Portland Metro Real Estate Market Update: Week of March 23–29, 2026

What does the Portland Metro real estate market look like for the week of March 23–29, 2026 — and what does it mean if you’re thinking about buying or selling right now?

TL;DR: Supply is building at a healthy seasonal pace and buyer demand is absorbing it almost as fast as it arrives. Average sale price is up 5.5% year over year. Sellers pricing correctly at listing are getting asking price. Rates dipped for the first time in four weeks — encouraging, but not yet a reversal.

Heading into spring, the Portland Metro and Clark County real estate market is behaving the way a well-functioning, balanced market should. Inventory is climbing, buyer activity is climbing with it, and price appreciation is steady rather than volatile. If you’ve been waiting for the market to break decisively in one direction or the other, the data this week doesn’t give you that story. What it gives you instead is a roadmap for strategy — and the clearest message is that pricing discipline and preparation are the deciding factors right now.

Why Rolling Averages Are the Foundation of This Analysis

Before getting into this week’s figures, it’s worth explaining the analytical lens I use, because it changes how every number reads. My primary tool is the 12-week rolling average. Each week, I take the most recent 12 weeks of data, calculate the average, and track how that trend line moves over time. Then I compare it to the rolling average from the same 12-week window one year ago.

Why not just report this week’s number? Because real estate data is inherently noisy. A storm, a holiday, a mortgage rate spike, a cluster of delayed closings — any of those can make one week look dramatically different from the real underlying trend. I spent years in aerospace manufacturing before becoming a Realtor, and this is how we tracked process variation: individual readings are inputs; the trend line is the truth. When I describe where this market is heading, I’m talking about what the rolling averages show — not what happened on one Tuesday.

Interest Rates: The First Decrease in Four Weeks

OnPoint Federal Credit Union is offering the 30-year fixed conventional loan at 6.125% this week, with 0.500 points and an APR of 6.342%. That’s a reduction of 0.125 percentage points from last week’s 6.250% — the first decline after four consecutive weekly increases.

The rate trajectory since mid-February tells the broader story: 5.625% — 5.625% — 5.625% — 5.875% — 6.000% — 6.250% — 6.125%. Buyers who were getting pre-approved at 5.625% in February are now shopping at 6.125%. On a $600,000 loan, that difference translates to roughly $45 more per month — real money in terms of qualifying power and budget comfort. This week’s dip is welcome. It is not yet a trend reversal, and buyers should plan around the mid-sixes for now.

We currently have seven weeks of OnPoint rate history in our tracking file, which isn’t yet enough to calculate a meaningful 12-week rolling rate average. As that data builds over the coming weeks, we’ll begin reporting the rate trend alongside the weekly figure.

Supply: Normal Spring Inventory Build Is Underway

Active listings came in at 6,148 this week, up from 5,558 the same week last year — a year-over-year increase of 10.7%. That is entirely consistent with normal spring inventory build. We bottomed out in the low 5,000s over the winter and have been climbing steadily since January. The faucet is open, and it’s flowing at a healthy spring volume.

New listings this week were 550. The 12-week rolling average for new listings is 571 per week, compared to a rolling average of 488 at this same point in 2025. That’s a 17.1% year-over-year increase in the rate of new supply entering the market. Sellers are returning in meaningfully larger numbers than last spring.

For buyers, that means more homes to evaluate. For sellers, it means more competition — and more reason to price and present strategically rather than relying on scarcity to close the gap.

Demand: Buyers Are Absorbing the Inventory

Here’s where the supply story gets its essential context. New pending sales this week came in at 664, compared to 550 new listings. More homes went under contract this week than came onto the market. Think of it this way: the faucet filling the bathtub and the drain are running at nearly the same rate — and the drain has been winning most weeks.

The 12-week rolling average for new pending sales is 593 per week, up 11.0% year over year from 534. Total pending sales stand at 3,223, with a rolling average of 2,752 — up 2.9% from the same period last year.

The supply-to-demand ratio — active listings divided by total pending sales — is 1.91 this week, compared to 1.80 the same week last year. A ratio below 2.0 generally reflects a market that favors sellers. Inventory is up, but demand has grown nearly as fast. The scales haven’t tipped toward buyers.

Price Performance: Steady and Orderly

Average sale price this week is $626,587, up 5.5% from $594,051 the same week last year. Median sale price is $552,900, up 4.3% from $530,000 a year ago. Those are healthy, sustainable appreciation numbers — not a frenzy, and not a correction.

The 12-week rolling average for average price is $609,031, compared to $613,194 a year ago — running very slightly below last year’s rolling pace. The rolling median is $538,690 versus $550,679 last year. The market is producing strong individual-week price readings, but the smoothed trend is operating in orderly territory.

March month-to-date data confirms the picture: average sale price of $627,359 on 1,939 transactions, versus $606,515 on 1,888 transactions in March 2025 — a 3.4% year-over-year gain fully consistent with the weekly trend.

The Seller Metric That Deserves More Attention

Most sellers focus on one sale-to-list ratio. There are actually two, and they tell different stories.

The first is sold price as a percentage of final asking price — this week, 99.79% on average and exactly 100.00% at the median. Sellers who price correctly at listing are getting full asking price.

