Sherwood OR Housing Stats & Sales Data 2026
Key Takeaways
Sherwood's median home price of $560,000 reflects its premium positioning as a top-rated school district community according to RMLS data
The Sherwood School District's 9/10 GreatSchools rating drives consistent family buyer demand and supports above-average appreciation according to GreatSchools.org and Realtor.com
With approximately 7,800 single-family homes and a 5.8% turnover rate, Sherwood generates 450+ annual transactions according to Washington County Assessor records
The Tualatin River National Wildlife Refuge adjacency creates unique lifestyle marketing opportunities for farming agents according to U.S. Fish & Wildlife Service
Agents using US Tech Automations can automate Sherwood-specific farming campaigns that leverage school district data and seasonal buying patterns
Sherwood is a city in Washington County, Oregon, located approximately 17 miles southwest of downtown Portland along Highway 99W. With a population of approximately 20,200 according to the U.S. Census Bureau, Sherwood has grown from a small agricultural community into one of the Portland metro's most desirable family-oriented suburbs. The city borders Tualatin to the northeast, King City to the north, and unincorporated Washington County to the south and west, with the Tualatin River National Wildlife Refuge forming its eastern boundary according to Metro regional government.
Housing Inventory and Sales Volume Analysis
Sherwood's housing market combines strong demand with limited supply, creating competitive conditions for both buyers and farming agents according to RMLS market statistics. The city's position within the Urban Growth Boundary constrains new development according to Metro regional government, maintaining upward pressure on existing home values.
| Housing Metric | Sherwood | Washington County | Portland Metro |
|---|---|---|---|
| Total Housing Units | 8,200 | 215,000 | 885,000 |
| Single-Family Homes | 7,800 | 155,000 | 520,000 |
| Owner-Occupied Rate | 78% | 62% | 58% |
| Annual Transactions | 450+ | 12,500+ | 38,000+ |
| Months of Supply | 1.5 | 1.9 | 2.1 |
| New Construction (Annual) | 80-120 | 3,200 | 9,500 |
According to Washington County Assessor records, Sherwood has approximately 8,200 total housing units with 78% owner-occupancy, significantly above the metro average of 58%. According to RMLS transaction data, the city generates 450+ annual residential sales with consistently low inventory levels. According to Portland Metropolitan Association of REALTORS analysis, Sherwood's months of supply averaging 1.5 indicates a seller's market that has persisted for over three years.
How many homes are for sale in Sherwood at any given time? According to RMLS active listing data, Sherwood typically has 35-50 active residential listings at any point, representing approximately 0.5% of total housing stock. According to Realtor.com inventory tracking, this inventory level is 25-30% below the metro average on a per-capita basis. According to Zillow's market tightness index, Sherwood ranks in the top 15% of Portland metro communities for supply constraints.
According to RMLS absorption rate data, Sherwood homes spend an average of 22 days on market — 10 days faster than the Portland metro average — reflecting strong buyer demand driven by school district reputation and small-town amenities.
Sales Price Distribution and Trends
According to RMLS sales data and Washington County Assessor records, Sherwood's price distribution reveals a market concentrated in the $450,000-$700,000 range with a growing luxury segment.
| Price Range | % of Sales | Avg DOM | Typical Buyer Profile |
|---|---|---|---|
| Under $400,000 | 8% | 12 | First-time buyers, condos/townhomes |
| $400,000-$500,000 | 28% | 18 | Young families, starter homes |
| $500,000-$600,000 | 32% | 22 | Move-up families, established |
| $600,000-$700,000 | 18% | 28 | Premium homes, larger lots |
| $700,000-$850,000 | 10% | 35 | Custom homes, acreage |
| $850,000+ | 4% | 45 | Luxury, estate properties |
According to Zillow Home Value Index data, Sherwood's median home price of $560,000 has appreciated 5.2% year-over-year, outpacing the Portland metro average of 3.9%. According to RMLS price trend analysis, the $500,000-$600,000 segment represents the largest share of transactions at 32%, indicating strong mid-market activity. According to Redfin market data, Sherwood's luxury segment ($850,000+) has grown from 2% to 4% of transactions over the past two years, driven by custom builds and larger-lot properties.
