Richmond

Average Sales Price

$670,020

Total Listings

Richmond is an inner Southeast Portland neighborhood framed by SE Division and SE Hawthorne, two of the city's densest walkable restaurant and retail corridors. Housing stock is predominantly pre-war Craftsman bungalows and foursquares on 5,000 square foot lots, with strong bike infrastructure via the SE Clinton neighborhood greenway.

LISTINGS

$775,000

4 Beds3 Baths2,329 SqFt

3236 SE FRANKLIN ST, Portland, OR 97202

Listed by Premiere Property Group, LLC
$649,900

3 Beds1 Bath2,296 SqFt

3203 SE TIBBETTS ST, Portland, OR 97202

Listed by Windermere Realty Trust
$600,000

4 Beds2 Baths2,530 SqFt

1909 1911 SE 35TH PL, Portland, OR 97214

Listed by Redfin
$915,000

5 Beds2.1 Baths1,963 SqFt

3424 SE TIBBETTS ST, Portland, OR 97202

Listed by Keller Williams PDX Central
$319,000

2 Beds2.1 Baths730 SqFt

4303 SE DIVISION ST, Portland, OR 97206

Listed by Cascade Hasson Sotheby's International Realty
$499,999

2 Beds1 Bath1,522 SqFt

3327 SE 50TH AVE, Portland, OR 97206

Listed by Keller Williams Realty Professionals

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RECENTLY SOLD

$570,400

$499,000 14.3%

3716 SE GRANT CT, Portland, OR 97214

2 Beds1 Bath1,728 SqFt

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Listed by Neighbors Realty

$870,000

$865,000 0.6%

2605 SE Woodward ST, Portland, OR 97202

5 Beds2 Baths2,280 SqFt

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Listed by Real Broker

$555,000

$551,000 0.7%

2200 SE 48TH AVE, Portland, OR 97215

2 Beds1.1 Baths1,330 SqFt

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Listed by Soldera Properties, Inc

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Southeast Portland Neighborhood Guide

Living in Richmond

An inner Southeast grid with pre-war bungalows and foursquares, framed by SE Division and SE Hawthorne, two of Portland's densest walkable restaurant and retail corridors.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Richmond Is Really Like

Richmond sits in inner Southeast Portland between SE 30th Avenue on the west and SE 39th (Cesar E. Chavez Boulevard) on the east, with SE Hawthorne Boulevard on the north and SE Powell Boulevard on the south. SE Division Street runs east-west through the middle of the neighborhood and functions as its primary commercial spine, one of the densest restaurant and retail corridors in the city. The residential streets between Division and the edges are a flat, tight grid of 50-by-100-foot lots with pre-war housing stock and a consistent mature canopy.

A weekday morning here is commuter bike traffic on the SE Clinton neighborhood greenway one block south of Division, coffee lines at Either/Or and Joy Vietnamese, and dog walkers looping Piccolo Park. By mid-day the Division corridor fills with lunch crowds at Ava Gene's, Pok Pok (and its successors), Salt and Straw, and the rotating mix of restaurants that have made Division a destination dining strip over the past decade. Evenings shift to the bars and restaurants of both Division and Hawthorne; weekends bring the Hawthorne shopping crowd, brunch lines at Bollywood Theater and Broder, and foot traffic that rivals any inner-Portland corridor.

On residential blocks you see gardeners on small front yards, remote workers walking to coffee with laptops, bike commuters using Clinton as the connector to downtown, and neighbors doing evening walks with dogs through the grid. Block-party culture is strong here, with residents using the tight grid and low-traffic side streets as shared space. The Richmond Neighborhood Association runs a newsletter and an annual community cleanup, and the neighborhood anchors multiple Sunday Parkways routes during the summer when streets close to car traffic.

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

Housing & Style

Homes and Architecture in Richmond

Richmond's housing stock is dominated by pre-war construction, with 1900s-1920s Craftsman bungalows and foursquares making up the bulk of the inventory, mixed with a smaller share of 1920s-1930s English cottages, Tudors, and colonial revivals. Lot sizes are the standard inner-Portland grid of 5,000 square feet, occasionally smaller on subdivided blocks. Mid-century infill is limited; what replaces teardowns is usually 21st-century custom homes or attached townhome clusters, concentrated near Division and the 20s-30s block numbers. Condos and newer mixed-use buildings line Division from roughly 30th to 39th.

