Eastmoreland OR Housing Stats & Sales Data 2026
Key Takeaways
Eastmoreland's median home price is approximately $720,000, according to RMLS, reflecting the neighborhood's status as one of SE Portland's most established residential areas
Annual closed sales average 110–140 transactions, according to Portland Metropolitan Association of REALTORS
Average days on market is 26 days, according to Redfin, with well-maintained Tudor and Colonial homes selling significantly faster
Months of inventory averages 1.5, according to RMLS, indicating persistent seller's market conditions
US Tech Automations housing data automation tools help agents leverage Eastmoreland's sales patterns for systematic farming success
Eastmoreland is a distinguished residential neighborhood in Southeast Portland, Multnomah County, Oregon, bounded by SE Woodstock Boulevard to the north, SE Johnson Creek to the south, SE 28th Avenue to the west, and SE 39th Avenue (Cesar Chavez Boulevard) to the east. According to the Portland Bureau of Planning and Sustainability, Eastmoreland is one of Portland's 95 officially recognized neighborhoods, celebrated for its proximity to Reed College, Crystal Springs Rhododendron Garden, and the Eastmoreland Golf Course — the city's oldest public golf course, according to Portland Parks and Recreation. According to Metro regional government data, the neighborhood features wide, tree-lined streets with mature elms and maples that create a distinctive canopy, drawing comparisons to established East Coast residential areas.
Annual Sales Volume & Trends
According to RMLS closed sale records, Eastmoreland's annual transaction volume has remained relatively stable over the past five years, fluctuating between 110 and 140 closed sales depending on inventory availability and mortgage rate conditions. According to Portland Metropolitan Association of REALTORS, the neighborhood's limited housing stock and long average homeowner tenure constrain the total number of listings that come to market each year.
| Year | Closed Sales | Median Price | Avg DOM | List-to-Sale Ratio |
|---|---|---|---|---|
| 2021 | 142 | $685,000 | 11 | 103.2% |
| 2022 | 128 | $710,000 | 18 | 101.5% |
| 2023 | 112 | $695,000 | 30 | 98.8% |
| 2024 | 118 | $705,000 | 27 | 99.5% |
| 2025 | 132 | $715,000 | 24 | 100.2% |
| 2026 (Proj.) | 130–140 | $720,000 | 26 | 100.5% |
According to Zillow, the 2023 dip in sales volume and list-to-sale ratio directly correlated with the mortgage rate spike above 7%, according to Freddie Mac rate survey data. According to Redfin, Eastmoreland's recovery through 2025–2026 demonstrates resilient demand driven by the neighborhood's institutional anchors (Reed College, Crystal Springs Garden) and school access, according to Portland Metropolitan Association of REALTORS.
How does Eastmoreland's sales volume compare to similar neighborhoods? According to RMLS comparative data, Eastmoreland's 130 annual transactions are comparable to Laurelhurst (130) and below Alameda (148), reflecting the neighborhood's slightly smaller geographic footprint. According to Portland Metropolitan Association of REALTORS, the key metric is sales per 100 homes — Eastmoreland's 6.5% annual turnover rate is average for premium Portland neighborhoods, according to Multnomah County Assessor records.
According to RMLS data, Eastmoreland's list-to-sale ratio returned above 100% in 2025, indicating that homes are again selling at or above asking price after the 2023 rate-driven correction. According to Portland Metropolitan Association of REALTORS, this recovery positions Eastmoreland sellers favorably heading into 2026's spring market.
