Sullivan's Gulch

Average Sales Price

$596,608

Total Listings

Sullivan's Gulch is a compact inner-Northeast streetcar suburb running between NE Broadway and I-84, about three miles from downtown Portland. Expect a mix of pre-1940 Craftsman bungalows, Portland foursquares, vintage apartment buildings, and newer condos, with a dense walkable NE Broadway corridor and direct access to three MAX lines, I-84, and the Broadway Bridge.

LISTINGS

$525,000

2 Beds2 Baths1,348 SqFt

1620 NE BROADWAY ST #222, Portland, OR 97232

Listed by Cascade Hasson Sotheby's International Realty
$995,000

4 Beds3.1 Baths3,659 SqFt

1927 NE 24TH AVE, Portland, OR 97212

Listed by Living Room Realty
$799,000

6 Beds3 Baths2,437 SqFt

2817 NE WEIDLER ST, Portland, OR 97232

Listed by Cascade Hasson Sotheby's International Realty
$270,000

2 Beds1 Bath807 SqFt

1220 NE 17TH AVE #3D, Portland, OR 97232

Listed by Windermere Realty Trust
$295,000

2 Beds1 Bath972 SqFt

1220 NE 17TH AVE #5F, Portland, OR 97232

Listed by Keller Williams Realty Portland Premiere
$264,900

2 Beds1 Bath807 SqFt

1220 NE 17TH AVE #2D, Portland, OR 97232

Listed by MORE Realty

MORE LISTINGS

RECENTLY SOLD

1220 NE 17TH AVE #8F, Portland, OR 97232

$290,000

$310,000 6.5%

1220 NE 17TH AVE #8F, Portland, OR 97232

2 Beds1 Bath972 SqFt

View Home

Listed by Windermere Realty Trust

$980,000

$995,000 1.5%

2406 NE HALSEY ST, Portland, OR 97232

4 Beds2.2 Baths3,637 SqFt

View Home

Listed by Coldwell Banker Bain

$340,000

$375,000 9.3%

1835 NE 22ND AVE #5, Portland, OR 97212

2 Beds2 Baths1,158 SqFt

View Home

Listed by Matin Real Estate

MORE LISTINGS

Northeast Portland Neighborhood Guide

Living in Sullivan's Gulch

A dense inner-Northeast streetcar suburb running along the NE Broadway corridor, with Craftsman bungalows, vintage apartments, modern condos, and direct I-84 and MAX access three miles from downtown.

Updated April 2026 by Joe Saling

Neighborhood Overview

What Sullivan's Gulch Is Really Like

Sullivan's Gulch sits on the north rim of the gulch it's named for, running east-west between NE 11th and NE 37th, bounded by NE Broadway on the north and I-84 (the Banfield Freeway) on the south. The neighborhood borders Irvington and Grant Park to the north, the Lloyd District to the west, Kerns to the south across the freeway, and Hollywood to the east. The gulch itself is the defining geography: a landscape scar carved by Missoula Flood waters at the end of the last ice age, now occupied by the Union Pacific rail line, the MAX Blue and Green lines, and Interstate 84. Sullivan's Gulch is named for Timothy Sullivan, an Irish immigrant who claimed land along the gulch in 1851.

A weekday morning here is the sound of I-84 traffic below the rim, the MAX running east-west, and residents heading to Spielman Bagels or Grand Central Bakery along NE Broadway. By mid-morning Broadway's commercial strip is in full operation with shops, cafes, and small restaurants. Evenings shift toward Broadway's restaurant and bar scene, plus quick walks to the Lloyd Center corridor or through to Irvington. Weekends bring the Fred Meyer on NE Weidler for grocery runs, Holladay Park for splash-pad days, and Grant Park just north with its 20-acre open space, dog park, and Beverly Cleary Sculpture Garden.

On any given block you will see bike commuters heading to the Broadway Bridge, residents walking to the MAX or bus, and the mixed foot traffic of a neighborhood that blends single-family Craftsman blocks with vintage apartment buildings and newer condo buildings. The Sullivan's Gulch Neighborhood Association runs regular events including the yearly yard sale and the Gulch-o-Rama block party. This is one of inner Northeast's densest neighborhoods; it has more rental and condo inventory than Irvington or Grant Park, and a historic streetcar-suburb layout that prioritizes walking and transit over car storage.

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

Housing & Style

Homes and Architecture in Sullivan's Gulch

Sullivan's Gulch has one of the most mixed housing stocks in inner Northeast. Single-family homes are typically pre-1940 Craftsman bungalows, Old Portland foursquares, and a handful of Victorian-era homes, concentrated on the residential blocks between Broadway and the gulch. Layered in are vintage apartment buildings from the 1920s to 1960s (the 16-story Fontaine tower from 1963 is a neighborhood landmark), mid-rise condo conversions in historic buildings, and newer 21st-century condo and apartment construction like the five-story Broadway Commons. Lot sizes for single-family homes generally run 3,500 to 5,000 square feet, smaller than most inner-Northeast neighborhoods because of the streetcar-suburb plat.

