Piedmont

Average Sales Price

$610,187

Total Listings

Walk Score

Piedmont is an inner Northeast Portland neighborhood centered on Peninsula Park, home to the city's first public rose garden. Housing stock runs heavily to pre-1925 Victorian foursquares, Craftsman bungalows, and Old Portland farmhouses on 4,000 to 5,000 square foot lots, with direct access to the MAX Yellow Line at the N Rosa Parks station and walkable connections to the N Killingsworth and Ainsworth corridors.

LISTINGS

$975,000

4 Beds3 Baths3,192 SqFt

6114 N KERBY AVE, Portland, OR 97217

Listed by Works Real Estate
$739,900

4 Beds2 Baths3,260 SqFt

5616 NE GARFIELD AVE, Portland, OR 97211

Listed by Farrell Realty & Property Management, Inc
$570,000

3 Beds2 Baths1,810 SqFt

1415 N RUSSET ST, Portland, OR 97217

Listed by eXp Realty, LLC
$624,000

4 Beds2 Baths1,676 SqFt

514 N Stafford ST, Portland, OR 97217

Listed by Windermere Realty Trust
$625,000

5 Beds2 Baths3,158 SqFt

223 NE ROSA PARKS WAY, Portland, OR 97211

Listed by Proud Realty LLC
$482,999

3 Beds2 Baths1,620 SqFt

625 N BUFFALO ST, Portland, OR 97217

Listed by Century 21 North Homes Realty

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RECENTLY SOLD

6026 N MISSISSIPPI AVE, Portland, OR 97217

$712,000

$659,000 8.0%

6026 N MISSISSIPPI AVE, Portland, OR 97217

3 Beds2 Baths2,889 SqFt

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Listed by Green Realty LLC

$575,000

7633 N ALBINA AVE, Portland, OR 97217

3 Beds2 Baths2,358 SqFt

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Listed by Keller Williams Sunset Corridor

6326 N COMMERCIAL AVE, Portland, OR 97217

$775,000

$750,000 3.3%

6326 N COMMERCIAL AVE, Portland, OR 97217

3 Beds1.1 Baths2,052 SqFt

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Listed by Paris Group Realty LLC

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Northeast Portland Neighborhood Guide

Living in Piedmont

A historic inner Northeast neighborhood centered on Peninsula Park's rose gardens, with Victorian foursquares, the N Rosa Parks MAX station, and walkable access to the N Killingsworth and Ainsworth corridors.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Piedmont Is Really Like

Piedmont sits in inner Northeast Portland (north of I-84, south of the Columbia industrial edge), bounded roughly by N Rosa Parks Way on the south, N Portland Boulevard on the north, I-5 on the west, and NE MLK Jr. Boulevard on the east. The neighborhood centers on Peninsula Park, one of Portland's oldest public parks and home to the city's first public rose garden. Street trees arch over most residential blocks with mature cherries, maples, and oaks that give the neighborhood its classic inner Northeast character. The grid runs tight and walkable, with N Albina and N Ainsworth carrying most of the cross-neighborhood traffic.

A weekday morning here sounds like MAX Yellow Line trains pulling into the N Rosa Parks station, bike commuters heading south on N Vancouver, and the low hum of I-5 a few blocks west. The N Ainsworth and N Killingsworth corridors carry most of the daily dining and retail (the James John Cafe, Piedmont Station Food Carts, Great Notion Brewing nearby on N Williams). By mid-morning the interior streets settle into low foot and vehicle traffic, mostly dog walkers heading toward Peninsula Park. Weekends shift toward the rose garden, the Peninsula Park splash pad and playground, and the brunch rotations along the N Killingsworth corridor.

On residential blocks you will see porch gardening, bike-to-school groups, and weekend yard sales that run heavy through summer. The Peninsula Park Community Center runs programs most days of the week, and the historic octagonal gazebo anchors evening gatherings in the park's sunken garden. Many residents are bike-first commuters, using the N Vancouver and N Williams greenways heading south into the Lloyd District and downtown. This is the kind of dense, tree-canopied, transit-adjacent inner Portland neighborhood that most relocating buyers imagine when they picture the city.

Looking for broader context on the area? Read my full Northeast Portland relocation guide for how Piedmont fits into the wider district.

Housing & Style

Homes and Architecture in Piedmont

Piedmont is one of Portland's oldest platted neighborhoods, and the housing stock reflects that history. A large share of the homes were built between 1900 and 1925, producing the Victorian and Edwardian foursquares, Craftsman bungalows, and Old Portland farmhouses that still dominate most blocks. A second wave of construction from the 1920s and 1930s added smaller bungalows and English cottages. Mid-century ranches and 1960s infill filled in some corner lots, and the last 15 years have brought a notable layer of skinny-house infill and ADU conversions, particularly near the Killingsworth and Ainsworth corridors. Typical lot sizes run 4,000 to 5,000 square feet, with some larger corner lots near Peninsula Park.