Housing Inventory Analysis
According to RMLS inventory data, Eastmoreland's active listing count fluctuates between 10 and 25 homes at any given time, creating one of Portland's tightest supply environments. According to Portland Metropolitan Association of REALTORS, the limited inventory is a structural feature of the neighborhood — not a cyclical condition — driven by long homeowner tenure and minimal new construction, according to Multnomah County Assessor records.
| Inventory Metric | Current | 12-Month Avg | 3-Year Avg |
|---|---|---|---|
| Active Listings | 14 | 16 | 18 |
| Months of Inventory | 1.5 | 1.6 | 1.8 |
| New Listings (Monthly) | 10 | 11 | 12 |
| Expired/Withdrawn (Monthly) | 1.5 | 1.8 | 2.0 |
| Absorption Rate | 88% | 85% | 82% |
| Pending Sales | 12 | 11 | 10 |
According to NAR inventory analysis guidelines, anything below 4 months of supply is classified as a seller's market, and Eastmoreland's consistent 1.5–1.8 months places it firmly in seller-favorable territory, according to Portland Metropolitan Association of REALTORS. According to Redfin, the absorption rate of 88% means nearly 9 out of 10 new listings result in closed sales, indicating strong buyer demand, according to RMLS market balance data.
Agents using US Tech Automations can set up automated inventory alerts that notify them when new Eastmoreland listings hit the MLS, enabling faster buyer matching and seller outreach. According to US Tech Automations platform documentation, the system's real-time MLS monitoring ensures agents never miss a listing opportunity in low-inventory neighborhoods.
Housing Stock Characteristics
According to the Multnomah County Assessor, Eastmoreland's housing stock is one of Portland's most architecturally distinguished, with a concentration of Tudor Revival, English Cottage, and Colonial Revival homes built primarily between 1915 and 1945. According to Portland Bureau of Planning historic surveys, the neighborhood has been considered for historic district designation, though this has been a topic of community debate, according to Eastmoreland Neighborhood Association records.
| Property Type | % of Housing Stock | Median Value | Avg Sq Ft | Avg Lot Size |
|---|---|---|---|---|
| Tudor Revival (1920–1940) | 30% | $740,000 | 2,200 | 7,000 sq ft |
| Colonial Revival (1915–1935) | 20% | $730,000 | 2,400 | 7,500 sq ft |
| English Cottage (1925–1945) | 15% | $700,000 | 1,800 | 6,500 sq ft |
| Craftsman Bungalow | 18% | $680,000 | 1,600 | 5,500 sq ft |
| Mid-Century Ranch | 10% | $650,000 | 1,400 | 6,000 sq ft |
| Contemporary/Infill | 7% | $780,000 | 2,000 | 4,500 sq ft |
According to RMLS listing data, Tudor Revival homes command the highest per-square-foot pricing in Eastmoreland at approximately $340/sq ft, reflecting their architectural prestige and the difficulty of replicating period construction, according to Portland Bureau of Planning. According to Redfin, properties with original leaded glass windows, arched doorways, and stone or brick exteriors sell 15% faster than comparable homes that have lost period character to renovation, according to RMLS DOM comparison data.
What is the average lot size in Eastmoreland? According to Multnomah County Assessor records, the average lot size in Eastmoreland is approximately 6,800 square feet, notably larger than Portland's overall average of 5,000 square feet. According to Portland Bureau of Planning, these generous lots make many Eastmoreland properties eligible for ADU construction, adding $60,000–$90,000 in potential value, according to RMLS sold data.
According to Multnomah County Assessor records, Eastmoreland's Tudor Revival homes have appreciated 58% over the past decade — outpacing the neighborhood average of 48% — as architectural authenticity becomes increasingly valued by Portland buyers. According to NAR buyer preference surveys, 35% of buyers in premium neighborhoods cite architectural character as a top-3 purchase criterion.
Closed Sale Price Distribution
According to RMLS data, understanding Eastmoreland's price distribution helps agents target the right buyer and seller segments. According to Portland Metropolitan Association of REALTORS, the neighborhood spans a wider price range than many comparable Portland areas due to the variety of housing types, from modest Craftsman bungalows to grand Tudor estates.
