Pleasant Valley

Average Sales Price

$573,245

Total Listings

Walk Score

Newer subdivisions and large lots at the foot of 611-acre Powell Butte, Springwater Corridor access, Leach Botanical Garden, and Centennial schools. Joe Saling, local agent.

LISTINGS

$439,995

3 Beds2.1 Baths1,545 SqFt

3830 SW 35th ST, Gresham, OR 97080

Listed by D. R. Horton, Inc Portland
$414,995

3 Beds2.1 Baths1,462 SqFt

3459 SW Hartley AVE, Gresham, OR 97080

Listed by D. R. Horton, Inc Portland
$439,995

3 Beds2.1 Baths1,545 SqFt

3842 SW 35th ST, Gresham, OR 97080

Listed by D. R. Horton, Inc Portland
$418,995

3 Beds2.1 Baths1,462 SqFt

3413 SW Hartley AVE, Gresham, OR 97080

Listed by D. R. Horton, Inc Portland
$389,900

2 Beds2.1 Baths1,004 SqFt

4077 SW MCKINLEY ST #37, Gresham, OR 97080

Listed by John L. Scott Sandy
$389,900

2 Beds2.1 Baths1,014 SqFt

4071 SW MCKINLEY ST #36, Gresham, OR 97080

Listed by John L. Scott Sandy

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RECENTLY SOLD

$699,000

3813 SW MCKINLEY ST, Gresham, OR 97080

5 Beds2.1 Baths2,983 SqFt

View Home

Listed by Cochran Property Group Inc.

$469,900

3915 SW DUNIWAY LN, Gresham, OR 97080

3 Beds2 Baths1,285 SqFt

View Home

Listed by LGI Homes

$464,995

3749 SW 36th ST, Gresham, OR 97080

4 Beds3 Baths2,037 SqFt

View Home

Listed by D. R. Horton, Inc Portland

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East Portland Neighborhood Guide

Living in Pleasant Valley

The far southeast corner of Portland where newer subdivisions meet a 611-acre nature park, a national cemetery, and the headwaters of Johnson Creek, with Centennial School District assignment and Happy Valley and Gresham on two borders.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Pleasant Valley Is Really Like

Pleasant Valley sits at the far southeast corner of Portland, where the city hands off to Happy Valley to the south and Gresham to the east. The footprint is bounded roughly by SE Foster Road and Powell Butte to the north, Happy Valley to the south, and Centennial Boulevard and the Gresham city line to the east. The defining geography is dramatic for a Portland neighborhood: Powell Butte (an extinct volcanic cinder cone from the Boring Lava Domes formation) occupies the north edge, Clatsop Butte anchors the south, and Johnson Creek originates from springs in the area before flowing west toward the Willamette. Elevation, buttes, and open land give Pleasant Valley a rural-adjacent feel that separates it from the more densely built inner East Portland neighborhoods.

A weekday morning here is dog walkers and runners heading up into Powell Butte Nature Park, commuters merging onto SE Foster or taking SE 162nd down to Powell Boulevard for I-205 access, and a notable absence of through-traffic noise in the interior residential streets. Weekends shift toward the park: Powell Butte's 611 acres draw hikers, mountain bikers, and equestrians from across the metro area, and the Springwater Corridor trail at the base of the butte pulls cyclists and walkers along Johnson Creek. The Willamette National Cemetery, with over 164,000 interments across nearly 270 acres, occupies Mount Scott on the neighborhood's western edge and adds its own quiet, landscaped presence.

On any given block you will see larger lots with established landscaping, newer subdivision streets with modern homes, and occasional pockets of older homes on acreage that have not yet been redeveloped. Leach Botanical Garden on SE 122nd, a 16-acre property with over 2,000 plant species, an aerial tree walk, and a four-season pollinator garden, functions as a cultural anchor on the western edge. Residents tend to be heavily invested in the park system and active in the Pleasant Valley Neighborhood Association, which meets the third Monday of the month.

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

Housing & Style

Homes and Architecture in Pleasant Valley

Pleasant Valley housing stock skews notably newer than the rest of East Portland. While the neighborhood does include a share of older farmhouses and mid-century ranches on larger parcels reflecting its pre-annexation agricultural history, the majority of current inventory comes from late-1990s through 2020s subdivision builds, including D.R. Horton communities and similar production builders on parcels subdivided from former farms and nurseries. You will find modern Craftsman and New Traditional architecture dominating the newer streets, with three-car garages, attached great rooms, and first-floor primary suites common in the 2000s-era builds. Older mid-century and ranch-style homes remain in scattered pockets on larger lots, and a small handful of properties still sit on genuine acreage.

