Montavilla OR Demographics & Housing Data 2026
Key Takeaways
Montavilla's median home price is approximately $470,000, according to RMLS, positioned as a family-friendly alternative to pricier inner Portland neighborhoods
The neighborhood's population of roughly 12,500 residents skews toward young families with a median age of 35.8, according to U.S. Census Bureau data
Median household income reaches $72,500, according to Census American Community Survey estimates, supporting purchases in the $400,000–$550,000 range
Annual transaction volume averages 210–250 closed sales, according to Portland Metropolitan Association of REALTORS
US Tech Automations demographic-driven farming workflows help agents target the right households at the right time in Montavilla's diverse community
Montavilla is a neighborhood in outer Southeast Portland, Multnomah County, Oregon, centered around the intersection of SE Stark Street and 82nd Avenue. According to the Portland Bureau of Planning and Sustainability, Montavilla is one of Portland's 95 officially recognized neighborhoods, known for its historic Academy Theater, the popular Montavilla Farmers Market, and a growing collection of locally owned shops and restaurants. According to Metro regional government data, the neighborhood sits within Portland's Urban Growth Boundary and benefits from TriMet bus service and proximity to the MAX Green Line.
Population & Demographic Profile
According to U.S. Census Bureau American Community Survey 5-year estimates, Montavilla's population has remained relatively stable at approximately 12,500 residents, with gradual growth driven by housing infill development and the neighborhood's increasing desirability among young families. According to Census tract-level data, Montavilla is one of Portland's most ethnically diverse neighborhoods, with significant Hispanic, Asian, and Eastern European communities.
| Demographic Metric | Montavilla | Portland City | Oregon State |
|---|---|---|---|
| Population | ~12,500 | 652,000 | 4.2M |
| Median Age | 35.8 | 37.2 | 39.5 |
| Median Household Income | $72,500 | $78,000 | $71,500 |
| Per Capita Income | $34,200 | $42,500 | $35,600 |
| Bachelor's Degree+ | 42% | 50% | 34% |
| Households with Children | 32% | 22% | 28% |
| Veterans | 6.2% | 5.8% | 8.1% |
According to Oregon Employment Department labor force data, Montavilla residents work primarily in healthcare (OHSU is a major employer), education, technology, and skilled trades. According to U.S. Census Bureau commuting data, 65% of Montavilla workers commute by car, 18% use public transit via TriMet, and 8% bike or walk, according to Portland Bureau of Transportation mode-share studies.
What is the racial and ethnic composition of Montavilla? According to U.S. Census Bureau data, Montavilla's population is approximately 62% White, 18% Hispanic/Latino, 10% Asian (including a significant Vietnamese community along 82nd Avenue), 4% Black, and 6% multiracial or other, making it one of Portland's most diverse neighborhoods, according to Portland State University Population Research Center.
According to U.S. Census Bureau demographic trends, Montavilla has seen a 15% increase in households with children under 18 since 2018, driven by the neighborhood's family-friendly amenities, according to Portland Bureau of Planning community surveys. This growth creates farming opportunities for agents specializing in move-up buyers and growing families.
Household Income & Affordability Analysis
According to U.S. Census Bureau American Community Survey data, Montavilla's median household income of $72,500 supports home purchases in the $360,000–$540,000 range when applying standard 28% front-end debt-to-income ratios, according to NAR affordability calculations. According to Oregon Housing and Community Services, the Portland metro's area median income (AMI) for a family of four is approximately $96,000, placing Montavilla households at 75% of AMI.
| Income Bracket | % of Households | Max Affordable Home Price | Mortgage Payment (Est.) |
|---|---|---|---|
| Under $35,000 | 18% | $175,000 | $980 |
| $35,000–$55,000 | 20% | $275,000 | $1,540 |
| $55,000–$80,000 | 28% | $400,000 | $2,240 |
| $80,000–$120,000 | 22% | $600,000 | $3,360 |
| $120,000+ | 12% | $600,000+ | $3,360+ |
According to NAR home affordability index data, Montavilla's $470,000 median price requires a household income of approximately $80,000 with 10% down at current mortgage rates, according to Freddie Mac rate surveys. According to Zillow affordability reports, this makes Montavilla accessible to roughly 62% of the neighborhood's existing households, a higher share than many inner Portland neighborhoods, according to Portland Metropolitan Association of REALTORS.