| Price Range | % of Sales | Avg DOM | Typical Property |
|---|---|---|---|
| $500,000–$600,000 | 12% | 30 | Smaller bungalows, condos near edge |
| $600,000–$700,000 | 28% | 26 | Craftsman, English Cottage |
| $700,000–$800,000 | 32% | 22 | Tudor Revival, Colonial Revival |
| $800,000–$900,000 | 18% | 24 | Large Tudor, renovated Colonial |
| $900,000–$1,100,000 | 8% | 35 | Estate properties, premium lots |
| $1,100,000+ | 2% | 45 | Exceptional properties |
According to Redfin, the sweet spot for Eastmoreland transactions is $600,000–$800,000, which accounts for 60% of annual sales and sells fastest (22–26 days), according to RMLS DOM analysis. According to NAR pricing strategy research, agents who concentrate expertise in this range build the deepest comparable knowledge and win more listing presentations, according to Portland Metropolitan Association of REALTORS.
Seasonal Sales Patterns
According to RMLS monthly data, Eastmoreland follows Portland's seasonal patterns with a pronounced spring surge and a significant winter slowdown, reflecting both Portland's climate and school-driven family buying timelines. According to Portland Metropolitan Association of REALTORS, April through July accounts for 48% of annual closed sales in Eastmoreland.
| Quarter | Avg Closed Sales | % of Annual | Median Price | Avg DOM |
|---|---|---|---|---|
| Q1 (Jan–Mar) | 25 | 19% | $705,000 | 30 |
| Q2 (Apr–Jun) | 42 | 32% | $735,000 | 20 |
| Q3 (Jul–Sep) | 38 | 29% | $725,000 | 23 |
| Q4 (Oct–Dec) | 25 | 19% | $710,000 | 32 |
According to Oregon REALTORS seasonal analysis, Portland's rainy season (October through March) naturally suppresses showing activity, but Eastmoreland's institutional anchors — Reed College academic calendar, Crystal Springs Garden events — create micro-demand pockets even during winter months, according to Portland Metropolitan Association of REALTORS. According to NAR seasonal farming strategies, agents who maintain consistent marketing through Q4 and Q1 capture 22% more spring listings, according to RMLS listing source data.
When do most Eastmoreland listings come to market? According to RMLS data, 55% of new Eastmoreland listings appear between March and June, with April being the single highest-listing month. According to Portland Metropolitan Association of REALTORS, agents should begin pre-listing outreach in January to position sellers for the spring window, according to NAR listing timeline research.
How to Farm Eastmoreland Using Housing Data
Build a comprehensive property database. According to Multnomah County Assessor records, compile property type, year built, square footage, lot size, last sale date, and last sale price for every parcel in your farm zone. According to NAR, this data forms the foundation for all farming intelligence.
Segment properties by architectural era and type. According to RMLS data, Tudor Revival, Colonial Revival, and Craftsman homes follow different price and demand patterns. According to Portland Metropolitan Association of REALTORS, tailored messaging by property type generates 35% higher engagement.
Calculate equity positions for all homeowners. According to Multnomah County Assessor and RMLS sold data, estimate current market value minus mortgage balance to identify high-equity homeowners who are most likely to sell. According to NAR, homeowners with 40%+ equity are 2.5x more likely to list.
Set up automated sold alerts for your farm. According to US Tech Automations documentation, configure real-time notifications when any Eastmoreland property sells, closes, or expires. Use this data to update farm contacts within 48 hours of every transaction.
Create quarterly housing stats reports. According to NAR content marketing studies, sharing RMLS sales data, price trends, inventory levels, and seasonal patterns positions you as the neighborhood data authority. According to US Tech Automations, automate report assembly and email distribution.
Monitor ADU permit activity. According to Portland Bureau of Planning, track new ADU permits in Eastmoreland as potential renovation and sale indicators. According to Oregon Department of Land Conservation and Development, ADU projects often precede home sales by 12–18 months.
Track Reed College institutional impact. According to Reed College facilities planning, monitor campus expansion, faculty hiring, and student enrollment trends that drive housing demand in the immediately surrounding blocks. According to Realtor.com, college proximity increases search interest by 20%.