When you shop here, expect significant variation in condition. Some homes have been restored to the studs with modern systems and period-appropriate finishes; others retain original knob-and-tube wiring, cast-iron plumbing, and foundations that predate current seismic standards. Competitive dynamics are strong for well-presented homes in the 900 to 1,800 square foot range, particularly Craftsman and foursquare stock within walking distance of Peninsula Park. Price into your underwriting: full-replacement sewer scopes on pre-1930 homes, possible foundation retrofit costs, and knob-and-tube wiring replacement, which most insurers will flag.

Victorian & Edwardian foursquares
Craftsman bungalows
Old Portland farmhouses
4,000 to 5,000 sq ft lots
Mid-range for Northeast Portland

Around the Neighborhood

Dining, Parks, and Daily Life

The James John Cafe

Breakfast & Lunch · N Ainsworth

Long-running neighborhood brunch spot with hashes, benedicts, and strong coffee, named for the founder of nearby St. Johns. A weekend mainstay that draws lines on Saturdays and functions as the closest sit-down breakfast to Peninsula Park.

Piedmont Station Food Carts

Food Cart Pod · N Rosa Parks

A rotating pod of 10 to 15 food carts clustered near the N Rosa Parks MAX station, with everything from Thai to BBQ to tacos. Functions as the everyday dinner option for Piedmont residents heading home from work and a casual weekend lunch stop.

Posies Bakery & Cafe

Third Place · Coffee & Pastry

Small neighborhood bakery and cafe on N Rosa Parks Way known for house-made pastries, coffee, and a steady regulars crowd. The kind of place where staff know names, and a common weekday morning meeting point for the area.

Peninsula Park & Rose Garden

16-acre Historic Park

Portland's oldest public rose garden and one of the city's most ornate parks, built in 1909 on 16 acres with a sunken formal garden, a historic octagonal gazebo, fountains, a community center, a pool, and a playground. The rose garden is a major spring and summer destination and a defining feature of the neighborhood.

Daily Errands

Grocery & Pharmacy

The Kenton New Seasons on N Denver is about 5 minutes north by car or bike, and the Fred Meyer on N Interstate is similarly close. For quick runs, the Piedmont Station corridor has a small grocer and the Mississippi corridor's shops are 4 to 6 minutes south. Hardware routes to Winks on Thurman or Home Depot off Columbia Boulevard.

Getting Around

Transit & Commute

The MAX Yellow Line runs directly through the neighborhood at the N Rosa Parks station, putting downtown Portland about 20 to 22 minutes away by train. Bus 4 runs on NE MLK Jr. Boulevard with frequent downtown service. Bike commuters use the N Vancouver and N Williams greenways, heading south into downtown in 15 to 20 minutes. I-5 access at Rosa Parks or N Portland Boulevard puts downtown 10 to 12 minutes by car off-peak.

From Your Agent

Joe's Take on Piedmont

When buyers ask me where they can still find pre-1920 Portland architecture with serious transit, walkability, and a defining park inside the neighborhood, Piedmont is usually at the top of the list. You get the same Craftsman and foursquare stock that made Alberta Arts and Boise famous, at prices that typically run below those corridors, plus the Yellow Line running straight through the middle of the neighborhood. The honest trade-off is that the housing stock is old, which means older systems and real renovation variation from house to house. Two homes on the same block can need wildly different amounts of work.

The housing stock and location suit buyers who want an older-Portland block with mature trees, direct transit to downtown, and a park the size of Peninsula within walking distance. It works especially well for bike-first commuters who will use the N Vancouver and N Williams greenways daily, and for anyone who values a tight historic grid over suburban-scaled lots. It is less of a fit for buyers who need new-construction systems out of the gate, or who want to avoid the I-5 sound that reaches the western blocks of the neighborhood.

Before you write an offer in Piedmont, there are a few specifics worth checking. Pull the sewer lateral scope on anything pre-1930; cast-iron laterals with 90-plus years of tree-root exposure are common here. Check knob-and-tube wiring status (ask for a Form 22 disclosure and an electrical inspection), since most insurers will flag or decline. Verify foundation type; many Piedmont homes sit on brick or unreinforced concrete foundations that may benefit from a seismic retrofit (partial retrofits run 4K to 10K, full retrofits 15K to 30K). Confirm the school boundary at pps.net; Piedmont currently falls to Woodlawn Elementary and Jefferson High but PPS has changed boundaries in this part of town before.