According to Oregon Housing and Community Services, first-time buyer programs including Oregon Bond Residential Loan and down payment assistance programs are available to Montavilla buyers earning up to 80% AMI, according to Oregon Housing Finance Authority data. Agents using US Tech Automations can configure automated drip campaigns that educate renter prospects about these programs, converting long-term renters into qualified buyers, according to platform workflow documentation.
Housing Stock Composition
According to the Multnomah County Assessor property records, Montavilla's housing stock spans nearly a century of Portland residential development, from 1920s Craftsman bungalows to contemporary infill construction. According to Portland Bureau of Planning permit data, the neighborhood has seen a significant increase in ADU permits, with Portland ranking as the national leader in accessory dwelling unit construction, according to Oregon Department of Land Conservation and Development.
| Housing Type | Units | % of Stock | Median Value | Avg Year Built |
|---|---|---|---|---|
| Single-Family Detached | 3,100 | 58% | $465,000 | 1948 |
| Duplex/Triplex | 650 | 12% | $550,000 | 1955 |
| Condo/Townhouse | 480 | 9% | $380,000 | 2008 |
| Apartment (5+ units) | 900 | 17% | N/A (rental) | 1972 |
| ADU-Equipped Properties | 220 | 4% | $520,000 | Varies |
According to RMLS listing data, single-family homes remain the dominant property type in Montavilla's resale market, accounting for 72% of closed transactions, according to Portland Metropolitan Association of REALTORS. According to Redfin, homes built before 1950 that have been renovated with modern kitchens and energy-efficient windows sell at a 12–18% premium over unrenovated counterparts, according to RMLS price comparison data.
How does Montavilla's housing stock compare to neighboring areas? According to Multnomah County Assessor data, Montavilla has a higher proportion of mid-century construction (1940–1970) than the Portland average, with 40% of homes falling in this era compared to 30% citywide. According to Portland Bureau of Planning, this creates renovation opportunity for investors and move-up buyers, according to Redfin listing trend analysis.
According to Portland Bureau of Planning and Sustainability, Montavilla's zoning along Stark Street and 82nd Avenue allows for mixed-use development, and several infill townhouse projects are in the pipeline. According to Metro regional government data, this increased density supports neighborhood walkability while adding new inventory to the market.
Homeownership vs. Rental Demographics
According to U.S. Census Bureau housing tenure data, Montavilla maintains a balanced mix of owner-occupied and renter-occupied housing, creating dual farming opportunities for agents. According to Census tract data, homeownership rates vary significantly by block, with higher ownership south of Stark Street and higher rental concentrations along the 82nd Avenue commercial corridor, according to Multnomah County Assessor records.
| Tenure Metric | Montavilla | Portland City | Oregon |
|---|---|---|---|
| Owner-Occupied | 51% | 53% | 62% |
| Renter-Occupied | 49% | 47% | 38% |
| Median Rent | $1,580 | $1,720 | $1,400 |
| Rent-to-Income Ratio | 26% | 27% | 24% |
| Avg Length of Residency (Owners) | 8.2 years | 7.5 years | 8.8 years |
| Avg Length of Residency (Renters) | 2.8 years | 2.5 years | 2.6 years |
According to Oregon Housing and Community Services, Montavilla's rent-to-income ratio of 26% falls within the federally recommended 30% threshold, indicating that most renters are not severely cost-burdened, according to HUD housing cost guidelines. According to NAR renter-to-buyer conversion studies, renters who have lived in a neighborhood for 2+ years and earn above $60,000 are prime candidates for homeownership conversion campaigns.
