Oregon rental market data

The separation is broad but uneven. Across 17 metros, rent growth ran from 0.2% at the 10th percentile to 5.5% at the 90th, while home-value growth ranged from -1.3% to 2.9%. These are distributions across measured metros, not rates that apply to every Oregon locality.

Coos Bay shows the sharpest highlighted divergence: asking rent rose 9.8% while home value fell 2.0%, with a 5.3% gross yield. La Grande is a useful counterexample because rent and value moved together, rising 6.9% and 5.7%, respectively. The spread can improve acquisition arithmetic, but it does not establish occupancy, collections or sustainable rent growth.

Median job growth across 17 metros was 0.05%, with the measured range running from -1.3% at the 10th percentile to 1.1% at the 90th. Across all 36 counties, arrivals and departures were nearly balanced, but departures exceeded arrivals by 97, equal to -0.023 per 1,000 residents. Mover AGI provided a modest counter-signal, with inflow exceeding outflow by $181,862.

Positive employment pockets remain visible: Salem recorded 1.4% job growth, The Dalles 1.1% and La Grande 1.0%. Those examples show why the near-flat metro median should not be assigned to every market. A rent-growth screen should be paired with local employment, household formation and leasing evidence rather than treated as proof of statewide demand.

Across 17 metros, the median market had 3.8 months of supply, 36 days on market, price drops on 31.0% of listings and a 98.9% sale-to-list ratio. Dispersion was substantial: months of supply ran from 2.9 to 5.6 between the 10th and 90th percentiles, while marketing time ranged from 14.6 to 53.4 days.

Newport was looser than those metro medians, with 6.5 months of supply, 53 days on market and a 96.3% sale-to-list ratio. Bend had 2,540 permitted units, or 9.9 per 1,000 residents, alongside 4.3 months of supply. Permits are not completed homes and do not identify rental tenure, but they belong in a local competition screen. The resale figures support price discipline; they do not guarantee that a specific property can be acquired below asking or resold quickly.

Measured metro gross yields had a 4.8% median and a 3.9% to 5.1% 10th-to-90th-percentile range. Median rent equaled 27.9% of median household income, with a measured range of 24.6% to 31.3%, while the median price-to-income ratio was 5.97. Market rent was 109.8% of the HUD two-bedroom standard at the median, ranging from 98.1% to 138.3%.

Among the highlighted examples, Hermiston combined a $316,072 home value, $1,448 monthly rent, 5.5% gross yield and 25.4% rent-to-income ratio. Coos Bay showed a 5.3% gross yield but a higher 30.5% rent-to-income ratio. These figures help compare entry arithmetic and tenant-income pressure, but gross yield is not net return and the HUD standard is not evidence of an achievable contract rent.

Across 36 counties, the median vacancy rate was 12.0%, but the 10th-to-90th-percentile range extended from 5.1% to 22.8%. At the same time, the median share of renters spending at least 30% of income on rent was 50.5%, with a measured range of 38.3% to 55.9%. High burden indicates tenant pressure, not automatic capacity for further rent increases.

Benton County combined a 5.9% vacancy rate with a 62.7% rent-burden rate and a 43.1% renter share. In contrast, measured vacancy reached 37.9% in Tillamook County, 29.2% in Lincoln County and 23.1% in Clatsop County. ACS vacancy includes units that may not be available as conventional long-term rentals, so those county rates cannot be read as rent-ready inventory without property-level and tenure evidence.

Inland flood was the mutually exclusive leading-hazard label for 23 counties, earthquake for 9 and wildfire for 4. These counts cover county-level leading labels and do not overlap. They do not establish that every parcel in a labeled county has that exposure.

The median county climate loss ratio was 0.21%, with a 0.13% to 0.38% 10th-to-90th-percentile range. Wheeler County measured 0.44%. Effective property-tax rates had a 0.75% median and a 0.58% to 0.89% range, while median annual tax was $2,587. Gilliam County, Multnomah County and Benton County recorded highlighted tax rates of 1.01%, 0.96% and 0.95%, respectively. These county measures support an initial cost screen, but the packet lacks parcel-level hazard findings, insurance quotes and property-specific tax bills.