I’m Lauren Perreault, Principal Broker at Fiv Realty. With an engineering background, I analyze housing data using rolling averages instead of reacting to weekly noise. If the market is truly shifting, the data will show it early.
This week 30-year fixed conventional rates at OnPoint Federal Credit Union are 5.875% with 0.125% points. Rates are steady compared to last week, which is providing behavioral stability in the market.
Using 12-week rolling averages stepped week-by-week, here is what we see across Washington, Multnomah, Clackamas, and Clark counties.
Inventory is running approximately 9% higher than the same rolling period last year. Active listings continue to build seasonally, but the build rate is slightly stronger than 2025 at this time.
Demand, measured by new pending sales, is running about 3% above the same rolling window last year. That is positive, but it is not keeping pace with supply growth.
This imbalance is creating mild downward pricing pressure. The rolling median sale price is down roughly 2–3% year-over-year. Weekly price comparisons may show sharper swings, but those are influenced by property mix and are not trend indicators.
Days on market continues to lengthen gradually. Sellers are taking longer to secure contracts compared to early 2025. Price reductions are elevated relative to last year, confirming that sellers are adjusting expectations.
Sale-to-list ratios remain strong for well-priced homes, indicating that buyer demand still exists — it is simply more selective.
Strategically, buyers benefit from increased negotiating power and more selection. Sellers must prioritize precision pricing and early momentum. Move-up households experience improved trade flexibility compared to last year.
Seasonally, February inventory growth is normal. The distinction this year is that supply growth is outpacing demand growth slightly, shifting leverage modestly toward buyers.
At present, the market is balanced with mild softening pressure. A sustained drop in mortgage rates would likely accelerate demand. A rise in rates would amplify current softness.
If you’re considering buying or selling in Portland Metro and Clark County, WA, strategic positioning matters more than ever.This week 30-year fixed conventional rates at OnPoint Federal Credit Union are 5.875% with 0.125% points. Rates are steady compared to last week, which is providing behavioral stability in the market.
Using 12-week rolling averages stepped week-by-week, here is what we see across Washington, Multnomah, Clackamas, and Clark counties.
Inventory is running approximately 9% higher than the same rolling period last year. Active listings continue to build seasonally, but the build rate is slightly stronger than 2025 at this time.
Demand, measured by new pending sales, is running about 3% above the same rolling window last year. That is positive, but it is not keeping pace with supply growth.
This imbalance is creating mild downward pricing pressure. The rolling median sale price is down roughly 2–3% year-over-year. Weekly price comparisons may show sharper swings, but those are influenced by property mix and are not trend indicators.
Days on market continues to lengthen gradually. Sellers are taking longer to secure contracts compared to early 2025. Price reductions are elevated relative to last year, confirming that sellers are adjusting expectations.
Sale-to-list ratios remain strong for well-priced homes, indicating that buyer demand still exists — it is simply more selective.
Strategically, buyers benefit from increased negotiating power and more selection. Sellers must prioritize precision pricing and early momentum. Move-up households experience improved trade flexibility compared to last year.
Seasonally, February inventory growth is normal. The distinction this year is that supply growth is outpacing demand growth slightly, shifting leverage modestly toward buyers.
At present, the market is balanced with mild softening pressure. A sustained drop in mortgage rates would likely accelerate demand. A rise in rates would amplify current softness.
If you’re considering buying or selling in Portland Metro and Clark County, WA, strategic positioning matters more than ever.