West-side Portland has less inventory even with more new listings
Here is the number that changes what you should do right now. The Real Estate Data Aggregator counted 406 active listings across West-side Portland in the three months ending August 31, 2026. That is down 18.5% from the same period a year ago. Fewer choices for buyers means well-priced homes face real competition.
New listings actually rose. The Real Estate Data Aggregator counted 488 new listings across ZIPs 97229 and 97225 combined, up 7.5% from a year ago. More sellers listed. Fewer homes sat. Buyers absorbed them faster than they arrived.
Nationally, the picture looks different. Realtor.com reported that active listings grew 5.5% year over year, topping 1.16 million homes for sale across the country. West-side Portland is moving the opposite direction. That is worth knowing if you are comparing what you read nationally to what you see here.
What this means if you are selling
Tighter supply does not mean you can ignore terms. Realtor.com reported on September 17, 2026 that 51.3% of 0 to 2 bedroom listings in the Portland-Vancouver-Hillsboro metro offered concessions. More than half. Sellers are still competing, just not only on price.
Nationally, Realtor.com reported that 20.8% of listings saw a price reduction in September 2026, the highest share since 2018. That is the national number. West-side Portland is not the national market, but it is a signal that pricing carefully still matters.
What this means if you are buying
Rates are not helping your budget. CNBC reported the average 30-year fixed rate for conforming loans at 7.49% as of October 7, 2026. That is a real cost. And with fewer active listings, the homes you do want can move before you are ready.
ZIP 97229: Northwest Portland and Beaverton border
The Real Estate Data Aggregator counted 278 homes sold in ZIP 97229 in the three months ending August 31, 2026. That is up 10.3% from a year ago. Median sale price came in at $807,500, up 1.9%. Prices moved up a little. Sales volume moved up more.
Speed picked up too. The Real Estate Data Aggregator found that 36.6% of homes in 97229 went under contract within two weeks of listing, up 6.7 points from a year ago. That is more than 1 in 3 homes. If you are buying here, slow decisions cost you.
ZIP 97225: Raleigh Hills and Garden Home
ZIP 97225 tells a different story on price. The Real Estate Data Aggregator put the median sale price at $720,000, down 9.1% from a year ago. Sales volume rose 15%, so more homes sold. But they sold at lower prices. Not every ZIP moves the same way.
97225 moved faster than 97229. The Real Estate Data Aggregator found that 41.9% of homes went under contract within two weeks of listing, up 9.4 points from a year ago. Nearly 29.4% sold above list price, up 4.4 points. Inventory here fell 19.3% year over year.
| 97229 | 97225 | |
|---|---|---|
| Median sale price | $807,500 | $720,000 |
| Median days on market | 28 days | 18 days |
| Sold above list | 21.9% | 29.4% |
| Under contract in 2 weeks | 36.6% | 41.9% |
| Months of supply | 3.5 months | 2.9 months |
The combined West-side picture
Across both ZIPs, the Real Estate Data Aggregator counted 370 homes sold, up 11.4% from a year ago. Pending sales reached 380, up 6.4%. Demand is real. Supply is not keeping up, even with more new listings coming in.
- West-side Portland inventory fell 18.5% year over year even as new listings rose 7.5%, according to the Real Estate Data Aggregator.
- Homes are selling faster and more often above list.
- But Realtor.com found that over half of smaller Portland metro listings offered concessions.
- Pricing and terms both matter right now.
- And one street can read very differently from the ZIP code around it.
Your next step
(503) 300-6224Text me your address and I will send back how your West-side Portland home compares to what actually sold near you in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 97229 and 97225, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Realtor.com: August 2026 Rental Report: Rents Fall for 37th Straight Month as Concessions Give Renters More Leverage, Sep 17, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Realtor.com: September 2026 Monthly Housing Trends: Price Cuts Hit 4-Year Highs as Mortgage Rates Top 7%, Sep 30, 2026
- Redfin: Mortgage Rates Tick Up Even as the Odds of a Fed Rate Hike Decline, Oct 5, 2026
- CNBC: Refinance demand is now half what it was a year ago, as mortgage rates rise again, Oct 7, 2026