Housing data for Happy Valley, OR
Happy Valley, OR has an estimated 26,738 residents and 9,450 homes (US Census Bureau, 2020–2024 American Community Survey).
It is a city in Clackamas County.
21.1% of households rent.
The median gross rent is $2,029 a month.
Its population grew measurably since 2015–2019 (+27.5%).
Figures last updated on .
- Residents
- 26,738 (±66)
- Housing units
- 9,450 (±359)
- Households that rent
- 21.1%
- Median gross rent
- $2,029
- Residents since 2015–2019
- +27.5%
What stands out in Happy Valley
Homes built before 1980: 12.1% (±3.1 points) in Happy Valley, lower than in Clackamas County (43.6%).
Median real estate taxes: $7,542 (±$403) in Happy Valley, higher than in Clackamas County ($5,171).
Households that moved in since 2020: 33.1% (±4.2 points) in Happy Valley, higher than in Clackamas County (24.1%).
Households that rent: 21.1% (±2.8 points) in Happy Valley, lower than in Clackamas County (29.3%).
- Age of homes in Happy Valley
- Property taxes in Happy Valley
- How long people stay in Happy Valley
- Renters and owners in Happy Valley
Housing in Happy Valley at a glance
- Median rent: $2,029 median gross rent a month
- Rent by bedrooms: $2,112 median gross rent, 2 bedrooms
- Rent burden: 56.9% of renters pay 30% or more of income
- Renters and owners: 21.1% of households rent
- Income and affordability: $122,151 median household income
- Home values: $725,300 median home value
- Homeowner costs: $3,106 median monthly cost with a mortgage
- Property taxes: $7,542 median real estate taxes a year
- Types of homes: 16.9% of homes are in buildings of 5 or more units
- Bedrooms: 80.7% of homes have 3 or more bedrooms
- Age of homes: 12.1% of homes were built before 1980
- Vacancy rate: 4.7% rental vacancy rate (Small sample: wide margin of error)
- Heating fuel: 63.7% heat with utility gas
- Commute and cars: 27.4 minutes average trip to work
- Growth: +27.5% residents since 2015–2019
- How long people stay: 33.1% moved in since 2020
- Crowding and facilities: 2.3% of homes have more than 1 person per room
Happy Valley against Clackamas County, its state and the nation
| Happy Valley | Clackamas County | Oregon | United States | |
|---|---|---|---|---|
| Residents | 26,738 (±66) | 423,975 (exact) | 4,254,293 (exact) | 334,922,499 |
| Housing units | 9,450 (±359) | 174,323 (±195) | 1,857,992 (±637) | 143,775,355 |
| Households that rent | 21.1% (±2.8 points) | 29.3% (±0.8 points) | 36.7% (±0.4 points) | 34.8% |
| Median gross rent | $2,029 (±$144) | $1,758 (±$23) | $1,525 (±$10) | $1,413 |
| Median household income | $122,151 (±$9,243) | $103,517 (±$1,974) | $83,011 (±$573) | $80,734 |
| Median home value | $725,300 (±$27,577) | $611,000 (±$5,326) | $477,600 (±$1,400) | $332,700 |
| Median real estate taxes (a year) | $7,542 (±$403) | $5,171 (±$96) | $3,876 (±$17) | $3,119 |
| Built before 1980 | 12.1% (±3.1 points) | 43.6% (±1.2 points) | 49.1% (±0.4 points) | 49.7% |
| Average commute | 27.4 minutes (±2.3) | 26.5 minutes (±0.4) | 23.0 minutes (±0.2) | 26.4 minutes |
| Households with broadband | 95.7% (±1.8 points) | 94.0% (±0.6 points) | 92.4% (±0.2 points) | 91.0% |
| Median age of residents | 39.0 years (±1.6) | 42.3 years (±0.2) | 40.4 years (±0.2) | 38.9 years |
Happy Valley covers 11.9 square miles of land, about 2,246 residents per square mile (Census Bureau Gazetteer).
How Happy Valley has changed since 2015–2019
| 2015–2019 | 2020–2024 | Amount of change | Verdict | |
|---|---|---|---|---|
| Residents | 20,971 (±39) | 26,738 (±66) | +27.5% | Measurable increase |
| Housing units | 7,155 (±310) | 9,450 (±359) | +32.1% | Measurable increase |
| Median gross rent | $1,598 (±$112) | $2,029 (±$144) | +27.0% | No measurable change after inflation |
| Median home value | $508,400 (±$23,134) | $725,300 (±$27,577) | +42.7% | Up after inflation |
| Median household income | $125,676 (±$4,988) | $122,151 (±$9,243) | −2.8% | Down after inflation |
| Median owner cost with a mortgage | $2,494 (±$115) | $3,106 (±$107) | +24.5% | No measurable change after inflation |
| Median real estate taxes | $5,986 (±$152) | $7,542 (±$403) | +26.0% | No measurable change after inflation |
| Households that rent | 15.8% (±2.6 points) | 21.1% (±2.8 points) | +5.3 percentage points | Measurable increase |
| Rental vacancy rate | 0.0% (±3.1 points) | 4.7% (±5.2 points) | +4.7 percentage points | Not a measurable change |
The Census Bureau publishes 2015–2019 dollars in 2019 dollars and 2020–2024 dollars in 2024 dollars.