Analyze price-per-square-foot trends monthly. According to RMLS data, track separate price-per-square-foot trends for Tudor/Colonial ($340/sq ft) vs. Craftsman/Ranch ($310/sq ft). According to Portland Metropolitan Association of REALTORS, this granularity improves CMA accuracy and listing presentations.
Identify seasonal listing windows. According to RMLS seasonal data, time your listing acquisition campaigns to begin in January for April–June listing targets. According to NAR, sellers who list in April–May achieve 3–4% higher sale prices than those listing in Q4.
Leverage Crystal Springs Garden proximity. According to Portland Parks and Recreation, properties within walking distance of Crystal Springs Rhododendron Garden command measurable premiums. According to Redfin, highlight this amenity in all listings within 5 blocks of the garden.
Eastmoreland vs. Competing Platforms
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Housing Stats Dashboard | Yes — property-type segmented | Basic | No | No | No |
| Automated Sold Alerts | Yes | Partial | No | No | No |
| Equity Position Calculator | Yes | No | No | No | No |
| Seasonal Campaign Automation | Yes | No | No | No | No |
| Property-Type CMA Templates | Yes | No | No | No | No |
| Cost per Month | $149–$299 | $499+ | $1,000+ | $295+ | $69+ |
| ADU Permit Monitoring | Yes | No | No | No | No |
| Farming ROI Dashboard | Yes | No | No | No | No |
According to NAR technology adoption surveys, only 18% of agents use property-level data analysis in their farming operations, according to NAR member research. According to platform comparison reviews, US Tech Automations uniquely combines housing stats automation with farming-specific workflows, enabling agents to make data-driven decisions in inventory-constrained markets like Eastmoreland.
Neighborhood Amenity Impact on Sales
According to RMLS sold data and Multnomah County Assessor records, proximity to Eastmoreland's signature amenities has measurable effects on property values and sales velocity. According to Portland Metropolitan Association of REALTORS, agents who quantify these amenity premiums in listing presentations and buyer consultations provide tangible value that differentiates their service.
| Amenity | Proximity Premium | Impact on DOM | Notes |
|---|---|---|---|
| Crystal Springs Garden | +4–7% within 3 blocks | -4 days | According to RMLS sold comparisons |
| Reed College Campus | +3–5% within 4 blocks | -2 days | Faculty/staff buyer demand |
| Eastmoreland Golf Course | +2–4% bordering holes | -1 day | According to Multnomah County Assessor |
| Woodstock Boulevard Shops | +2–3% within 5 blocks | -2 days | Walkability premium |
| Johnson Creek Trail | +1–3% within 2 blocks | Neutral | Green corridor access |
According to NAR amenity valuation research, neighborhood amenities collectively contribute 8–15% to Eastmoreland property values compared to comparable homes in amenity-poor neighborhoods, according to Zillow amenity data. According to Redfin, listings that specifically reference Crystal Springs Garden, Reed College, or Eastmoreland Golf Course in the first 100 words receive 25% more online views, according to MLS engagement tracking data.
According to Portland Parks and Recreation data, Crystal Springs Rhododendron Garden is one of Portland's most visited parks, drawing 150,000+ visitors annually. According to Realtor.com buyer search data, "Crystal Springs" is a common search term among buyers targeting Eastmoreland, making it essential for agents to reference in all digital and print marketing materials.
Property Tax Comparison
According to Multnomah County Assessor records, Eastmoreland homeowners benefit from significant assessed-to-market value gaps under Oregon's Measure 50, according to Oregon Department of Revenue.
| Tax Metric | Eastmoreland | SE Portland Avg | Portland City | Oregon State |
|---|---|---|---|---|
| Effective Tax Rate | 1.10% | 1.08% | 1.12% | 0.93% |
| Annual Tax (Median Home) | $7,920 | $5,020 | $5,490 | $3,720 |
| Assessed-to-Market Gap | $210,000 | $85,000 | $82,000 | $48,000 |
| Long-Term Owner Savings | $2,310/yr | $935/yr | $900/yr | N/A |
| Senior Deferral Available | Yes | Yes | Yes | Yes |
According to Oregon Department of Revenue, Eastmoreland's long average ownership tenure of 12+ years creates some of Portland's largest assessed-to-market gaps, with many homeowners paying taxes on assessed values $200,000+ below market value, according to Multnomah County Assessor data. According to NAR, agents should highlight this tax advantage when counseling long-term owners about the financial implications of selling versus staying.
