The Tigard and Tualatin housing market in 2025 marked a return to balance and strategy. While buyers remained active, the pace and mindset of the market shifted. Gone were the days when nearly every home sold quickly regardless of condition. Instead, buyers became more selective, carefully weighing price, condition, and long-term affordability before making decisions.
Across the Portland-Metro area, overall activity showed modest improvement compared to 2024, reflecting steady demand in a more measured market. This shift rewarded preparation rather than urgency, particularly for sellers who took time to price and position their homes correctly.
Interest rates continued to influence buyer behavior throughout 2025. With borrowing costs still elevated, buyers were far less willing to take on homes that required immediate repairs or renovations. Move-in-ready properties consistently attracted stronger interest, while homes with deferred maintenance often sat longer or required price adjustments to regain attention.
Negotiations also looked different than those in recent years. Buyer requests for seller-paid closing costs became common again, signaling a shift in leverage. Buyers felt stretched by higher prices and interest rates, making financial concessions a frequent part of the conversation.
Pricing accuracy played a critical role in 2025 outcomes. Homes that entered the market priced too aggressively often lingered and ultimately required reductions. Regionally, the average sale price in November was $599,700, with homes taking an average of 72 days to secure an accepted offer.
Locally, Tigard and Wilsonville performed slightly stronger than the broader metro area. The year-to-date average sale price reached $649,300, reflecting continued stability in home values as the market normalized. Sellers who aligned pricing with current conditions and invested in preparation saw solid results.
The encouraging takeaway from 2025 is that a more balanced market benefits both sides. Buyers gained time to make informed decisions, while sellers who focused on presentation, condition, and pricing still found success.
What to Expect in 2026
Looking ahead, 2026 is expected to build on this more stable foundation. Gradual improvements in affordability may occur as interest rates ease, bringing more move-up sellers back into the market. Buyer demand will remain strongest for homes that feel fresh, updated, and well cared for.
Negotiation will continue to be part of the process, particularly around closing costs and repairs. While the extreme bidding wars of recent years are unlikely to return, thoughtful preparation and smart pricing will remain key.
Homes that are clean, updated, and priced realistically from day one will continue to sell the fastest. In a balanced market, experience, strategy, and local insight make all the difference.