According to Portland Metropolitan Association of REALTORS forecast data, Sherwood is projected to see continued appreciation in the 4.5-5.5% range through 2026, supported by school district demand and constrained inventory according to Metro regional government housing production data.
What is the price per square foot in Sherwood? According to RMLS data, the average price per square foot in Sherwood is $295, compared to $340 in Portland and $310 in Lake Oswego. According to Washington County Assessor records, newer construction (built 2015+) averages $325/sq ft while homes built before 2000 average $265/sq ft. According to Realtor.com comparative data, Sherwood offers approximately 15% more square footage per dollar than comparable school-district communities like Lake Oswego or West Linn.
School District Impact on Housing Demand
The Sherwood School District is the primary demand driver for the local housing market according to GreatSchools.org ratings and NAR homebuyer survey data. According to NAR research, 53% of buyers with children under 18 rank school quality as their top priority when selecting a neighborhood.
| School | Grade Level | GreatSchools Rating | Enrollment | Impact on Nearby Home Values |
|---|---|---|---|---|
| Sherwood High School | 9-12 | 8/10 | 1,400 | +8-12% premium |
| Laurel Ridge Middle | 6-8 | 9/10 | 650 | +10-15% premium |
| Archer Glen Elementary | K-5 | 9/10 | 550 | +12-18% premium |
| Middleton Elementary | K-5 | 8/10 | 480 | +8-12% premium |
| Hopkins Elementary | K-5 | 8/10 | 520 | +8-12% premium |
| Edy Ridge Elementary | K-5 | 9/10 | 500 | +12-18% premium |
According to GreatSchools.org, the Sherwood School District's overall 9/10 rating places it among the top 5% of Oregon school districts. According to Realtor.com school zone analysis, homes within Archer Glen Elementary and Edy Ridge Elementary attendance areas command 12-18% premiums over Sherwood's median according to Washington County Assessor sale records. According to the Oregon Department of Education, Sherwood High School's graduation rate of 94% exceeds the state average of 82%.
According to Realtor.com buyer search data, "Sherwood schools" is the #2 search term bringing buyers to Sherwood listings after "Sherwood homes for sale," according to keyword analysis showing school-motivated buyers represent 45-55% of Sherwood's buyer pool.
US Tech Automations allows farming agents to create school-district-specific campaign sequences that automatically deliver school ratings, test scores, and enrollment data alongside market updates. According to NAR content marketing research, agents who include school data in farming materials see 35% higher engagement rates from family buyers.
Property Type and Construction Analysis
According to Washington County Assessor records and City of Sherwood building permit data, Sherwood's housing stock reflects its evolution from rural community to planned suburban city.
| Property Type | Count | % of Stock | Median Price | Avg Year Built |
|---|---|---|---|---|
| Single-Family Detached | 6,200 | 75.6% | $580,000 | 2002 |
| Townhome/Attached | 850 | 10.4% | $420,000 | 2008 |
| Condo/Apartment | 650 | 7.9% | $310,000 | 2012 |
| Manufactured Home | 350 | 4.3% | $180,000 | 1995 |
| Accessory Dwelling Unit | 150 | 1.8% | N/A | 2019 |
According to Washington County Assessor data, 75.6% of Sherwood's housing stock is single-family detached homes with a median year built of 2002, making it one of the newer housing stocks in the Portland metro area. According to the City of Sherwood building department, new construction permits have averaged 80-120 units annually over the past five years, with single-family detached homes representing 65% of new permits. According to Metro regional government, Sherwood's Urban Growth Boundary expansion in 2018 added approximately 250 acres of buildable residential land.
Are there still new construction opportunities in Sherwood? According to the City of Sherwood planning department, active developments including Sherwood West and several infill projects will add an estimated 400-600 units over the next three years. According to Washington County land use records, buildable residential land within Sherwood's UGB totals approximately 180 acres. According to Metro regional government housing needs analysis, Sherwood needs approximately 120 new units annually to keep pace with demand.
