Moving to Beaverton in 2026: Cost of Living, Housing, and What to Know

Beaverton is the Portland suburb that doesn’t feel like an afterthought. With Nike’s world headquarters, Intel’s massive Hillsboro campus next door, top-rated schools, and a genuine downtown district, Beaverton has built its own identity while sitting just 7 miles west of Portland’s city center. For families and tech workers looking to buy a home in the Portland metro without Portland’s city income tax, Beaverton is one of the strongest options in 2026.

The city has a population of about 99,000, making it Oregon’s sixth-largest. Beaverton sits in Washington County, the wealthiest and fastest-growing county in the state. The combination of major employers, the MAX light rail connection to downtown Portland, and consistently high school ratings has made Beaverton one of the most competitive suburban housing markets in Oregon.

Beaverton at a Glance

Cost of Living in Beaverton

Beaverton’s cost of living runs about 12% above the national average — slightly below Portland proper but well above cities like Salem or Eugene. The key financial advantage over Portland is the absence of a city income tax. Portland levies a combined city arts tax ($35 flat) plus the Multnomah County income tax (1.5% on taxable income above $125,000 for individuals). Beaverton residents avoid these entirely.

For a household earning $150,000, the tax savings of living in Beaverton versus Portland can amount to $2,000–$3,000 per year. That’s meaningful when you factor in identical access to Portland’s restaurants, cultural events, and job market via a 20-minute MAX ride. Run your budget through our affordability calculator to see how much home you can afford in Beaverton.

Beaverton Housing Market in 2026

Beaverton’s median home price of $530,000 is essentially even with Portland’s ($525,000), reflecting the strong demand driven by schools and employer proximity. The market is tighter than Portland’s, with faster sale times and less inventory per capita.

• Median days on market: 25 days
• Active listings: Approximately 380
• New construction (2025): About 650 permits in the city, with major apartment and townhome projects along TV Highway and near the Round
• Price per square foot: $290 for existing homes
• Percentage of sales above asking price: 18%

Beaverton remains more competitive than Portland overall. The 18% above-asking rate is the highest in the metro. Buyers should expect multiple-offer situations on well-priced homes, especially in areas zoned for the top-rated elementary schools. Get pre-approved before touring properties — sellers strongly prefer pre-approved buyers.

Condos and Townhomes

For buyers priced out of single-family homes, Beaverton’s condo and townhome market offers entry points starting around $300,000. The Beaverton Round development near the MAX station, the Murray Hill area, and new construction along TV Highway have expanded this inventory. Monthly HOA fees typically run $250–$400.

Best Neighborhoods in Beaverton

Cedar Hills

Cedar Hills sits east of Highway 217 and offers a mature, established feel with homes from the 1950s–1970s. Median prices range from $500,000 to $580,000. The neighborhood is walking distance to Cedar Hills Crossing shopping center (formerly the old Fred Meyer headquarters site) and minutes from both the Sunset MAX station and Nike campus. Cedar Park Middle School and Sunset High School serve the area.

Sexton Mountain

South of Beaverton proper, Sexton Mountain has some of the city’s best views and more spacious lots. Homes built in the 1980s–1990s range from $580,000 to $700,000. The area is popular with families for its proximity to Sexton Mountain Elementary (rated 8/10 on GreatSchools) and Conestoga Middle School. The trade-off is a hillier commute and less walkability.

West Slope

Bordering Portland’s west side near the intersection of Highway 26 and Highway 217, West Slope offers older homes on large lots, often with mature landscaping. Median prices sit around $520,000. The location provides quick access to downtown Portland (15 minutes on the Sunset Highway), and the neighborhood has a quiet, residential feel. West Slope residents are zoned for Beaverton School District.

South Beaverton / Progress

The Progress area along Scholls Ferry Road has seen extensive new development over the past decade. Newer townhomes and single-family homes start in the mid-$400,000s. The area has good shopping, restaurants, and is well-connected to Tigard and Lake Oswego. Highland Park Middle School and Mountain View Middle School serve nearby.

Murray Hill

Murray Hill straddles Murray Boulevard and offers a mix of 1970s–1980s homes and newer infill development. Median prices range from $490,000 to $560,000. The neighborhood is centrally located with easy access to Nike, Intel (via Tualatin Valley Highway), and the Beaverton Transit Center. Whitford Middle School and Beaverton High School are within the attendance zone.

Schools: Beaverton’s Biggest Draw

The Beaverton School District is consistently ranked among the top three school districts in Oregon. It serves about 38,000 students across 54 schools. For many families, the school quality is the primary reason for choosing Beaverton over Portland.

The district offers dual-language immersion programs in Spanish, Japanese, and Mandarin at select elementary schools. The International Baccalaureate (IB) program at Sunset High School is one of the strongest in Oregon.

Job Market and Major Employers

Beaverton and the surrounding Washington County area form the economic engine of Oregon. The concentration of technology, athletic apparel, and healthcare companies supports high-paying jobs and drives the competitive housing market.

The “Silicon Forest” tech corridor stretching from Beaverton through Hillsboro is Oregon’s highest-concentration employment zone for engineers, product managers, and technology workers. Use our AI real estate tools for detailed numbers. Intel’s $30 billion expansion in Hillsboro will add thousands of additional high-paying positions through 2030. Nike’s campus, which occupies 400 acres just south of Beaverton, is essentially a self-contained corporate city with its own restaurants, fitness centers, and trail network.

