Reed

Average Sales Price

$664,958

Total Listings

Reed is an inner Southeast Portland neighborhood anchored by Reed College and the 28-acre Reed Canyon, with a spring-fed salmon stream running through campus. Homes are predominantly pre-war Craftsman bungalows, English cottages, and Tudors on 5,000 to 7,000 square foot lots, with a walkable Woodstock corridor on the north edge.

LISTINGS

$650,000

4 Beds2 Baths2,248 SqFt

4515 SE 30TH AVE, Portland, OR 97202

Listed by Redfin
$299,900

2 Beds2.1 Baths858 SqFt

5185 SE 28th AVE #9, Portland, OR 97202

Listed by Keller Williams Realty Portland Premiere
$550,000

4 Beds1.1 Baths1,548 SqFt

4815 SE CESAR E CHAVEZ BLVD, Portland, OR 97202

Listed by Redfin
$755,000

3 Beds2.1 Baths1,873 SqFt

3911 SE INSLEY ST, Portland, OR 97202

Listed by Pellego, LLC
$359,900

2 Beds2.1 Baths880 SqFt

5187 SE 28TH AVE #10, Portland, OR 97202

Listed by Keller Williams Realty Portland Premiere
$649,900

4 Beds2 Baths1,840 SqFt

5017 SE 40TH AVE, Portland, OR 97202

Listed by Keller Williams Realty Portland Premiere

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RECENTLY SOLD

$850,000

$775,000 9.7%

3331 SE STEELE ST, Portland, OR 97202

3 Beds2.1 Baths1,888 SqFt

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Listed by Living Room Realty

$300,000

$299,100 0.3%

5171 SE 28th AVE #2, Portland, OR 97202

2 Beds2.1 Baths854 SqFt

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Listed by Keller Williams Realty Portland Premiere

$599,900

5014 SE 37TH AVE, Portland, OR 97202

2 Beds2 Baths1,334 SqFt

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Listed by MORE Realty

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Southeast Portland Neighborhood Guide

Living in Reed

A leafy Southeast pocket built around Reed College and Reed Canyon, with pre-war homes, a walkable Woodstock corridor, and quick access to Eastmoreland and Sellwood.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Reed Is Really Like

Reed sits in inner Southeast Portland between SE 28th Avenue on the west and SE 39th (Cesar E. Chavez Boulevard) on the east, with Woodstock Boulevard as the northern edge and SE Steele Street to the south. The defining anchor is Reed College and the 28-acre Reed Canyon that runs through campus, a spring-fed watershed with a restored salmon stream that functions as a linear natural area through the heart of the neighborhood. The street grid holds a tight network of blocks on a mostly flat plateau, with canopy that thickens the closer you get to the college grounds.

A weekday morning here is college staff and students heading into campus, commuters pulling out toward the MAX Orange Line at Bybee or the bus lines on 39th, and dog walkers looping the Canyon trail. The Woodstock corridor on the north edge is where the neighborhood's commercial life concentrates: Papaccino's Coffee, Delta Cafe, the Portland Mercado food hall just east on Foster, and small retail clustered near SE 28th and Woodstock. Evenings shift toward residential, with porch lights along the blocks south of Steele and the occasional campus event pulling in visitors. Saturdays in the Canyon fill with runners, birders, and trail users drawn to a quieter alternative to Reed Campus Lake.

On residential blocks you see gardeners out front, bike commuters headed to the SE Clinton and Bybee neighborhood greenways, and runners doing the Eastmoreland-Sellwood-Reed loop. The Reed Neighborhood Association holds active meetings and runs a newsletter, and the college hosts public lectures and performances that residents tap into throughout the year. Many blocks have the kind of block-party culture you see across inner Southeast, with annual gatherings organized through neighborhood channels.

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

Housing & Style

Homes and Architecture in Reed

Reed's housing stock is predominantly pre-war, with a heavy concentration of 1920s and 1930s Craftsman bungalows, English cottages, and a handful of Tudors, plus a layer of mid-century ranches and split-levels that filled in during the 1950s and 1960s. Lot sizes typically run 5,000 to 7,000 square feet, slightly larger than the tighter inner-Southeast neighborhoods to the west. The blocks immediately bordering the college tend to hold the most consistent pre-war architecture, while the edges near Woodstock and Holgate include a mix of eras and occasional newer infill. Larger custom rebuilds and selective teardowns exist but are relatively rare compared to some Southeast neighborhoods.