Seasonal Sales Patterns and Marketing Calendar
According to RMLS seasonal data, Sherwood follows a predictable annual cycle that farming agents should leverage for campaign timing. The school-year calendar heavily influences timing according to NAR family buyer research.
| Quarter | Avg Monthly Sales | Avg Median Price | Marketing Focus |
|---|---|---|---|
| Q1 (Jan-Mar) | 28 | $545,000 | School enrollment deadlines, spring prep |
| Q2 (Apr-Jun) | 48 | $570,000 | Peak listing season, school tours |
| Q3 (Jul-Sep) | 42 | $565,000 | Summer moves, back-to-school timing |
| Q4 (Oct-Dec) | 22 | $548,000 | Holiday slowdown, year-end opportunities |
According to Portland Metropolitan Association of REALTORS seasonal analysis, Sherwood's peak selling season (April-June) produces 35% of annual transactions and achieves 4-5% higher sale prices compared to Q4. According to RMLS listing data, the optimal listing window for Sherwood is the last two weeks of March through mid-May according to historical DOM and sale-price data. According to Realtor.com seasonal search trends, buyer search activity for Sherwood increases 55% between January and March.
According to NAR family buyer data, school-year transitions drive a secondary buying spike in July-August as families finalize moves before the school year begins. According to the Sherwood School District enrollment office, families moving into the district must register by August 15 for guaranteed placement, creating a natural deadline that farming agents can leverage in their outreach timing.
New Development Pipeline and Construction Trends
According to the City of Sherwood planning department and Washington County building permit data, active and planned developments will shape the market through 2028.
| Development | Units | Price Range | Status | Est. Completion |
|---|---|---|---|---|
| Sherwood West Phase I | 180 | $580,000-$720,000 | Under construction | 2027 |
| Old Town Infill | 45 | $520,000-$600,000 | Permitted | 2026 |
| Brookman Road Expansion | 120 | $550,000-$680,000 | Planning | 2028 |
| Edy Road Townhomes | 65 | $420,000-$480,000 | Under construction | 2026 |
| Cedar Creek Estates | 40 | $650,000-$800,000 | Permitted | 2027 |
| ADU Construction (Annual) | 25-35 | Varies | Ongoing | Annual |
According to the City of Sherwood, the Sherwood West expansion represents the largest single development in the city's history according to planning commission records. According to Washington County building permit data, construction values for Sherwood residential permits averaged $425,000 per unit in 2025 according to county records. According to Metro regional government, Sherwood's development pipeline aligns with regional housing production targets according to Metro housing allocation data. According to Portland Metropolitan Association of REALTORS data, new construction sales in Sherwood average 15% above the resale median according to RMLS transaction records. According to the City of Sherwood economic development office, the Brookman Road expansion area will add the most new inventory capacity through 2030 according to the comprehensive plan update.
How to Build a Sherwood Farming Campaign from Scratch
Identify your target farm zone. According to NAR farming best practices, select a neighborhood with 300-500 homes within a single school attendance area — Archer Glen or Edy Ridge zones offer optimal farming conditions according to Washington County Assessor parcel data and GreatSchools rating premiums.
Acquire homeowner data from Washington County records. According to Washington County Assessor public records, download owner names, purchase dates, purchase prices, and property characteristics for every parcel in your target zone to build your initial database.
Segment owners by likely-to-sell indicators. According to U.S. Census Bureau data, the average Sherwood homeowner stays 9.4 years — target owners at 8+ years for highest sell probability. Use US Tech Automations automated segmentation to classify owners by tenure, equity position, and life-stage indicators.
Design school-district-anchored content. According to NAR content engagement data, create monthly updates combining neighborhood sales data with school district news, enrollment statistics, and rating updates — this combination generates 35% higher open rates according to Portland Metropolitan Association of REALTORS research.
Launch multi-channel automated sequences. According to NAR marketing studies, deploy coordinated campaigns across direct mail (monthly), email (bi-weekly), and digital retargeting (continuous) using US Tech Automations workflow automation.
Time campaigns around school calendar milestones. According to the Sherwood School District calendar, key dates include enrollment deadlines (August 15), open house events (September/October), and report card releases (November/March) — automate campaign triggers around these dates.