Transportation

Beaverton has the best suburban transit access in the Portland metro. The MAX Blue Line runs through the city center, connecting the Beaverton Transit Center to downtown Portland (20 minutes), the airport (40 minutes), and Hillsboro (15 minutes). The WES commuter rail connects Beaverton to Wilsonville during weekday peak hours.

Highway 217 (north-south) and the Sunset Highway (Highway 26, east-west) provide car access to the rest of the metro. Highway 217 is notorious for congestion during rush hour — the 6-mile stretch between I-5 and Highway 26 can take 30 minutes at peak times. Many commuters to Nike use the Beaverton Creek MAX station or bike via the Fanno Creek Trail.

Beaverton has a growing network of bike lanes and multi-use paths. The Fanno Creek Greenway Trail runs 15 miles from Beaverton to Tigard, connecting parks, schools, and residential neighborhoods. The Westside Regional Trail extends through the area as well.

Lifestyle and Recreation

Beaverton’s downtown has transformed over the past decade. The Beaverton Night Market (held monthly May through September) draws thousands for Asian street food, live music, and craft vendors. The Beaverton Farmers Market runs Saturday mornings from May through November and is one of the largest in Oregon.

Tualatin Hills Park & Recreation District operates 95 parks, 65 miles of trails, and multiple recreation facilities including the Tualatin Hills Aquatic Center and Howard M. Terpenning Recreation Complex. The district is independently funded and well-maintained, consistently rated as one of the best park systems in Oregon.

For outdoor activities beyond the suburbs, the Oregon Coast is 90 minutes west, Mt. Hood skiing is 70 minutes east, and the Columbia River Gorge is an hour northeast. Within the metro, Cooper Mountain Nature Park and Tualatin River National Wildlife Refuge offer close-by hiking and bird watching.

Beaverton’s Diversity

Beaverton is one of the most ethnically diverse cities in Oregon. About 37% of residents identify as non-white, and the city has significant Asian, Latino, and Middle Eastern communities. This diversity shows up in the food scene — Beaverton’s Asian restaurants (particularly Korean, Vietnamese, and Chinese) are considered the best in the Portland metro. The Cedar Hills and Murray Boulevard corridors have concentrations of international grocery stores and restaurants.

Pros and Cons of Moving to Beaverton

Buying a Home in Beaverton

The Beaverton market rewards prepared buyers. Get your mortgage pre-approval in hand, know your debt-to-income ratio, and be ready to make offers quickly. Homes in the attendance zones of Findley Elementary, Bonny Slope Elementary, and Sexton Mountain Elementary consistently sell faster and at higher prices than other areas.

Budget $15,000 to $24,000 for closing costs on a median-priced home. Washington County property taxes average about 0.97% of market value. On a $530,000 home, expect annual property taxes around $5,140. Oregon’s Measure 50 caps assessed value growth at 3% per year, so your tax basis will grow more slowly than market value over time.

First-time buyers who can’t afford single-family homes should look at the townhome and condo market in the $300,000–$400,000 range. New developments along TV Highway and near the Beaverton Transit Center offer modern units with transit access. Use our rent vs. buy calculator to see if ownership makes sense at your income level.

Compare With Other States

Considering other markets? Here’s how other states compare:

• Moving to Cleveland in 2026: Cost of Living, Housing, and What to Know
• Moving to Austin in 2026: Cost of Living, Housing, and What to Know
• Moving to Little Rock in 2026: Cost of Living, Housing, and What to Know

Frequently Asked Questions

Is Beaverton or Portland better for families?

For families prioritizing school quality, Beaverton is the clear choice. The Beaverton School District outperforms Portland Public Schools on most metrics, and the suburban environment offers larger yards, safer streets, and better park access. Portland offers more cultural diversity, walkable neighborhoods, and urban energy. The MAX light rail makes it easy to access Portland’s amenities while living in Beaverton.

How much do I need to earn to buy a home in Beaverton?

To afford the median price of $530,000 with 10% down at 6.5% interest, you’ll need a household income of approximately $120,000 to $135,000, depending on your debts. Monthly housing costs (mortgage, taxes, insurance) will run about $3,450. Use our mortgage calculator for a precise estimate based on your situation.

What’s it like working at Nike in Beaverton?

Nike’s world headquarters campus is a major draw. The company employs about 12,000 people locally across roles in design, engineering, marketing, and corporate functions. The campus includes fitness centers, running trails, restaurants, and a company store. Average salaries range from $75,000 for junior roles to $180,000+ for senior engineers and directors. Housing close to the campus (within 3 miles) commands a 5–10% premium.

Does Beaverton have good public transit?

Yes — Beaverton has the best suburban transit in Oregon. The MAX Blue Line runs through the city center with stops at Beaverton Transit Center, Beaverton Creek, and Millikan Way. Service runs every 15 minutes during peak hours. Many residents commute to downtown Portland via MAX without a car. Bus routes supplement the rail system for local travel.

Are there affordable areas in Beaverton?

The most affordable areas are along TV Highway (Tualatin Valley Highway) in central and west Beaverton, where older homes and condos start in the $300,000–$400,000 range. The Aloha area (an unincorporated community west of Beaverton) offers similar school access at lower prices, with median home prices around $440,000. These areas trade walkability and aesthetics for affordability.