When you shop here, expect a wider price spectrum than neighboring Irvington or Grant Park. Condos can be reasonable entry points in the hundreds; single-family Craftsman homes on the nicer interior blocks transact competitively when listed. Micro-pockets matter: blocks closer to the freeway edge trade freeway noise for slightly lower prices; blocks closer to Broadway trade noise for direct walkability to restaurants and transit. Two items to price in during underwriting: freeway-adjacent homes deserve a noise assessment at different hours, and older condo buildings warrant an HOA document review for reserve funding and any pending special assessments for envelope or mechanical work.

Craftsman bungalows
Portland foursquare
Vintage & modern condos
3,500 to 5,000 sq ft lots
Mid-range for inner Northeast

Around the Neighborhood

Dining, Parks, and Daily Life

Spielman Bagels & Coffee

Bakery & Coffee · NE Broadway

The NE Broadway Spielman is a local chain with a regular morning following for its kettle-boiled bagels and pour-over coffee. The crunchy-shell, doughy-center style has made it one of the neighborhood's weekday breakfast anchors. Walkable from most of the interior residential blocks.

Grand Central Bakery

Bakery · NE Weidler

Grand Central's NE Weidler location is one of the city's best-known bakeries, with sourdough, pastries, sandwiches, and coffee. It operates as both a morning bakery stop and a lunch counter for the Lloyd District and Sullivan's Gulch overlap zone. Also a frequent meeting spot for neighborhood groups.

NE Broadway Corridor

Third Places · Shops, Bars, Cafes

Broadway between NE 15th and NE 33rd is the neighborhood's main commercial spine, with coffee shops, bars, restaurants, and small retail. Things From Another World (comics), Twisted (yarn), and several restaurants fill in the blocks. The corridor is legitimately walkable and gives Sullivan's Gulch its densest daily commercial life.

Holladay Park & Grant Park

Urban & Community Parks

Holladay Park sits at the Lloyd District edge with a summer splash pad and picnic tables. Grant Park, a two-block walk north, is a 20-acre community park with an off-leash dog area, track, tennis courts, playground, baseball field, and the Beverly Cleary Sculpture Garden. Together they give the neighborhood both urban-plaza and community-park options.

Daily Errands

Grocery, Pharmacy, Big-Box

Fred Meyer on NE Weidler handles grocery, pharmacy, apparel, and home goods in one stop and is walkable from most of the neighborhood. Trader Joe's, Whole Foods, Safeway, and QFC are each within about a mile. The Lloyd Center mall, currently being redeveloped, sits on the neighborhood's western edge with additional retail.

Getting Around

Transit & Commute

Sullivan's Gulch is one of the most transit-rich neighborhoods in Northeast. I-84 is at the southern edge; downtown is 5 to 10 minutes by car off-peak. The MAX Red, Blue, and Green lines run through the gulch with stops at Lloyd Center and Hollywood. TriMet bus lines 8, 12, 17, 70, and 77 provide frequent service. Bike commuters use the Broadway Bridge for direct downtown access.

From Your Agent

Joe's Take on Sullivan's Gulch

When buyers tell me they want inner-Northeast walkability and transit access with the option of a condo or a pre-war single-family home, Sullivan's Gulch is where I start. You are three miles from downtown, you have three MAX lines running through the neighborhood, you have a legitimately walkable Broadway corridor, and you have real single-family Craftsman blocks on the interior streets. The honest trade-off is that this is not a quiet residential neighborhood. I-84 runs along the southern boundary, the MAX and Union Pacific use the gulch, and Broadway itself carries real commercial traffic. You can find quieter interior blocks, but you are never far from some kind of ambient sound.

The housing stock and location suit buyers who want a walk-everywhere inner-Northeast lifestyle, who want the option of a condo as well as a single-family home, and who value transit over a big yard. It works for buyers who want to be on the Broadway Bridge bike commute into downtown and for buyers who can weigh freeway-edge discounts against interior-block walkability. It is less of a fit for buyers who want a quiet residential block with a larger yard, who want a neighborhood without I-84 in earshot, or who want a big greenspace inside the boundary (Holladay Park is urban-scale, not community-scale).

Before you write an offer in Sullivan's Gulch, there are a few specifics worth checking. For any home within two blocks of I-84, walk the site at multiple times of day to hear the traffic baseline, and pull the address on the Oregon Department of Environmental Quality noise and air-quality maps. For condo purchases, request the HOA reserve study and recent meeting minutes; many Sullivan's Gulch condo buildings are in the 40 to 60-year age range and pending mechanical or envelope work is common. Verify the PPS school boundary for your specific address at pps.net; Sullivan's Gulch draws on several elementary feeder patterns depending on block. And if you are buying near the Lloyd Center, check the latest redevelopment timeline, since construction there can affect quality-of-life for blocks to the east.