When you shop here, expect most listings to show strong competitive dynamics. Richmond is one of Portland's most consistently competitive inner-Southeast neighborhoods because the combination of housing stock, schools, and two walkable corridors draws a steady stream of buyers. Original oak floors, built-ins, leaded glass, and plaster walls are common, and many homes have been methodically updated over multiple ownerships. Two recurring items worth pricing into your underwriting: cast-iron sewer laterals under mature trees almost always show wear at 80-plus years (sewer scope is non-negotiable here), and older homes within a block or two of Division or Powell may have specific sound-insulation considerations worth inspecting.

Craftsman bungalows & foursquares
English cottages & Tudors
21st-century infill & townhomes
5,000 sq ft standard lots
Premium for Southeast Portland

Around the Neighborhood

Dining, Parks, and Daily Life

Ava Gene's

Italian · SE Division

An anchor of the Division corridor since 2012, Ava Gene's is the kind of seasonal Italian restaurant that makes national best-of lists. Weekend reservations are competitive, and the neighborhood has built up around it with a cluster of complementary restaurants within walking distance.

Salt & Straw (Division)

Ice Cream · SE Division

The second Portland location of the locally-founded ice cream shop known for rotating seasonal flavors. On summer evenings the line stretches down the block, and it's a reliable neighborhood landmark for out-of-town visitors and locals alike.

Either/Or Cafe

Third Place · Coffee & Laptop Spot

A neighborhood coffee shop on SE Division with a consistent morning regulars crowd, strong espresso program, and enough table space to function as a remote-work anchor. One of several walkable coffee options on the corridor, and a common meet-up spot.

Piccolo Park & Richmond Park Blocks

Neighborhood Parks · Pocket Green Space

Piccolo Park at SE 27th and Division is a compact neighborhood park with a playground, seating, and a summer concert series. It complements the nearby Richmond green spaces and gives the interior blocks accessible outdoor space without requiring a drive to Mt. Tabor.

Daily Errands

Grocery & Pharmacy

Fred Meyer at SE 39th and Hawthorne (a short walk or bike ride from most of Richmond) is the primary anchor for full-service grocery, pharmacy, and general merchandise. New Seasons on SE Division at 20th serves the west side of the neighborhood. Trader Joe's at SE Hawthorne and 41st is also within walking distance.

Getting Around

Transit & Commute

Downtown Portland is about 8 to 15 minutes by car off-peak via SE Division or SE Hawthorne, or 20 to 25 minutes by TriMet bus (line 4 on Division, line 14 on Hawthorne, both frequent-service routes). The SE Clinton neighborhood greenway, one block south of Division, is one of Portland's most-used bike routes, putting downtown at about 20 minutes by bike. The MAX Orange Line is a short bike or bus ride west at SE 17th.

From Your Agent

Joe's Take on Richmond

When buyers tell me they want inner-Southeast at its densest and most walkable, with real restaurants and real bike infrastructure out the door, Richmond is at the top of my list. You get pre-war housing stock, two of the city's top commercial corridors framing the neighborhood, and some of the best bike connectivity in Portland. The honest trade-off is price and density. Richmond prices in the premium tier for Southeast, and if you buy within a block of Division or Powell you should expect commercial corridor and arterial noise as part of the deal. Blocks between 32nd and 36th, a few streets north or south of Division, tend to give you the corridor access without sitting directly on it.

The housing stock and location suit buyers who want to live without a car for daily errands, who value walkability and bike infrastructure over large lots, and who want the cultural density of a dozen restaurants within a 10-minute walk. It works especially well for remote workers, for anyone prioritizing commute flexibility (bus, bike, car, MAX all work), and for buyers who want a block-party grid with consistent architecture. It is less of a fit if you want larger lots or newer construction; for that, Eastmoreland or Sellwood-Moreland do better on lot size, and newer construction concentrates in other inner-Southeast pockets.

