in Beaverton are 12 to 18 minutes west via SW Scholls Ferry Road.
Is Maplewood walkable?
Maplewood is not a walkable neighborhood in the inner-Portland sense. Most residential streets lack sidewalks, the terrain is hilly, and daily errands typically require a car. Walk Scores in the neighborhood generally run in the 30s to 50s. What residents do walk for is recreation: April Hill Park's boardwalk, the Fanno Creek Trail, and the local 'snickets' (pedestrian shortcuts) that connect streets otherwise cut off by topography. Multnomah Village, about 5 minutes east, is meaningfully more walkable for those who want it.
How does Maplewood compare to nearby Southwest Portland neighborhoods?
Maplewood typically prices below Hillsdale, Multnomah Village proper, and Bridlemile, and roughly in line with Ashcreek and Hayhurst to the immediate north. Hillsdale offers more walkable commercial density at Hillsdale Town Center. Multnomah Village has the corridor-style village feel. Bridlemile carries premium pricing tied to Bridlemile Elementary's reputation. Maplewood is the pick when a buyer wants the canopy, the larger lots, and the rolling terrain, without paying the Hillsdale or Bridlemile premium and without needing to walk to a commercial corridor.
Can I add an ADU or short-term rental in Maplewood?
Most Maplewood lots inside Portland city limits are eligible for an accessory dwelling unit under Portland's Residential Infill Project rules, which allow up to one ADU on a single-family lot. The larger lot sizes typical in Maplewood often make detached ADUs more feasible than tighter inner-Portland parcels. Short-term rentals require a City of Portland STR permit; Type A permits require owner-occupancy, and Type B (non-owner-occupied) permits are harder to obtain. Properties that cross into Washington County are subject to Washington County rules, which differ. Verify both ADU eligibility and STR permit type for your specific address with Portland Bureau of Development Services (portland.gov/bds) or Washington County before counting on rental income.
Thinking About Buying in Maplewood?
I help buyers navigate Southwest Portland neighborhoods every week. Let's talk about what you need, what you can afford, and whether Maplewood is the right fit.
Schedule a Free Consultation Or call Joe directly: (503) 910-7364Joe Saling · Saling Homes at eXp Realty · 10+ years serving Portland metro buyers and sellers
Saling Homes at eXp Realty is committed to the principles of the Fair Housing Act and Equal Housing Opportunity. Licensed in the State of Oregon. Information deemed reliable but not guaranteed. Verify all data independently before making real estate decisions.
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