Common Questions

Frequently Asked Questions About Sullivan's Gulch

How do home prices in Sullivan's Gulch compare to the rest of Northeast Portland?

Sullivan's Gulch has one of the widest price ranges in inner Northeast because of its mixed housing stock. Condos typically provide the lowest entry point in inner Northeast, often below $400,000 for one-bedroom units. Single-family Craftsman homes on the residential interior blocks typically price in line with Irvington and Grant Park, above neighboring Kerns, and below Alameda. The freeway-adjacent blocks can transact at a discount to comparable inner-Northeast homes. 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 Sullivan's Gulch?

Multnomah County property taxes in Sullivan's Gulch run at an effective combined rate of approximately 1.3% to 2.1% of assessed value. Condo property tax bills are typically lower than single-family homes because of lower assessed values and shared-land allocations. Oregon Measure 50 caps assessed value growth at 3% per year, so long-held homes often pay less than their market value would suggest. Verify current rates and the specific assessment for any address at multco.us/assessment-taxation. Condo buyers should also confirm HOA dues, which cover building maintenance and reserves separately from property tax.

Which schools serve Sullivan's Gulch?

Sullivan's Gulch is served by Portland Public Schools. The neighborhood sits at the edge of several feeder patterns, so elementary assignments vary by block and can include Beverly Cleary School (K-8), Irvington Elementary, or Laurelhurst K-8 depending on address. Middle school students typically continue to Harriet Tubman Middle School, and high school students attend either Benson Polytechnic High School (a magnet option) or Grant High School depending on boundary assignment. Portland Public Schools uses open enrollment, so residents can apply to any PPS school regardless of address. Verify the specific address assignment at pps.net.

What is the housing stock like in Sullivan's Gulch?

Housing stock is among the most mixed in inner Northeast. Single-family homes are predominantly pre-1940 Craftsman bungalows and Portland foursquares, with occasional Victorian-era homes on 3,500 to 5,000 square foot lots. Layered in are vintage apartment buildings from the 1920s through 1960s (including the 16-story Fontaine tower), mid-rise condo conversions in historic buildings, and newer condo and apartment construction from the last 20 years. Amenity access includes Holladay Park (urban plaza with splash pad), Grant Park to the north (20 acres with dog park, tennis, track), and the Fred Meyer and Lloyd District retail clusters.

How long is the commute from Sullivan's Gulch to downtown Portland?

Downtown Portland is 5 to 10 minutes by car outside of peak hours via I-84 and the Broadway Bridge, making this one of the shortest inner-Northeast commutes. MAX Red, Blue, and Green lines run through the gulch with stops at Lloyd Center and Hollywood, putting downtown about 10 to 15 minutes away by train. Bike commuters reach downtown in 10 to 15 minutes via the Broadway Bridge. The neighborhood is also well-served by TriMet bus lines 8, 12, 17, 70, and 77, making car-free commuting genuinely viable for many residents.

Is Sullivan's Gulch walkable?

Sullivan's Gulch is one of the most walkable neighborhoods in Northeast Portland. The NE Broadway corridor has restaurants, coffee shops, bars, Fred Meyer, and Grand Central Bakery all within typical walking distance of interior blocks. The Lloyd District and its ongoing redevelopment sit at the western edge. Grant Park, Holladay Park, and Irving Park are all within walking distance. Walk Scores in the neighborhood generally run in the 80s to 90s, and Bike Scores hit the 90s due to the dense grid and Broadway Bridge connection. Three MAX lines through the gulch add to the overall transit-oriented walkability.

How does Sullivan's Gulch compare to nearby Northeast Portland neighborhoods?

Sullivan's Gulch has more transit and more housing-type diversity than neighboring Irvington and Grant Park, but less quiet residential character because of I-84 and the rail line. Irvington has larger single-family homes on quieter blocks at higher prices. Grant Park has the 20-acre park and more uniform residential character. Kerns, directly south across the freeway, has similar single-family Craftsman stock but fewer condo options. The Lloyd District overlaps on the western edge and leans more commercial and mixed-use. Sullivan's Gulch is the pick when a buyer wants the best transit access in inner Northeast, the option of a condo or a single-family home, and the densest walkable commercial corridor.

Can I add an ADU or short-term rental in Sullivan's Gulch?

Single-family lots in Sullivan's Gulch are generally 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 smaller typical lot size (3,500 to 5,000 square feet) can make ADU siting tighter than in neighborhoods with larger lots. Condo ADU additions are typically not possible. Short-term rentals require a City of Portland STR permit; Type A requires owner-occupancy, Type B (non-owner-occupied) is harder to obtain. Condo STRs additionally require HOA approval and many buildings in Sullivan's Gulch prohibit them in their CC&Rs. Verify at portland.gov/bds and review the HOA docs before counting on rental income.

Thinking About Buying in Sullivan's Gulch?

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