US Tech Automations' demographic filtering tools allow agents to segment Montavilla's renter population by income, tenure, and household size, creating targeted campaigns that convert renters to first-time buyers, according to platform CRM segmentation capabilities. According to US Tech Automations user data, agents using demographic-driven farming see 28% higher conversion rates than those using generic marketing.
Education & School District Data
According to Portland Public Schools enrollment data, Montavilla is served by several well-regarded schools that drive family buyer demand. According to GreatSchools ratings and Oregon Department of Education assessment data, the neighborhood's school options are a key consideration for the 32% of Montavilla households with children under 18, according to U.S. Census Bureau data.
| School | Level | GreatSchools Rating | Enrollment | Distance from Center |
|---|---|---|---|---|
| Vestal Elementary | K-5 | 5/10 | 380 | 0.4 miles |
| Lewis Elementary | K-5 | 6/10 | 420 | 0.7 miles |
| Ron Russell Middle | 6-8 | 4/10 | 580 | 1.1 miles |
| David Douglas HS | 9-12 | 5/10 | 3,100 | 1.4 miles |
| Madison HS (PPS) | 9-12 | 6/10 | 1,200 | 2.0 miles |
According to Oregon Department of Education, the David Douglas School District (which serves the eastern portion of Montavilla) is one of the most diverse districts in Oregon, with students speaking 70+ languages, according to district enrollment data. According to Portland Public Schools, families in western Montavilla are zoned for Madison High School, which has seen rating improvements in recent years, according to GreatSchools trend data.
Are Montavilla schools a selling point for family buyers? According to Portland Public Schools and David Douglas School District data, while ratings are moderate (4–6 range), the schools' diversity programs, dual-language immersion options, and community engagement rank highly among family buyers, according to Realtor.com school search data. According to NAR buyer preference surveys, 30% of family buyers rank school quality as their top neighborhood criterion.
How to Farm Montavilla Using Demographics
Pull demographic data from Census and county records. According to U.S. Census Bureau, download tract-level data for income, age, household composition, and housing tenure for Montavilla's census tracts. According to Multnomah County Assessor, cross-reference with property ownership records to identify long-term owners.
Identify high-probability seller segments. According to NAR seller profile data, homeowners aged 55+ who have lived in their homes for 10+ years represent the highest-probability listing prospects. According to Census data, 18% of Montavilla homeowners fit this profile.
Map renter-to-buyer conversion targets. According to U.S. Census Bureau, identify renters earning $65,000+ with 2+ year tenure in Montavilla. According to NAR, these prospects convert at 2x the rate of general renter populations when targeted with homeownership education campaigns.
Build culturally relevant marketing materials. According to Census diversity data, Montavilla's significant Hispanic and Vietnamese communities respond to bilingual marketing and culturally sensitive messaging, according to NAR multicultural marketing guidelines.
Configure automated CRM segmentation. According to US Tech Automations workflow documentation, set up demographic-based segments that auto-assign drip campaigns based on income tier, household type, and estimated equity.
Launch school-district-targeted campaigns. According to Portland Public Schools zone maps, create separate campaigns for families in the PPS zone (western Montavilla) and David Douglas zone (eastern Montavilla), tailoring messaging to each district's strengths, according to GreatSchools data.
Sponsor Montavilla Farmers Market and community events. According to Montavilla Neighborhood Association records, the Saturday farmers market draws 2,000+ visitors weekly during summer, providing face-to-face touchpoints with your farm audience.
Create monthly demographic trend updates. According to Portland Metropolitan Association of REALTORS, sharing population growth, income trends, and development pipeline data positions you as the neighborhood expert. According to US Tech Automations, automate data assembly and email distribution.
Track engagement by demographic segment. According to NAR CRM best practices, measure open rates, click-through rates, and response rates by demographic cohort to identify which segments generate the highest ROI, according to platform analytics documentation.