When you shop here, expect most listings to show the mix of original craftsmanship and thoughtful updates that inner-Southeast Portland is known for. Original oak floors, built-ins, leaded glass, and plaster walls are common in the pre-war stock, and many homes have been systematically updated over the past two decades. Competitive dynamics are typically strong, especially on blocks with full canopy and proximity to the Canyon or campus perimeter; expect multiple-offer scenarios in healthy market conditions. Two items worth pricing into your underwriting: cast-iron sewer laterals under mature trees almost always show some wear at 80-plus years (sewer scopes are non-negotiable here), and older knob-and-tube wiring still exists in some unrenovated homes and affects insurability.

1920s-1930s Craftsman bungalows
English cottages & Tudors
Mid-century ranch
5,000 to 7,000 sq ft lots
Upper mid-range for Southeast Portland

Around the Neighborhood

Dining, Parks, and Daily Life

Delta Cafe

Southern Kitchen · SE Woodstock

A long-running Southern-style cafe on Woodstock known for mac and cheese, fried chicken, and a strong regular crowd. Walking distance from most of the neighborhood and a fixture of the Reed-adjacent commercial scene.

Portland Mercado

Latin American Food Hall · SE Foster

A Latin American public market and food hall just east of the neighborhood on SE Foster, with taquerias, a bakery, coffee, and a business incubator for Latino-owned food entrepreneurs. A five-minute drive or a solid walk from most Reed blocks.

Papaccino's Coffee

Third Place · Coffee & Laptop Spot

A small independent coffee shop on Woodstock that serves as the regular laptop and meet-up spot for Reed-area residents and college staff. Small patio, solid espresso, and the kind of counter conversation that marks it as a local third place.

Reed Canyon & Campus Trails

28-acre Natural Area

A spring-fed canyon with a restored salmon-bearing stream running through Reed College campus. The public-access trail loops around Reed Lake and connects to the campus perimeter paths, making it a primary neighborhood walking and birding spot year-round.

Daily Errands

Grocery & Pharmacy

New Seasons Market on SE Woodstock (just west in Woodstock neighborhood) handles most daily grocery runs within 5 minutes by car or a long walk. Safeway at SE 39th and Powell is similar. For hardware, Parkrose Hardware and Home Depot off 82nd and Holgate are both within 10 minutes by car.

Getting Around

Transit & Commute

The MAX Orange Line runs along the west edge at SE 17th with the Bybee and Tacoma stations a short drive or bike ride away, putting downtown Portland about 20 minutes by train. By car, downtown is 12 to 18 minutes off-peak via SE 26th or Powell Boulevard. TriMet bus routes on Woodstock, Holgate, and 39th cover east-west and north-south transit, and the SE Clinton greenway is one of the most-used bike routes in the city.

From Your Agent

Joe's Take on Reed

When buyers ask me about inner Southeast neighborhoods that still have real canopy, real architecture, and a walkable corridor without the Division or Hawthorne price premium, Reed is one of the first I suggest. You get the pre-war housing stock, the Reed Canyon as a backyard natural area most neighborhoods would charge a premium for, and a short walk or bike ride to Woodstock's commercial stretch. The honest trade-off is that Reed is not a dense commercial-corridor neighborhood the way Richmond or Sunnyside are. The Woodstock corridor is more neighborhood-scaled than destination-scaled.

The housing stock and location suit buyers who want a pre-war block, more lot than the tighter inner-Southeast neighborhoods offer, and proximity to a distinctive natural feature. It works well for remote workers who use the Canyon as their daily walk, for anyone who values the college-adjacent cultural programming (lectures, performances, the public Canyon access), and for buyers who want SE connectivity without being directly on Division or Hawthorne. It is less of a fit if you want to walk to a dozen restaurants on a Friday night; for that, Richmond or Sellwood-Moreland do it better.