Before you write an offer in Richmond, check a few specifics. Pull the sewer lateral scope on any pre-1960 home; cast-iron laterals in Richmond are a consistent finding and replacement can run 8K to 18K depending on length and street conditions. Confirm whether knob-and-tube wiring has been fully replaced, since some insurers will not issue a policy without remediation. Pull the PPS school boundary at pps.net for your specific address; Richmond feeds different elementaries depending on block, and some boundaries have shifted. Drive the block at different times to understand traffic and noise patterns; a block half a street off Division can sound meaningfully different than one directly on it.

Common Questions

Frequently Asked Questions About Richmond

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

Richmond prices in the premium tier of Southeast Portland. Expect to pay above Woodstock, Reed, Creston-Kenilworth, and Foster-Powell, roughly in line with Sunnyside and Hosford-Abernethy, and below Eastmoreland and Laurelhurst (inner Northeast). The density of the Division and Hawthorne commercial corridors, the strong bike infrastructure, and the consistent pre-war housing stock 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 Richmond?

Multnomah County property taxes in Richmond 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. Because Richmond home values tend to be higher than most of Southeast, annual tax bills are also typically higher than the district average. Verify current rates and the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Richmond?

Richmond is served by Portland Public Schools. Default elementary assignments include Abernethy Elementary, Richmond Elementary (a Japanese immersion magnet with separate enrollment), and Hosford Middle School, continuing to Cleveland High School, though specific boundaries depend on the exact address. Richmond Elementary's Japanese immersion program enrolls through an application process and is not automatic based on address. 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 and immersion program access with the PPS boundary finder at pps.net.

What is the housing stock like in Richmond?

Housing stock is predominantly pre-1940 Craftsman bungalows and foursquares on 5,000 square foot lots, mixed with English cottages, Tudors, and a smaller share of 21st-century custom infill homes and townhomes. Most homes combine original features (oak floors, built-ins, leaded glass, plaster walls) with updated kitchens, baths, and systems. Amenity access includes the SE Division and SE Hawthorne commercial corridors, the SE Clinton bike greenway, Piccolo Park, and proximity to Laurelhurst Park and Mt. Tabor Park just north and east. The neighborhood is flat, on a consistent grid, with strong mature street canopy on most blocks.

How long is the commute from Richmond to downtown Portland?

Downtown Portland is typically 8 to 15 minutes by car off-peak via SE Division or SE Hawthorne, or 20 to 25 minutes on TriMet bus lines 4 (Division) and 14 (Hawthorne), both frequent-service routes. Bike commuters use the SE Clinton neighborhood greenway one block south of Division and reach downtown in about 20 minutes. The MAX Orange Line is accessible by a short bike ride or bus connection to SE 17th. Peak-hour drives can push to 20 to 30 minutes.

Is Richmond walkable?

Richmond is one of the most walkable neighborhoods in Southeast Portland. Walk Scores are generally in the 80s and 90s throughout the neighborhood thanks to the Division and Hawthorne corridors and the tight residential grid. Most residents can walk to groceries (New Seasons on Division, Fred Meyer and Trader Joe's at 39th and Hawthorne), restaurants, coffee, and service businesses within five to ten minutes. The SE Clinton neighborhood greenway provides one of Portland's best low-stress bike connections, and bus service on Division and Hawthorne is frequent enough that many residents can live without daily car use.

How does Richmond compare to nearby Southeast Portland neighborhoods?

Richmond typically prices in line with Sunnyside and Hosford-Abernethy, above Woodstock and Reed, and below Eastmoreland and Laurelhurst. Sunnyside has Belmont rather than Division as its primary corridor and similar walkability. Hosford-Abernethy has Clinton Street and a similar pre-war stock with slightly more variety. Eastmoreland offers larger lots on a curving grid at a higher price point but less commercial density. Woodstock and Reed offer similar pre-war stock at lower price points with less corridor density. Richmond is the pick when a buyer specifically wants the Division and Hawthorne corridor density plus the Clinton bike route.

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

Most Richmond 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 standard 5,000 square foot lots in Richmond give workable but not especially generous space for detached ADUs; attached or basement ADUs are more common here. 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 Richmond?

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