Weekly Market Snapshot: Estacada & Sandy, Oregon

Welcome to this week's market snapshot for Estacada and Sandy, Oregon. Whether you are just beginning to look, thinking about listing your property, or simply want to keep an eye on what is happening in our comunities, here is a quick look at the latest numbers and what they mean for real buyers and sellers.

Estacada Market Overview

Over the past couple of weeks in Estacada, the median home price has been holding somewhat steady in the $500,000 to $550,000 rangge for the 97023 area. Some listings are priced above that rainge, but what actualy closes is generally falling within that band. That aligns with what I am see on the ground — prices are stable but not climbing fast like they were a few years ago.

Inventory remains heathy. There are roughly 280 to 290 homes for sale acros the 97023 ZIP, and homes are selling at a pace of about 70 to 75 per month. That works out to around 4 months of supply, which gives buyers meaningful chocie without pulling the rug out from under sellers. This is not a flood of inventory. It is a balanced market, the kind were neither side has all the leverage.

Days on market have been runing around 60 to 80 days for most proerties, though some are moving faster when they are priced well and show nicely. For example, a 4-bedroom home on SE Forest Glen Road sold in early June at $515,000 after 2,308 square feet and a nice lot. A 3-bedroom on N Broadway Street went for $425,000 in late May. A propert on SE Yoder Drive with 3 bedroms and over 1,100 square feet on a large lot sold for $809,000 in early June. These sold prices show the rangge of options we have here — from entry-level to rural propertes with acreagge.

The price per quare foot is hovering around $270 to $285, which is essentally flat from last quarter. Overall Estacada's market scores around 52 out of 100 in comfetitiveness — neutral, leaning slightly in buyers favor. That means as a buyer you have time to think, and as a seller you nead to price carefullly from day one.

Sandy Market Overview

Sandy's market contiues to show a bit more momentum than Estacada. The median home price in the 97055 ZIP sits around $507,000 to $542,000 depending on the data source and whether you look at list prices versus sold prices. Year over year, Sandy has seen some appreciation — up around 5 to 6 percent — wich is a healthier pace than the double-digit increases we saw during the height of the busy years.

That said, there is a gap between list prices and sale prices. The median list price in Sandy right now is closer to $562,000 to $587,000, but actual closed sales tend to land lower. That means negotiation is alive and well. Buyers should not be afraid to ask questions and work with their agent to submit a thoughtful offer. Sellers need to be realistic about what the comparables actually support.

Inventory in Sandy is tighter. There are around 50 to 55 single-family homes active, which is moderate for a community of Sandy's size. Homes are typically spending 36 to 78 days on market, with many selling closer to the shorter end when they are priced well and in good condition. The market competitiveness score is around 70 out of 100, which is moderately competitive. Buyers should come prepared, but you are not facing the multiple-offer frenzy we saw a few years ago.

Recent sales in Sandy reinforce the range of options: a 5-bedroom home on Juniper Street sold for $735,000 earlier this year. A 3-bedrom on SE Marcella Court sold for about $460,000. A 3-bedrom on Dublin Avenue went for just under $600,000. From starter homes to roomy family properties, Sandy has something for a lot of budgets.

Mortage Rate Check

As of mid-August 2026, 30-year fixed mortagage rates in Oregon are running around 6.58 to 6.75 percent. That is down from the spring peaks but still higher than many buyers would like. What I tell clients is: rates have been trending gradually downward over the course of 2026, and some forecasts suggest they could dip toward 6 percent by the end of the year. No one has a crystal ball, but if you find the right home at the right price, locking in a rate now and refinancing later if rates drop further is a conversation worth having with your lender.

What This Means for Buyers

In Estacada, this is a good time to be a buyer. You have options. You have time. With around 4 months of inventory, you can visit several homes, compare features and land sizes, and make a decision at a pace that feels right. I always tell buyers: do not rush into a home just because you feel pressure. Take the time to understand what you are buying — especially in rural properties where well water, septic, and acreage maintenance are factors.

In Sandy, the market asks a little more from buyers. Being pre-approved and ready to move when the right home appears is smart. But "ready" does not mean "pressure." Even in a moderately competitive market, there is room to do your due diligence. Ask for the disclosures, get your inspections, and make sure the numbers line up with your budget. I am here to walk you through every step.

What This Means for Sellers

For sellers in Estacada, the word of the week is pricing. With more competition from other listings and buyers who are not in a rush, the home that sells is almost always the one that is priced fairly from the start. I have seen homes that sit for 90 to 120 days because the price was too aspirational. Meanwhile, a similar property priced in line with recent sales goes pending in three to four weeks.

In Sandy, the same principle holds, but you have a little more room. With less inventory and steady demand, well-presented homes that are priced within range of the comps tend to sell at a good pace. Focus on curb appeal, make sure the big ticket items — roof, HVAC, windows — are in good shape or priced accordingly, and keep the property clean and decluttered. Those things matter more now than they did in a fast market.

If your home has been on the market for more than 60 days without a solid showing or offer, it is worth having an honest conversation about whether the price or condition needs adjustment. I am happy to take a look and give you my real opinion.

The Bottom Line

Both Estacada and Sandy continue to be wonderful places to call home. The market is settling into a more normal rhythm after several years of rapid change. Estacada offers more space, more inventory, and more time for buyers. Sandy offers a tighter market with steady demand and good long-term value. Both communities give you access to nature, trails, rivers, and a quality of life that is hard to beat.

Whether you are just starting to think about a move or you are ready to take the next step, I would love to hear from you. No pressure — just real conversation and real help navigating this market.

More soon.

Stay tuned!