When you shop here, expect a wide range of styles and sizes that reflect the phased subdivision development. Newer subdivisions offer homes in consistent condition on smaller engineered lots (typically 4,000 to 7,000 sq ft in production builds), while older portions of the neighborhood include homes on 10,000 to 40,000+ sq ft parcels, some with room for ADUs, outbuildings, or hobby acreage. Competitive dynamics in newer subdivisions are typically steady rather than intense; the older large-lot properties see less frequent turnover and often draw buyers looking specifically for land. Items to check: septic versus city sewer connection on older properties (portions of the neighborhood still run on septic), and Johnson Creek floodplain overlay on any property near the creek corridor.

New Traditional subdivision
Modern Craftsman
Mid-century ranch on acreage
Highly variable lot sizes (4,000 to 40,000+ sq ft)
Mid-range for East Portland

Around the Neighborhood

Geography, Amenities, and Getting Around

Powell Butte & Boring Lava Domes

Defining Geography

Powell Butte Nature Park is a 611-acre natural area on the neighborhood's north edge, covering the entire top of an extinct volcanic cinder cone. Trails crisscross the butte for hikers, mountain bikers, and equestrians, with a summit offering panoramic views of Mount Hood, Mount St. Helens, Mount Adams, and Mount Rainier on clear days. Clatsop Butte, Jenne Butte, and the headwaters of Johnson Creek complete the neighborhood's natural geography.

Happy Valley Town Center & Foster Corridor

Nearest Amenity Hub

Full-service grocery and retail cluster at the Happy Valley Town Center (New Seasons, Fred Meyer, restaurants) about 5 to 10 minutes south by car, with the Gresham Walmart Neighborhood Market on W Powell about 7 minutes east. For hardware and big-box, Home Depot and Costco sit about 15 minutes west along SE 82nd. Within the neighborhood, scattered commercial along SE Foster Road and SE 162nd handles gas, convenience, and some dining.

Springwater Corridor & Leach Botanical Garden

Outdoor Access

The Springwater Corridor, a former interurban rail bed converted to a paved trail, runs along the base of Powell Butte through the neighborhood, offering walking and cycling access all the way from Boring to Sellwood. Leach Botanical Garden on SE 122nd spans 16 acres with over 2,000 plant species, an aerial tree walk, and a four-season pollinator garden. Willamette National Cemetery occupies Mount Scott on the western edge with nearly 270 landscaped acres.

Getting Around

Transit & Commute

Pleasant Valley is a car-dependent neighborhood with few transit options. SE Powell Boulevard and SE Foster Road provide the main east-west connections to I-205, with downtown Portland roughly 20 to 30 minutes by car off-peak. The MAX Green Line terminates at Clackamas Town Center about 15 minutes southwest. Peak-hour drives on Powell or Foster can extend significantly. Bike access via the Springwater Corridor offers a protected route toward inner Portland for committed cyclists.

From Your Agent

Joe's Take on Pleasant Valley

When buyers tell me they want newer construction, serious park access, and more lot than they can get anywhere else within Portland city limits, Pleasant Valley is at the top of the list. The combination of Powell Butte's 611 acres directly on the north edge, the Springwater Corridor, the Willamette National Cemetery's landscaped western boundary, and Leach Botanical Garden is a parks-and-trails package that inner Portland neighborhoods simply cannot match. The housing is also markedly newer, with subdivisions from the late 1990s through the 2020s offering modern floor plans, attached garages, and energy systems that you will not find in pre-war Portland.

The honest trade-off is that Pleasant Valley is suburban in feel more than urban. This is not a walk-to-breweries neighborhood. The commercial life lives in Happy Valley Town Center, the Foster corridor toward Gresham, and across I-205 at Clackamas. Driving is a daily assumption. The location suits buyers who prioritize newer homes, big outdoor access, and school district choice (Centennial, not Portland Public Schools) over inner-Portland walkability. It works especially well for buyers coming from the Washington side who want to cross the river but keep something closer to a suburban housing pattern, for hybrid workers who commute to downtown only a few days a week, and for anyone who wants a Portland address with a Happy Valley or Gresham lifestyle.

Before you write an offer in Pleasant Valley, there are a few specifics worth checking. On any property, verify sewer connection versus septic, since portions of the neighborhood (particularly older large-lot properties) still run on septic and inspection is non-negotiable. Pull the Johnson Creek floodplain overlay on any property within several blocks of the creek corridor. Verify the exact school boundary at centennial.k12.or.us, since Pleasant Valley crosses between Centennial School District and occasional Gresham-Barlow or David Douglas assignments depending on address. On newer subdivision homes, check HOA scope and monthly dues carefully, since some communities carry active HOAs with maintenance responsibilities and CC&Rs that buyers coming from inner Portland do not expect.