The second is sold price as a percentage of original asking price — this week, 97.05%, up from 94.47% the same week last year. This figure captures the total discount the market required to close the deal, including all price reductions along the way. That nearly three-point year-over-year improvement means sellers are getting smarter about right-pricing from day one. On a $600,000 home, the difference between 94.47% and 97.05% is approximately $15,000 in net proceeds.

This week there were 567 price reductions across Washington, Multnomah, Clackamas, and Clark counties, of which 265 were reductions of $15,000 or more. Compared to 564 reductions the same week last year, we’re essentially flat year over year — and dramatically lower than the 850–1,000 per week levels we saw in late 2024. Sellers who are cutting today are the ones who didn’t price correctly to begin with.

Pricing discipline is not a concession. It is a strategy that produces better outcomes.

Days on Market: What the Gap Between Average and Median Is Telling You

Average days on market is 71 this week, up from 65 the same week last year. The 12-week rolling average is 73.7 days, up 6.8% from the rolling average of 69.0 a year ago. By that measure, the typical transaction is taking somewhat longer than last spring.

Median days on market tells a different story: 28 days this week, down from 31 the same week last year.

The gap between average DOM (71) and median DOM (28) is the most telling data point in this section. The market is bifurcating. Well-priced, well-presented homes in high-demand locations are going under contract in about four weeks. Overpriced homes, homes needing significant work, and homes in softer micro-markets are sitting — and those extended timelines pull the average up. The typical transaction in Portland Metro right now takes about a month. That is not a slow market.

If your home has been on the market for 60, 90, or more days without serious buyer activity, the market is not broken. The pricing strategy needs to be re-evaluated.

What This Means for Buyers, Sellers, and Move-Up Households

• If you’re a buyer: You have more inventory to work with than you did a year ago, and this week’s small rate relief helps at the margin. The window of relative balance we’re in — more selection than 2022 or 2023, with prices not falling — is a genuine opportunity. The data does not support waiting for a crash. The right home with the right strategy is findable right now.

• If you’re a seller: The market rewards sellers who price correctly at listing. The original asking price ratio says it directly: 97.05% for those who do it right, meaningfully less for those who reach above market and then reduce. Spring demand is here. Position yourself to capture it.

• If you’re a move-up or move-down buyer: You’re operating in the same market on both sides of the transaction. If motivated buyers compete for your current home, you’ll be competing for your next one in the same environment. Work with an advisor who can structure both sides strategically — that is exactly what we do at Fiv Realty.

Frequently Asked Questions

Is the Portland Metro real estate market slowing down in 2026?

Not according to the data. New pending sales outpaced new listings the week of March 23–29, 2026, and the 12-week rolling average for buyer demand is up 11% year over year. Average sale prices are up 5.5%. Active listings are higher than last year, but demand is absorbing the additional supply almost as fast as it arrives.

Why is average days on market increasing while median days on market is decreasing?

Average days on market is sensitive to outliers — overpriced homes that sit for months before finally closing. Median days on market tells you what the typical transaction looks like. When average DOM is 71 but median DOM is only 28, the market is bifurcating: well-priced homes sell quickly, while incorrectly priced homes drag the average up. The gap between those two numbers is one of the clearest signals about pricing discipline in a given market.

What are mortgage rates in Portland in late March 2026?

As of March 31, 2026, OnPoint Federal Credit Union is offering a 30-year fixed conventional rate of 6.125%, with 0.500 points and an APR of 6.342%. This is down from 6.250% the prior week — the first rate decrease after four consecutive weekly increases beginning in late February.

Should buyers wait for home prices to drop in Portland before purchasing?

The current data does not support a near-term price decline. Rolling average prices are running slightly below last year’s pace — orderly rather than escalating — but demand remains strong and supply is not overwhelming the market. Sellers are still achieving asking price or close to it. Waiting for a correction the data doesn’t indicate carries its own cost, including the risk that rates don’t cooperate when and if prices soften.

How can I tell if my Portland home is priced correctly?

The market is providing a clear signal this week: homes priced correctly at listing are closing at 100% of asking price at the median. Homes that required price reductions averaged 97.05% of original asking — a nearly three-point drag compared to getting it right on day one. On a $600,000 home, that’s roughly $15,000 in net proceeds left on the table. If your home has been active for more than 30–40 days without serious offers, pricing is almost certainly the variable to address.

Conclusion

The Portland Metro and Clark County real estate market in late March 2026 is operating in disciplined balance. Supply is growing at a normal seasonal rate, buyer demand is absorbing it, prices are appreciating steadily without overheating, and the sellers achieving the best results are those who treat pricing as a strategic decision rather than an opening position. For buyers, the opportunity is real. For sellers, the spring window is open — but only for those who come to market prepared.

For the full data, charts, and video walkthrough of this week’s analysis, visit PDXHomesforSale.com or watch on YouTube at LaurenPerreaultRealtorPDX. To search active listings across Washington, Multnomah, Clackamas, and Clark counties, visit PDXHomesforSale.net. Questions about buying, selling, or investing? Reach me directly at lauren@PDXHomesforSale.com or 503-683-1885.

By Lauren Perreault, REALTOR®, Managing Principal Broker in PDX Portland Metropolitan Area | Fiv Realty Co | Oregon & Washington 2175 NW Raleigh St, Suite 110, Office 2084, Portland, OR 97210 1220 Main Street, Suite 400, Office 455, Vancouver, WA 98660 503-683-1885 | PDXHomesforSale.com