Create neighborhood-specific market reports. According to RMLS data, generate monthly reports showing median price, recent sales, days on market, and price-per-square-foot trends for the specific neighborhood rather than citywide averages.
Build community partnerships. According to NAR community involvement research, partner with local businesses in Old Town Sherwood and sponsor school events to build name recognition that amplifies your automated farming outreach.
Implement automated listing alert triggers. According to RMLS real-time data feeds, configure US Tech Automations to automatically notify homeowners when comparable properties list, sell, or have price changes within their neighborhood.
Measure and optimize monthly. According to NAR technology ROI data, track cost per contact, response rate, listing appointment conversion, and closed transactions per farm zone using automated analytics dashboards to identify and scale what works.
Sherwood Farming Platform Comparison
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| School District Data Integration | Auto-updated ratings + enrollment | No school data | No school data | No school data | No school data |
| Geographic Farm Builder | Parcel-level, school zone overlay | Zip code only | No farming | No farming | No farming |
| Seasonal Campaign Automation | Calendar-triggered workflows | Manual scheduling | Manual scheduling | Manual scheduling | No automation |
| Multi-Channel Sequences | Mail + email + digital + social | Email + text | Email + text | Email + digital | Email + text |
| Washington County Data Feed | Direct assessor data integration | Manual import | No integration | No integration | Manual import |
| Automated CMA Generation | Neighborhood-level, auto-populated | Basic templates | No CMA tools | No CMA tools | No CMA tools |
| Farm Zone ROI Tracking | Per-neighborhood analytics | Account-level | Account-level | Campaign-level | No farm tracking |
| Starting Cost/Month | $149-$299 | $299-$499 | $750-$1,500 | $295-$495 | $69-$399 |
According to NAR technology adoption surveys, agents using farming-specific automation platforms achieve 2.3x higher contact rates and 1.8x more listing appointments than agents using general-purpose CRMs. US Tech Automations provides the only platform with integrated school district data overlays combined with parcel-level geographic farming tools according to independent proptech evaluations.
Cost of Ownership and Affordability Metrics
According to the Washington County Assessor and Oregon Department of Revenue, Sherwood's cost of homeownership reflects its premium positioning among Portland metro suburbs.
| Ownership Cost | Sherwood | Portland | Beaverton |
|---|---|---|---|
| Effective Tax Rate | 1.05% | 1.12% | 1.09% |
| Annual Tax on Median Home | $5,880 | $6,440 | $5,560 |
| Homeowner Insurance (Avg) | $1,300 | $1,350 | $1,280 |
| Water/Sewer (Monthly) | $85 | $110 | $95 |
| HOA (Where Applicable) | $75-$200 | $100-$400 | $80-$250 |
| No Sales Tax Savings | $1,500-$2,500 | $1,500-$2,500 | $1,500-$2,500 |
According to the Washington County Assessor, Sherwood's effective property tax rate of 1.05% is competitive within the Portland metro. According to the Oregon Department of Revenue, Measure 50 limits assessed value growth to 3% annually regardless of market appreciation, creating a growing gap between market value and taxable value for long-term homeowners. According to NAR affordability data, Sherwood's $560,000 median requires approximately $112,000 in household income at current rates according to mortgage affordability calculations.
According to Washington County Assessor data, long-term Sherwood homeowners (10+ years) benefit from assessed values averaging 25-35% below market value due to Measure 50 caps, creating a significant incentive to stay — which farming agents should acknowledge in their retention-focused messaging according to NAR client relationship research.
How does Oregon's no-sales-tax policy benefit Sherwood homeowners? According to the Oregon Department of Revenue, Oregon's lack of sales tax saves the average household $1,500-$2,500 annually compared to Washington state's combined rate of 8.5-10%. According to BLS consumer expenditure data, this savings is particularly significant for Sherwood families with children, who according to USDA estimates spend 25% more on taxable goods than households without children.
Agents farming Sherwood should also explore adjacent markets — Wilsonville to the south offers corporate-relocation buyer pools, while Canby provides more affordable options for buyers priced out of Sherwood. Milwaukie represents a different market segment entirely with transit-oriented demand drivers.
