Sylvan-Highlands

Average Sales Price

$901,271

Total Listings

Sylvan-Highlands sits in the heart of Portland's west hills where Douglas fir and cedar canopy covers most residential blocks and US-26 runs along the northern boundary. The neighborhood offers 1950s-70s ranch and split-level homes on generous lots adjacent to Washington Park and Hoyt Arboretum, with no commercial corridor and almost no through traffic on interior streets.

LISTINGS

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1/48 48

4 Beds 3.1 Baths 3,721 SqFt

$1,350,000
Open Sat 10AM-12PM

1430 SW HIGHLAND RD, Portland, OR 97221

Listed by Premiere Property Group, LLC

Single Family Home
1/35 35

3 Beds 2 Baths 2,287 SqFt

$735,000
New

5011 SW FAIRHAVEN DR, Portland, OR 97221

Listed by Real Broker

Single Family Home
3D

5 Beds 3 Baths 6,225 SqFt

$2,400,000
New

6140 SW MILL ST, Portland, OR 97221

Listed by Cascade Hasson Sotheby's International Realty

Single Family Home
3D

5 Beds 2.1 Baths 3,090 SqFt

$849,900
Active

6011 SW SALMON ST, Portland, OR 97221

Listed by Berkshire Hathaway HomeServices NW Real Estate

Single Family Home
1/45 45

3 Beds 2.1 Baths 3,232 SqFt

$1,750,000
Active

5202 SW BURTON DR, Portland, OR 97221

Listed by Modern Homes Collective

Single Family Home
3D

3 Beds 2 Baths 2,672 SqFt

$975,000
Price Dropped by $25K

1638 SW UPLAND DR, Portland, OR 97221

Listed by Keller Williams Sunset Corridor

Single Family Home

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RECENTLY SOLD

$1,350,000

921 SW 57TH AVE, Portland, OR 97221

5 Beds4.1 Baths3,905 SqFt

View Home

Listed by Where, Inc

$1,750,000

$1,795,000 2.5%

1439 SW HIGHLAND RD, Portland, OR 97221

4 Beds4.1 Baths5,312 SqFt

View Home

Listed by Where, Inc

$900,000

$924,900 2.7%

4786 SW ELM LN, Portland, OR 97221

2 Beds2.1 Baths3,334 SqFt

View Home

Listed by Keller Williams PDX Central

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Southwest Portland Neighborhood Guide

Living in Sylvan-Highlands

A wooded residential pocket on the upper west hills with tree-canopied streets, larger lots, Portland Japanese Garden at the ridge, and US-26 access to the coast and mountains.

April 2026 by Joe Saling

Neighborhood Overview

What Sylvan-Highlands Is Really Like

Sylvan-Highlands occupies the upper portion of Portland's west hills, generally bounded by US-26 (the Sunset Highway) to the north, SW Scholls Ferry Road to the west, the Washington Park and Hoyt Arboretum boundary to the east, and SW Beaverton-Hillsdale Highway to the south. The neighborhood sits at elevations ranging from roughly 500 to over 900 feet, and the streets reflect the terrain: winding residential roads that follow ridge lines and canyon drainages rather than any grid pattern. The dominant character is wooded. Douglas firs and cedars canopy most blocks, and the boundary with Forest Park and the West Hills natural areas means that wildlife sightings on residential streets are a regular part of life here.

Daily life in Sylvan-Highlands is shaped almost entirely by residential rhythm. There are no commercial corridors inside the neighborhood boundaries; mornings begin with the sounds of the canopy rather than passing traffic, and the narrow residential lanes see almost no through traffic because they do not connect efficiently to anywhere beyond the neighborhood itself. The US-26 corridor, just to the north, provides the main artery to Beaverton, Intel campuses, and coast or mountain access, making the neighborhood's position along the highway more of a commuter asset than an aesthetic one. Washington Park's lower entrances are accessible from the neighborhood's eastern edge, drawing residents toward the Japanese Garden, the Oregon Zoo, and Hoyt Arboretum on weekends.

On residential blocks you see homeowners tending mature gardens on hillside terraces, residents walking the Marquam Trail connections that thread through the area, and neighbors using the Sylvan Highlands neighborhood greenway that winds through the lower sections. The lot sizes here are notably generous by Portland standards, which means homes typically have more outdoor privacy and more natural buffer than you would find in inner southwest or inner east Portland. Remote workers, in particular, tend to find the wooded setting a functional advantage, though confirming broadband quality at a specific address before committing is always worth doing in the hills.

Looking for broader context on the area? Read my full Southwest Portland relocation guide for how Sylvan-Highlands fits into the wider district.