Common Questions

Frequently Asked Questions About Piedmont

How do home prices in Piedmont compare to the rest of Northeast Portland?

Piedmont typically prices in the middle of the Northeast Portland range. Expect to pay less than the Mississippi and Williams corridor neighborhoods of Boise, Humboldt, and Eliot, and less than premium inner-Northeast neighborhoods like Alameda and Grant Park. Piedmont runs roughly in line with Woodlawn and Vernon to the east, and above Kenton and Portsmouth to the north. The old housing stock, Peninsula Park access, and MAX Yellow Line connection all push prices up; distance from the Mississippi entertainment density and I-5 noise on the western blocks pull prices down relative to those premium corridors. 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 Piedmont?

Multnomah County property taxes in Piedmont run at an effective combined rate of approximately 1.3% to 2.1% of assessed value, in line with the rest of the county. Oregon Measure 50 caps assessed value growth at 3% per year, which means long-held pre-1920 homes often pay significantly less than current market value would suggest, while recently sold or substantially renovated homes can reset higher. Verify current rates and the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Piedmont?

Piedmont is served by Portland Public Schools. Default assignments include Woodlawn Elementary, Ockley Green Middle School, and Jefferson High School, though boundaries can split depending on the specific address. Portland Public Schools uses open enrollment, so residents can apply to any PPS school regardless of address, though acceptance at oversubscribed schools is not guaranteed. Jefferson High School also hosts the district's middle college program. Verify the specific address assignment with the PPS boundary finder at pps.net, since boundaries have changed in this part of town in recent years.

What is the housing stock like in Piedmont?

Housing stock is predominantly pre-1925 Victorian and Edwardian foursquares, Craftsman bungalows, and Old Portland farmhouses on 4,000 to 5,000 square foot lots, with smaller 1920s and 1930s bungalows and English cottages mixed in. Mid-century ranches and 1960s fill-ins occupy some corner lots, and the last 15 years have added skinny-house infill and ADU conversions near the Killingsworth and Ainsworth corridors. Amenity access includes Peninsula Park (16 acres with Portland's first public rose garden, a sunken formal garden, a historic gazebo, a community center, a pool, and a playground), Piedmont Station Food Carts, and the MAX Yellow Line.

How long is the commute from Piedmont to downtown Portland?

Downtown Portland is typically 10 to 12 minutes by car via I-5 outside of peak hours, or about 20 to 22 minutes on the MAX Yellow Line from the N Rosa Parks station. Bus 4 on NE MLK Jr. Boulevard offers another transit option with frequent service. Bike commuters use the N Vancouver and N Williams neighborhood greenways, reaching downtown in about 15 to 20 minutes. Peak-hour drives on I-5 can stretch to 20 to 30 minutes, which is why many Piedmont residents default to the MAX or bike for daily commutes.

Is Piedmont walkable?

Walkability is generally good and strongest near N Rosa Parks Way, N Ainsworth, and the Peninsula Park perimeter. Homes within three to four blocks of those streets can walk to the food cart pod, the James John Cafe, Posies, the rose garden, and the MAX Yellow Line station. Interior residential blocks rely more on bike or car for errands but are well-connected through the tight historic street grid. Walk Scores in the neighborhood typically range from the upper 60s on interior blocks to the low 80s near the Ainsworth corridor, according to walkscore.com.

How does Piedmont compare to nearby Northeast Portland neighborhoods?

Piedmont typically prices below Boise and Humboldt (the Mississippi and Williams corridor neighborhoods to the south), above Kenton and Portsmouth (to the northwest and west), and roughly in line with Woodlawn and Vernon to the east. Boise has more commercial density and a more active food and nightlife scene at a premium. Woodlawn has a similar housing stock with a more residential feel. Kenton trades historic character for a distinct walkable corridor at a lower entry price. Piedmont is the pick when a buyer wants pre-1920 housing, direct Peninsula Park access, and MAX service in one package.

Can I add an ADU or short-term rental in Piedmont?

Most Piedmont lots 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. Basement conversions in pre-1920 homes are common, with appropriate permitting and usually egress window additions. Short-term rentals require a City of Portland STR permit; Type A permits require owner-occupancy, and Type B permits (non-owner-occupied) have stricter limits and are harder to obtain. Verify both ADU eligibility and STR permit type for your specific address with Portland Bureau of Development Services (portland.gov/bds) before counting on rental income.

Thinking About Buying in Piedmont?

I help buyers navigate Northeast Portland neighborhoods every week. Let's talk about what you need, what you can afford, and whether Piedmont is the right fit.

Schedule a Free Consultation Or call Joe directly: (503) 910-7364

Joe 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.