Before you write an offer in Reed, check a few specifics. Pull the sewer lateral scope on any pre-1960 home; 80-plus-year-old cast-iron laterals under mature trees are a nearly universal finding here. Confirm whether the home has been updated from knob-and-tube wiring, since some insurers will not write a policy without remediation. Pull the school boundary at pps.net for your specific address; most Reed blocks feed Duniway or Lewis Elementary, but boundaries have shifted. Drive the block at different times to listen for 39th Avenue traffic noise, which varies significantly depending on how close you are to the arterial.

Common Questions

Frequently Asked Questions About Reed

How do home prices in Reed compare to the rest of Southeast Portland?

Reed prices in the upper-middle range of Southeast Portland. Expect to pay less than Eastmoreland and Sellwood-Moreland directly south, roughly in line with Woodstock and Brooklyn, and above neighborhoods east of 52nd like Foster-Powell and Mt. Scott-Arleta. The pre-war housing stock, proximity to Reed College and the Canyon, and the inner-Southeast location all push prices up. 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 Reed?

Multnomah County property taxes in Reed 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, so long-held homes often pay less than their market value would suggest. A typical single-family home in Reed carries an annual property tax bill in the mid-single-digit thousands to low-five-figure thousands, depending on assessed value. Verify current rates and the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Reed?

Reed is served by Portland Public Schools. Most of the neighborhood feeds Duniway Elementary or Lewis Elementary, then Sellwood Middle School, then Cleveland High School, though specific boundaries depend on the exact address. Duniway and Lewis both rate among the higher-performing PPS elementary schools on GreatSchools and Niche. Portland Public Schools uses open enrollment, so residents can apply to any PPS school regardless of address, with acceptance not guaranteed at oversubscribed schools. Verify the specific address assignment with the PPS boundary finder at pps.net, since boundaries can change.

What is the housing stock like in Reed?

Housing stock is predominantly pre-1940 Craftsman bungalows, English cottages, and Tudors on 5,000 to 7,000 square foot lots, mixed with 1950s and 1960s ranches and limited 21st-century infill. Most homes combine original features (oak floors, built-ins, leaded glass, plaster walls) with updated kitchens, baths, and systems. Amenity access includes the 28-acre Reed Canyon with its public trail, Reed College's campus grounds, and proximity to Crystal Springs Rhododendron Garden in Eastmoreland. The neighborhood is mostly flat with consistent mature street canopy.

How long is the commute from Reed to downtown Portland?

Downtown Portland is typically 12 to 18 minutes by car off-peak via SE 26th Avenue or SE Powell Boulevard, or about 20 minutes on the MAX Orange Line from the Bybee or Tacoma stations on SE 17th. Peak-hour drives can push to 25 to 35 minutes. Bike commuters use the SE Clinton neighborhood greenway (one of Portland's most-used bike routes) or the SE Lincoln greenway, reaching downtown in about 25 to 35 minutes depending on fitness and route.

Is Reed walkable?

Walkability is moderate overall and strongest near the Woodstock corridor at the neighborhood's north edge. Homes within three to four blocks of Woodstock can walk to Delta Cafe, Papaccino's Coffee, New Seasons (just west in Woodstock proper), and small retail. Interior residential blocks are more car-dependent for errands but offer stronger canopy and direct access to the Reed Canyon trail. The Reed College campus adds a walkable inner loop for runners and dog walkers. Walk Scores in the neighborhood vary from the 50s on interior blocks to the 70s closer to Woodstock.

How does Reed compare to nearby Southeast Portland neighborhoods?

Reed typically prices below Eastmoreland and Sellwood-Moreland to the south, roughly in line with Woodstock and Brooklyn, and above Creston-Kenilworth and Foster-Powell. Eastmoreland has larger lots, a formal street grid, and a higher price point. Sellwood-Moreland has more commercial density on SE 13th and Milwaukie Avenue. Woodstock offers a similar pre-war stock at a slightly lower price point. Reed is the pick when a buyer specifically wants the Canyon as a natural feature, the college-adjacent cultural programming, and an inner-Southeast block without paying Eastmoreland prices.

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

Most Reed 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. The 5,000 to 7,000 square foot lots here give more flexibility for detached ADUs than tighter inner-Southeast parcels. 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 Reed?

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