Housing & Style

Homes and Architecture in Sylvan-Highlands

Sylvan-Highlands housing was built across several post-war decades, with the bulk of the stock dating from the 1950s through the 1970s. Ranch-style homes dominate many of the upper slopes, typically single-level or split-level on hillside lots with carports or garages carved into the grade. A smaller share of the inventory includes mid-century modern builds with larger glass panels and open plans oriented to capture tree-canopy or partial valley views. More recent construction from the 1990s and 2000s filled some of the remaining lots with traditional two-story builds that sit more visibly in the canopy. Lot sizes in this neighborhood are among the larger in Southwest Portland, with many parcels running from 8,000 square feet to a quarter acre or more, and occasional lots along the upper ridges that extend well past that.

When you shop in Sylvan-Highlands, expect a mix of condition tied heavily to ownership tenure. Some of the mid-century stock has been well maintained and selectively updated; others are largely original and priced accordingly. The wooded setting also brings specific maintenance considerations: roof and gutter management under the canopy, foundation drainage on hillside lots, and deck and exterior wood surfaces that require more consistent upkeep than a flat urban lot. Homes here sell with less competition than inner Portland neighborhoods, which can create negotiating room for buyers who have done their homework on the specific property conditions.

Ranch-style & split-level
Mid-century modern
1990s-2000s traditional
8,000 sq ft to .25+ acre lots
Mid-to-upper range for Southwest Portland

Around the Neighborhood

Geography, Amenities, and Getting Around

West Hills Canopy and Canyon Terrain

Defining Geography

Sylvan-Highlands sits in the heart of the West Hills where Douglas fir and cedar canopy covers most residential blocks and natural area boundaries thread through the neighborhood edges. The terrain creates a forested character unusual for a neighborhood within Portland city limits, with ravines and ridgelines making the street layout non-intuitive but the residential experience distinctly wooded and wildlife-adjacent year-round.

Beaverton-Hillsdale Highway Corridor

Nearest Amenity Hub

The closest full-service grocery and daily-errand cluster is along SW Beaverton-Hillsdale Highway, approximately 5 to 8 minutes south by car, with a Safeway and supporting retail. Raleigh Hills further west adds more grocery and pharmacy options. For a wider selection, downtown Beaverton and its Fred Meyer and New Seasons locations are about 15 minutes west via US-26. Within the neighborhood itself, there are no commercial businesses.

Washington Park and Hoyt Arboretum

Outdoor Access

The eastern edge of Sylvan-Highlands abuts Washington Park and Hoyt Arboretum, giving residents trail access to one of Portland's most significant urban parks. Hoyt Arboretum's 12 miles of trails connect directly to the neighborhood, and the Portland Japanese Garden and International Rose Test Garden are reachable by trail or a short drive. The Marquam Trail also runs nearby, linking to the broader West Hills trail system and Council Crest.

Getting Around

Transit & Commute

Sylvan-Highlands is car-dependent. US-26 (Sunset Highway) runs along the northern edge of the neighborhood, providing direct westbound access to Beaverton, the Intel campuses in Hillsboro, and the coast in about 15 minutes off-peak. Downtown Portland is approximately 10 to 15 minutes east via US-26. The MAX Blue Line runs parallel to US-26 through Washington County, accessible from the Beaverton area. TriMet bus routes along Beaverton-Hillsdale Highway serve the southern edge but do not cover the interior.

From Your Agent

Joe's Take on Sylvan-Highlands

Sylvan-Highlands is one of those Portland neighborhoods where the geography is doing most of the work. When buyers tell me they want to be inside the city, in a wooded setting with larger lots, near Washington Park, and with straightforward highway access to both downtown and the tech corridor, this neighborhood comes up on the list. The honest trade-off is that you are giving up walkability and commercial convenience entirely. No grocery within walking distance, no coffee shop on the corner, and interior streets that go nowhere useful for a pedestrian. Residents drive for everything.

The housing stock and location suit buyers who want a forested residential block with lot sizes large enough to create outdoor privacy, who commute west toward Beaverton or Hillsboro and want the US-26 on-ramp nearby, or who prioritize Washington Park and Hoyt Arboretum trail access over urban amenity density. It works particularly well for buyers who have lived in car-dependent suburban environments and want the wooded character and lot size without sacrificing the Portland city address. It is a harder fit for buyers who want to walk to restaurants or rely on transit for daily commuting.

A few things to verify before writing an offer here. Pull the specific landslide hazard zone status at PortlandMaps for your parcel, as parts of the West Hills carry mapped hazard designations that affect insurance, financing, and what you can build on the lot. Check the foundation drainage and retaining wall condition carefully on any home built on a cut lot or hillside grade; the 1950s and 1960s construction did not always include the drainage systems that modern hillside engineering requires. Confirm internet infrastructure at the exact address since broadband availability varies considerably block to block in the hills. And drive the approach road in the rain before you commit; some Sylvan-Highlands addresses have steep access roads that require care in wet weather.

