Southeast Portland OR Real Estate Market Update - August 2026

The Southeast Portland OR real estate market is moving at two different speeds right now, depending on the type of home. As of Aug 9, 2026, there are 474 single family homes for sale and 201 of them are pending, so 42.4% of those homes are pending. There are 2.4 months of inventory, which gives us a feel for how quickly buyers are absorbing the available homes. On the condo side, there are 117 homes for sale and 35 are pending, so 29.9% are pending. Condos have 3.3 months of inventory.

That is a good reminder that there is no single answer to the question, "How is the Southeast Portland housing market?" The answer depends on the type of home, the price range, the condition and how it compares with the other homes buyers can choose from.

The Big Picture

Over the six-month period, single family homes that sold in Southeast Portland averaged a sale price of $570,695 and 35 days on market. There is still good activity, but buyers are being selective and not every home is selling easily.

Over that same six-month period, condos that sold averaged a sale price of $347,519 and 86 days on market. That is a market where buyers have a little more time, with buyers having time to compare options and sellers needing to pay close attention to price and condition.

Single family homes have 2.4 months of inventory versus 3.3 months for condos, so a buyer looking at a detached home may experience a very different amount of negotiating room from a buyer looking at a condo in the same general area.

Single Family Home Market

As of Aug 9, 2026, there are 474 single family homes for sale and 201 of them are pending, so 42.4% of the homes on the market are pending.

The busiest price range over the six-month period was $500,000-$599,999, with 220 homes sold. In $1,000,000-$1,499,999, there are 21 homes for sale and 11 of them are pending, so 52.4% are pending. That is one of the stronger areas for buyer activity. On the slower side, $600,000-$699,999 has 41 homes for sale and 10 pending, so 24.4% are pending.

Once a home gets to a price buyers are comfortable with, the final sale price is often fairly close to that asking price. Over the six-month period, the single family homes that sold had an average original list price of $568,841, an average final list price of $560,343, and an average sale price of $570,695. The average sale price was 101.8% of the average final list price. That does not mean every home sells easily, but it does show that once the price makes sense to buyers, the final sale is often fairly close to the asking price.

The bigger point is that the average does not describe every seller's experience. A home in one of the stronger price ranges can still get fast attention when it is clean, well presented and priced in line with recent competition. A home in a slower bracket can require more patience even when the overall market numbers look healthy.

Condo Market

The condo market is moving more slowly. There are 117 condos for sale and 35 of them are pending, so 29.9% of the condos on the market are pending. There are 3.3 months of inventory, which tells us how quickly buyers are absorbing that inventory. Condos that sold averaged 86 days on market over the six-month period.

The busiest price range over the six-month period was $375,000-$399,999, with 30 homes sold. One price range worth watching is $425,000-$449,999. There are 5 homes for sale and 4 of them are pending, so 80.0% are pending. That is a fairly small sample, so I would not read too much into that percentage by itself. On the slower side, $225,000-$249,999 has 9 homes for sale and 1 of them is pending, so 11.1% is pending. Small groups like this can change quickly from week to week, so the individual homes matter more than the percentage alone.

One thing sellers should pay attention to is how often the asking price changes before a home sells. Over the six-month period, the condos that sold had an average original list price of $363,733, an average final list price of $348,601, and an average sale price of $347,519. That is roughly a 4.2% adjustment from the original asking price to the final asking price. Once sellers reached the right number, the average sale landed at 99.7% of the final list price. That does not mean buyers are automatically getting a huge discount. It means homes that start out overpriced are often having to come down before they sell.

For condo sellers, the building, HOA, monthly dues, parking, reserves, rental rules and exact unit condition can matter as much as the broad neighborhood numbers. Two condos with similar square footage can compete very differently depending on those details.

Single Family Homes vs. Condos

Single family homes are currently moving faster than condos in Southeast Portland. About 42.4% of the single family homes on the market are pending, compared with 29.9% of condos. Single family homes have 2.4 months of inventory versus 3.3 months for condos. Over the six-month period, single family homes that sold averaged 35 days on market versus 86 days for condos that sold. Average sale price was 101.8% of average final list price for single family homes and 99.7% for condos. That is why broad statements about the Southeast Portland real estate market can be misleading. The type of property matters.

This is also why I would not use a citywide or countywide average to price an individual property. The best comparison is the group of homes a real buyer would actually consider instead of yours.

What This Means for Sellers

For sellers, the biggest thing is to avoid overpricing the home and make sure it is ready to sell before it hits the market. There are still buyers, but they have choices. Homes that start too high can miss the strongest early attention and end up reducing the price later.

Condo sellers need to be especially careful not to overprice. With 29.9% of condos pending and 3.3 months of inventory, buyers have more choices and more ability to compare one unit against another. Condition, HOA strength and price can have a big effect on market time.

What This Means for Buyers

For buyers, there is a useful middle ground here. Good homes can still attract competition, but there is enough inventory to compare options and be selective. Listings that have been on the market longer or have already adjusted price may offer more negotiating room than fresh, well-priced inventory.

Condo buyers have additional leverage in many parts of this market because the overall pace is slower. That does not mean every condo is negotiable, particularly a well-priced unit in a desirable building, but it does mean buyers should look carefully at market time, price history and competing inventory before deciding how aggressive an offer needs to be.

Bottom Line

The Southeast Portland real estate market is active, but it is not uniform. 42.4% of single family homes are pending with 2.4 months of inventory, while 29.9% of condos are pending with 3.3 months of inventory. Those are materially different conditions.

The better question is not simply, "Is the market good or bad?" It is, "What is happening with homes like this one, in this price range, right now?"

If you're considering buying or selling in Southeast Portland, Brandon King Real Estate Group can help you narrow the broader market data down to the specific property, neighborhood and price range that matter to your decision.

Single Family Home Market Data

Condo Market Data