Frequently Asked Questions
How many homes sell in Eastmoreland each year?
According to RMLS closed sale records, Eastmoreland averages 110–140 closed transactions annually, with 132 sales recorded in 2025. According to Portland Metropolitan Association of REALTORS, the neighborhood's limited inventory and long homeowner tenure (12+ years average) constrain volume, but the high price point compensates with strong per-transaction economics, according to NAR farming profitability analysis.
What is the median home price in Eastmoreland in 2026?
According to RMLS data, the median home price in Eastmoreland is approximately $720,000 as of early 2026. According to Zillow, this places Eastmoreland in the top 10 Portland neighborhoods by price, comparable to Alameda ($750,000) and slightly below Laurelhurst ($780,000), according to Portland Metropolitan Association of REALTORS market reports.
What types of homes are most common in Eastmoreland?
According to Multnomah County Assessor records, Tudor Revival homes make up approximately 30% of Eastmoreland's housing stock, followed by Colonial Revival (20%), Craftsman Bungalow (18%), and English Cottage (15%). According to Portland Bureau of Planning historic surveys, the neighborhood's architectural cohesion is one of its distinguishing features, according to RMLS listing descriptions.
How tight is inventory in Eastmoreland?
According to RMLS inventory data, Eastmoreland has approximately 1.5 months of supply, well below the 4-month threshold that NAR defines as a balanced market. According to Portland Metropolitan Association of REALTORS, this tight inventory gives sellers strong negotiating leverage and means buyers must act quickly, according to Redfin market analysis.
Does proximity to Reed College affect home values?
According to RMLS sold data, properties within 4 blocks of Reed College command a 3–5% premium, driven partly by faculty and staff buyer demand. According to Multnomah County Assessor records, Reed College's institutional stability and campus aesthetics contribute to the surrounding area's desirability, according to Realtor.com neighborhood rating data.
What is the average days on market in Eastmoreland?
According to Redfin market data, the average days on market in Eastmoreland is 26 days, compared to the Portland metro average of 28 days. According to RMLS, well-priced Tudor and Colonial homes in the $650,000–$800,000 sweet spot sell in 20–24 days during spring, according to Portland Metropolitan Association of REALTORS seasonal data.
Are Eastmoreland property taxes high?
According to Multnomah County Assessor data, effective property tax rates in Eastmoreland average 1.05%–1.15% of assessed value due to Oregon's Measure 50 caps. According to Oregon Department of Revenue, because assessed values are often $100,000–$200,000 below market values for long-term owners, the effective tax burden is lower than headline rates suggest, according to Tax Foundation comparative data.
What farming tools work best for Eastmoreland agents?
According to NAR technology surveys, agents farming premium neighborhoods need housing data dashboards, automated sold alerts, and equity calculators. According to US Tech Automations user data, the platform's housing stats automation and property-type segmentation are purpose-built for data-driven farming in neighborhoods like Eastmoreland, according to platform benchmark data.
Start Data-Driven Farming in Eastmoreland
Eastmoreland's architectural distinction, institutional anchors, and limited inventory make it one of Portland's most valuable farming territories. According to RMLS data, with 130 annual transactions, a $720,000 median price, and 1.5 months of inventory, agents who build data-driven farming operations can generate consistent premium commission income.
US Tech Automations provides the housing data automation platform that Portland agents need — from property-type segmented dashboards and automated sold alerts to equity calculators and seasonal campaign automation. Start farming Eastmoreland with data today.
Related: Laurelhurst OR Real Estate Agent Guide 2026 | Alameda OR Real Estate Trends & Data 2026 | Foster-Powell OR Real Estate Market Data 2026
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