Common Questions

Frequently Asked Questions About Sylvan-Highlands

How do home prices in Sylvan-Highlands compare to the rest of Southwest Portland?

Sylvan-Highlands sits in the mid-to-upper range for Southwest Portland, above neighborhoods like Maplewood and Markham but generally below the premium view lots in Southwest Hills and the Hillsdale commercial-adjacent blocks. Price positioning within the neighborhood tracks closely with lot size, canopy character, and proximity to Washington Park access. Homes with partial views or direct trail access to Hoyt Arboretum tend to price above interior canyon lots. Current average sales prices and active listing counts update automatically at the top of this page.

What are property taxes like in Sylvan-Highlands?

Multnomah County property taxes in Sylvan-Highlands run at an effective combined rate of approximately 1.3% to 2.1% of assessed value, consistent with other Portland neighborhoods. Oregon Measure 50 caps assessed value growth at 3% per year, so long-held homes in this neighborhood often pay substantially below what current market value would suggest. Because lot sizes are larger here, assessed values can be somewhat higher than smaller-lot neighborhoods even when the structures are comparable. Verify the specific assessment for any address you are considering at multco.us/assessment-taxation.

Which schools serve Sylvan-Highlands?

Sylvan-Highlands is served by Portland Public Schools. School assignments vary by address within the neighborhood, with Bridlemile Elementary and West Sylvan Middle School being the most common assignments for much of the area. Lincoln High School serves the majority of Sylvan-Highlands high school students. Always verify the specific assignment for your address using the PPS boundary finder at pps.net, as boundaries can change and some edges of the neighborhood may feed different schools. PPS open enrollment allows families to apply to schools outside their default assignment.

What is the housing stock like in Sylvan-Highlands?

The neighborhood is primarily 1950s through 1970s ranch-style and split-level homes on hillside lots, with a mix of mid-century modern builds and 1990s-2000s traditional two-story construction. Lot sizes are notably generous, with many parcels running from 8,000 square feet to a quarter acre or more. Washington Park and Hoyt Arboretum adjoin the eastern edge, providing trail access from the neighborhood. The interior streets are entirely residential with no commercial uses within the neighborhood boundary.

How long is the commute from Sylvan-Highlands to downtown Portland?

Downtown Portland is typically 10 to 15 minutes east via US-26 outside of peak hours. The Sunset Highway runs along the neighborhood's northern boundary, making westbound access to Beaverton and Hillsboro also approximately 10 to 15 minutes off-peak. Peak-hour drives in either direction can stretch to 20 to 30 minutes, particularly on US-26 toward the Intel and Nike campuses. There is no direct transit into the neighborhood; the nearest MAX Blue Line stations are in Beaverton to the west, accessible from there by car or bus connection.

Is Sylvan-Highlands walkable?

Sylvan-Highlands is not walkable for daily errands. There are no commercial businesses within the neighborhood, and the hillside terrain and winding road layout make walking to off-neighborhood destinations impractical. Walk Scores in the neighborhood are generally in the 20s to 30s. The neighborhood does offer meaningful trail-based outdoor access: Hoyt Arboretum's 12 miles of trails are accessible from the eastern edge, and the Marquam Trail connects to the broader West Hills system. Trail walking is a feature of life here; errand walking is not.

How does Sylvan-Highlands compare to nearby Southwest Portland neighborhoods?

Sylvan-Highlands sits above Maplewood and Markham in price and above those neighborhoods in lot size and forested character. It is broadly comparable to the wooded parts of Southwest Hills, though Southwest Hills tends to have more mid-century view lots with downtown exposure. Compared to Hillsdale and Garden Home to the south, Sylvan-Highlands offers significantly less walkability and commercial access but more lot size and canopy. Tryon Creek to the south has a similar forested character at a lower price point with easier grid access. Sylvan-Highlands is the pick when Washington Park proximity, wooded lot character, and US-26 access are the key priorities.

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

Many Sylvan-Highlands lots are eligible for an ADU under Portland's Residential Infill Project rules, and the larger lot sizes here give more flexibility for detached ADU placement than tighter urban lots. However, hillside terrain, landslide hazard zone overlays, and slope setback requirements can complicate or restrict what is buildable on specific parcels. Short-term rentals require a City of Portland STR permit, with owner-occupancy required for Type A and stricter limits on Type B. Verify ADU eligibility and any hazard zone or slope restrictions for your specific address at portland.gov/bds before counting on rental income.

Thinking About Buying in Sylvan-Highlands?

I help buyers navigate Southwest Portland neighborhoods every week. Let's talk about what you need, what you can afford, and whether Sylvan-Highlands 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.