Common Questions

Frequently Asked Questions About Pleasant Valley

How do home prices in Pleasant Valley compare to the rest of East Portland?

Pleasant Valley prices in the mid-to-upper range of East Portland, typically above Parkrose, Parkrose Heights, Argay Terrace, and Centennial, and roughly in line with parts of Powellhurst-Gilbert and the newer portions of Lents. The newer housing stock, larger lots, and proximity to Happy Valley all push prices up. The older large-lot and acreage properties can trade at premium prices relative to the rest of outer East Portland. 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 Pleasant Valley?

Multnomah County property taxes in Pleasant Valley run at an effective combined rate of approximately 1.3% to 2.1% of assessed value, in line with the rest of the county. Because Pleasant Valley home values tend to be higher than most of outer East Portland, typical annual property tax bills are also higher on average. Oregon Measure 50 caps assessed value growth at 3% per year. Newer subdivisions in active levy districts may see modestly higher effective rates. Verify current rates and the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Pleasant Valley?

Pleasant Valley is primarily served by the Centennial School District, not Portland Public Schools, with most addresses assigned to Butler Creek Elementary, Centennial Middle School, and Centennial High School. Centennial High carries a Niche B grade and includes the Center for Advanced Learning career-pathway program. A small number of Pleasant Valley addresses on the southern or eastern edges may fall into Gresham-Barlow or other districts. Verify the specific address assignment at centennial.k12.or.us, since boundaries can change.

What is the housing stock like in Pleasant Valley?

Housing stock is notably newer than the rest of East Portland, dominated by late-1990s through 2020s subdivision builds in modern Craftsman and New Traditional styles. Lot sizes vary widely: production subdivisions typically run 4,000 to 7,000 square feet, while older portions of the neighborhood include homes on 10,000 to 40,000+ square foot parcels with room for outbuildings or hobby acreage. Amenity access is exceptional: Powell Butte Nature Park (611 acres) on the north, the Springwater Corridor trail through the middle, Leach Botanical Garden on the west, and Willamette National Cemetery's landscaped grounds on the western edge.

How long is the commute from Pleasant Valley to downtown Portland?

Downtown Portland is typically 20 to 30 minutes by car outside of peak hours, using SE Powell Boulevard or SE Foster Road to I-205. Peak-hour drives on either corridor can extend significantly, and downtown commutes are among the longest of any Portland neighborhood. The MAX Green Line terminates at Clackamas Town Center about 15 minutes southwest for transit-oriented commuters. Bike commuters can use the Springwater Corridor, which offers a protected paved route all the way to Sellwood and inner Portland.

Is Pleasant Valley walkable?

Pleasant Valley is a car-dependent neighborhood and not walkable in the inner-Portland sense. Many streets lack sidewalks, commercial amenities are clustered along arterials (SE Foster, SE Powell, SE 162nd) or outside the neighborhood in Happy Valley and Gresham, and daily errands require a car. Walk Scores in the neighborhood are generally in the 20s to 40s. The outdoor walking options are exceptional for trail users, however: Powell Butte trails, the Springwater Corridor, and Leach Botanical Garden offer more pedestrian access to nature than most Portland neighborhoods combined.

How does Pleasant Valley compare to nearby Portland and Gresham neighborhoods?

Pleasant Valley typically prices above Centennial and Powellhurst-Gilbert to the west within the Centennial School District, and in line with or slightly below comparable portions of Happy Valley to the south. Happy Valley offers a similar newer-home character but with a different school district (North Clackamas) and a more developed town center. Centennial to the west has older housing stock and less park access. Gresham across the eastern border has varying pricing by neighborhood. Pleasant Valley is the pick when a buyer wants a Portland address with newer subdivision housing, serious park and trail access, and Centennial School District assignment.

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

Most Pleasant Valley lots are eligible for an accessory dwelling unit under Portland's Residential Infill Project rules, and the larger lot sizes common in the neighborhood often make ADU construction more flexible than inner Portland parcels. Some subdivision HOAs, however, restrict ADUs through CC&Rs independent of city zoning, so check the declarations carefully. 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. Verify both ADU eligibility, HOA restrictions, 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 Pleasant Valley?

I help buyers navigate East Portland neighborhoods every week. Let's talk about what you need, what you can afford, and whether Pleasant Valley 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.