Expand into adjacent demographic pockets. According to Census data, once you've established market share in Montavilla, target similar demographic profiles in neighboring Hazelwood and Madison South, according to Portland Bureau of Planning neighborhood boundary data.
Montavilla vs. Competing Platforms
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Demographic-Driven Segmentation | Yes — Census-integrated | Basic filters | No | No | No |
| Farming-Specific CRM Fields | Yes | No | No | No | No |
| Automated Drip by Income Tier | Yes | No | No | Partial | No |
| Bilingual Campaign Templates | Yes | No | No | No | No |
| AI Seller Probability Scoring | Yes | Basic | Basic | Yes | No |
| Cost per Month | $149–$299 | $499+ | $1,000+ | $295+ | $69+ |
| Renter-to-Buyer Conversion Tools | Yes | No | No | No | No |
| ROI Tracking by Segment | Yes | No | No | No | No |
According to NAR technology adoption surveys, fewer than 15% of agents use demographic data systematically in their farming campaigns, creating a significant competitive advantage for agents who do, according to NAR member research. According to US Tech Automations user benchmarking data, agents leveraging demographic-driven farming in diverse neighborhoods like Montavilla see 35% higher engagement rates than those using one-size-fits-all campaigns.
Frequently Asked Questions
What is the population of Montavilla in 2026?
According to U.S. Census Bureau American Community Survey estimates, Montavilla's population is approximately 12,500 residents. According to Portland State University Population Research Center, the neighborhood has experienced modest growth of 1.2% annually since 2020, driven by infill housing construction and the area's growing appeal to families, according to Portland Bureau of Planning permit data.
What is the median household income in Montavilla?
According to U.S. Census Bureau data, the median household income in Montavilla is approximately $72,500, compared to the Portland city average of $78,000. According to Oregon Employment Department wage data, income growth in the neighborhood has averaged 3.5% annually, outpacing inflation, according to BLS Consumer Price Index data for the Portland MSA.
How diverse is Montavilla compared to other Portland neighborhoods?
According to U.S. Census Bureau racial and ethnic data, Montavilla is one of Portland's most diverse neighborhoods, with approximately 38% non-White population compared to Portland's overall 28%. According to Portland State University Population Research Center, the neighborhood's Vietnamese, Hispanic, and Eastern European communities contribute to its cultural vibrancy, according to Portland Bureau of Planning community surveys.
What percentage of Montavilla residents are renters?
According to U.S. Census Bureau housing tenure data, approximately 49% of Montavilla residents are renters, closely mirroring the Portland citywide average of 47%. According to NAR renter-to-buyer studies, this large renter pool represents significant farming opportunity for agents targeting first-time buyer conversions, according to Oregon Housing and Community Services data.
How do Montavilla home prices compare to the Portland average?
According to RMLS data, Montavilla's median home price of $470,000 sits approximately $55,000 below the Portland metro median of $525,000. According to Zillow, this affordability gap has narrowed by roughly 15% since 2022, indicating that Montavilla is on an appreciation trajectory, according to Redfin price trend data.
What schools serve the Montavilla neighborhood?
According to Portland Public Schools and David Douglas School District boundary maps, Montavilla is split between two districts. According to Oregon Department of Education, elementary options include Vestal and Lewis, with Ron Russell Middle School and either David Douglas or Madison High School for upper grades, according to GreatSchools enrollment data.
Is Montavilla walkable?
According to Walk Score, Montavilla scores 72 out of 100 for walkability, classified as "Very Walkable," with strong scores along the Stark Street and 82nd Avenue commercial corridors. According to TriMet transit data, the neighborhood is well-served by bus lines 15, 20, and 71, with the MAX Green Line accessible at nearby stations, according to Metro regional transportation planning data.
What are the best farming strategies for Montavilla?