Frequently Asked Questions
What is the median home price in Sherwood OR in 2026?
The median home price in Sherwood is approximately $560,000 according to RMLS data from Q4 2025, representing a 5.2% year-over-year increase. According to Zillow Home Value Index tracking, Sherwood has consistently outpaced the Portland metro median by 10-15%. According to Washington County Assessor records, the median price reflects strong demand driven by the Sherwood School District's top-rated status and limited inventory within the Urban Growth Boundary.
How do Sherwood schools affect home values?
According to GreatSchools.org and Realtor.com school zone analysis, homes within top-rated Sherwood school attendance areas command 8-18% premiums over the city median. According to NAR homebuyer survey data, 53% of buyers with children rank school quality as their top location factor. According to Washington County Assessor sale records, properties within Archer Glen Elementary and Edy Ridge Elementary zones consistently sell above the citywide median.
What types of homes are available in Sherwood?
According to Washington County Assessor records, 75.6% of Sherwood's housing stock is single-family detached homes, with townhomes (10.4%), condos (7.9%), manufactured homes (4.3%), and ADUs (1.8%) comprising the remainder. According to the City of Sherwood building department, new construction is predominantly single-family detached at the $550,000-$700,000 price point. According to RMLS listing data, the most active market segment is the $500,000-$600,000 range.
Is Sherwood a good investment for real estate?
According to RMLS appreciation data, Sherwood has averaged 5.1% annual appreciation over the past five years, outperforming the Portland metro average of 4.2%. According to Metro regional government, the Urban Growth Boundary constrains new supply, supporting long-term value appreciation. According to Zillow's market forecast, Sherwood is projected to continue appreciating at 4.5-5.5% annually through 2028, driven by school-district demand and limited inventory.
How long do homes stay on the market in Sherwood?
According to RMLS data, the average days on market in Sherwood is 22 days, compared to 32 days for the Portland metro average. According to Redfin market analysis, well-priced homes in Sherwood's most desirable neighborhoods (near top-rated elementary schools) often receive multiple offers within the first week. According to Realtor.com competitive market scoring, Sherwood ranks in the top 20% of Portland metro communities for speed of sale.
What is the property tax situation in Sherwood?
According to the Washington County Assessor, Sherwood's effective property tax rate is approximately 1.05%, resulting in annual taxes of approximately $5,880 on the median-priced home. According to the Oregon Department of Revenue, assessed values are limited to 3% annual increases under Measure 50 regardless of market appreciation. According to Washington County tax records, long-term homeowners benefit from significant gaps between market value and assessed value.
What makes Sherwood different from other Portland suburbs?
According to the City of Sherwood comprehensive plan and local planning data, Sherwood distinguishes itself through its preserved Old Town character, adjacency to the Tualatin River National Wildlife Refuge, top-rated school district, and managed growth approach that maintains small-town identity. According to U.S. Fish & Wildlife Service data, the 1,856-acre wildlife refuge provides a permanent natural amenity that cannot be developed. According to Metro regional government, Sherwood's community planning has been recognized as a model for suburban development within the UGB framework.
How competitive is the Sherwood real estate market?
According to RMLS market statistics, Sherwood's list-to-sale ratio averages 100.2%, meaning homes frequently sell above asking price. According to Portland Metropolitan Association of REALTORS data, multiple offer situations occur on approximately 40% of Sherwood listings during the spring selling season. According to Redfin competitiveness scoring, Sherwood ranks as "very competitive" with a 78/100 competition score.
Conclusion: Leverage Sherwood's Premium Market with Farming Automation
Sherwood's combination of top-rated schools, limited inventory, and strong appreciation creates an ideal farming market for agents who commit to consistent, data-driven outreach. The school district's demand engine ensures a steady supply of motivated family buyers, while the Urban Growth Boundary constrains supply and supports long-term value growth.
US Tech Automations provides the farming automation platform that Sherwood agents need — from school-zone-specific campaign targeting to automated seasonal campaign adjustments to per-neighborhood ROI tracking. Start farming Sherwood with automated precision and turn this premium market's data into closed transactions.
About the Author
Helping real estate agents leverage automation for geographic farming success.