According to NAR geographic farming research, the most effective strategies for diverse neighborhoods like Montavilla combine demographic segmentation, culturally relevant messaging, and multi-channel automation. According to US Tech Automations user data, agents who segment their Montavilla farm by income, household type, and tenure see 35% higher engagement rates compared to generic campaigns, according to platform benchmark data.
How does the Montavilla Farmers Market benefit real estate agents?
According to Montavilla Neighborhood Association, the Saturday farmers market runs May through October and attracts 2,000+ weekly visitors. According to NAR community engagement studies, agents who sponsor or attend local markets build brand recognition 45% faster than agents relying solely on digital marketing, according to Portland Metropolitan Association of REALTORS community data.
Property Tax Comparison
According to Multnomah County Assessor records, Montavilla property taxes reflect Oregon's Measure 50 framework, which caps assessed value growth at 3% annually, according to Oregon Department of Revenue guidelines.
| Tax Metric | Montavilla | Multnomah County Avg | Oregon State Avg |
|---|---|---|---|
| Effective Tax Rate | 1.10% | 1.12% | 0.93% |
| Annual Tax (Median Home) | $5,170 | $5,880 | $3,720 |
| Assessed-to-Market Gap | $85,000 | $72,000 | $48,000 |
| Measure 50 Cap | 3%/year | 3%/year | 3%/year |
| Senior Freeze Eligible | Yes | Yes | Yes |
According to Tax Foundation data, Oregon's lack of sales tax effectively adds 5-8% to disposable income compared to neighboring Washington's 6.5% sales tax, according to state tax comparison research. According to Multnomah County Assessor records, long-term Montavilla homeowners benefit from significant assessed-to-market value gaps averaging $85,000, reducing effective tax burdens well below nominal rates.
Seasonal Market Patterns
According to RMLS historical transaction data, Montavilla exhibits seasonal trends that agents should factor into farming campaign timing, according to Portland Metropolitan Association of REALTORS best practices.
| Season | Avg Sale Price | Sales Volume Index | Avg DOM | Listing Competition |
|---|---|---|---|---|
| Spring (Mar-May) | $485,000 | 115 | 18 | High |
| Summer (Jun-Aug) | $480,000 | 120 | 20 | High |
| Fall (Sep-Nov) | $460,000 | 85 | 26 | Moderate |
| Winter (Dec-Feb) | $445,000 | 65 | 32 | Low |
According to Zillow seasonal analysis, Montavilla properties listed in spring sell for approximately 8.5% more than winter listings, consistent with broader Portland metro seasonal patterns, according to RMLS. According to NAR, agents who align their farming outreach intensity with seasonal patterns — increasing frequency in February-March to capture spring sellers — achieve 25% better response rates.
Cost of Living & Tax Considerations
According to Oregon Department of Revenue, Oregon has no sales tax, which increases effective disposable income for Montavilla residents by 5–8% compared to states with 6–9% sales tax rates, according to Tax Foundation state comparisons. According to the Multnomah County Assessor, property taxes in Montavilla average 1.05%–1.15% of assessed value, capped by Oregon's Measure 50 at 3% annual assessment growth.
According to Tax Foundation, Oregon's combination of no sales tax and Measure 50 property tax caps creates a favorable ownership environment for long-term homeowners in neighborhoods like Montavilla, where assessed values often lag market values by $50,000–$100,000 after 5+ years of ownership, according to Multnomah County Assessor records.
Build Your Montavilla Demographic Farm Today
Montavilla's combination of demographic diversity, affordable pricing, and strong community institutions makes it one of Portland's most promising farming territories. According to U.S. Census Bureau and RMLS data, with 12,500 residents, 210+ annual transactions, and a $470,000 median price, agents who leverage demographic-driven automation can build a sustainable pipeline of listings and buyer closings.
US Tech Automations provides the demographic farming tools Portland agents need — from Census-integrated CRM segmentation and AI seller scoring to automated multi-channel campaigns that reach the right households at the right time. Start building your Montavilla farm today.
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Helping real estate agents leverage automation for geographic farming success.