Prices (the CPI-U, US Bureau of Labor Statistics) rose 22.7% between 2019 and 2024, so a dollar figure’s verdict compares the two after raising the earlier one by that much, using the Census Bureau’s test for a difference.
The two periods do not overlap, as the Census Bureau recommends for 5-year estimates.
ZIP codes in Happy Valley
| ZIP code | Share of the ZIP’s land in this place | Residents | Median gross rent | Median home value | Median household income |
|---|---|---|---|---|---|
| 97086 | 68% | 34,567 | $1,746 | $697,400 | $102,359 |
| 97015 | 25% | 24,433 | $1,835 | $527,800 | $87,333 |
| 97089 | 11% | 15,101 | $2,605 | $633,600 | $123,689 |
A ZIP code is a mail route rather than a boundary, so the Census Bureau publishes figures for ZIP Code Tabulation Areas built from census blocks; the share column says how much of each one’s land lies in this place.
Places near Happy Valley
| Place | Distance | Median gross rent | Median home value | Households that rent |
|---|---|---|---|---|
| Damascus | 3.2 mi | $2,654 | $653,100 | 9.5% |
| Johnson City | 3.9 mi | — | $87,800 | 2.7% |
| Oatfield | 4.4 mi | $1,786 | $569,000 | 14.8% |
| Gladstone | 5.3 mi | $1,740 | $480,700 | 35.4% |
| Milwaukie | 5.5 mi | $1,598 | $505,100 | 39.2% |
| Gresham | 5.7 mi | $1,586 | $458,700 | 44.2% |
| Jennings Lodge | 5.9 mi | $1,669 | $462,100 | 44.6% |
| Oak Grove | 6.3 mi | $1,744 | $515,700 | 35.3% |
Places in Oregon most like Happy Valley
| Place | Median gross rent | Median home value | Median household income | Households that rent |
|---|---|---|---|---|
| Sherwood | $2,131 | $602,100 | $109,966 | 27.7% |
| Bull Mountain | $1,931 | $696,600 | $165,426 | 16.7% |
| West Linn | $2,116 | $770,200 | $146,507 | 17.3% |
| Sandy | $1,861 | $470,300 | $108,984 | 25.3% |
| Bethany | $2,245 | $751,700 | $167,735 | 33.6% |
| Cedar Mill | $1,882 | $878,300 | $164,079 | 22.9% |
Matched on rent, home value, income, the share who rent, the age of the homes, the share in apartment buildings and the commute, each measured against the spread across Oregon.
HUD Fair Market Rent for Happy Valley, fiscal year 2027
| Studio | 1 bedroom | 2 bedrooms | 3 bedrooms | 4 bedrooms |
|---|---|---|---|---|
| $1,527 | $1,633 | $1,878 | $2,550 | $3,069 |
HUD income limits for Happy Valley, fiscal year 2026
| Household size | Extremely low (30%) | Very low (50%) | Low (80%) |
|---|---|---|---|
| 1 person | $26,950 | $44,950 | $71,900 |
| 2 people | $30,800 | $51,350 | $82,150 |
| 3 people | $34,650 | $57,750 | $92,400 |
| 4 people | $38,500 | $64,150 | $102,650 |
| 5 people | $41,600 | $69,300 | $110,900 |
| 6 people | $44,700 | $74,450 | $119,100 |
| 7 people | $50,040 | $79,550 | $127,300 |
| 8 people | $55,720 | $84,700 | $135,500 |
These are the limits HUD sets for its housing programs in the Portland-Vancouver-Hillsboro, OR-WA MSA, where HUD’s median family income for fiscal year 2026 is $128,300.
A program can use its own limits; tax-credit and local programs often do.
Survey years: 2020–2024 (American Community Survey 5-year estimates), compared with 2015–2019.
Margins of error are at the 90% confidence level.
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Questions about Happy Valley
What is the average rent in Happy Valley, OR?
The Census Bureau publishes the median rather than the average: the median gross rent in Happy Valley is $2,029 (±$144) a month (2020–2024 American Community Survey), so half of renting households pay less and half pay more.
How much is a one-bedroom apartment in Happy Valley?
The median gross rent for a one-bedroom home in Happy Valley, OR is $1,761 (±$48) a month (2020–2024 American Community Survey).
Are renters in Happy Valley rent-burdened?
56.9% of renting households in Happy Valley pay 30% or more of their income in gross rent, the share housing researchers usually call rent-burdened (2020–2024 American Community Survey).
How many renters are there in Happy Valley?
Happy Valley has an estimated 1,896 (±280) renting households, 21.1% of its occupied homes (2020–2024 American Community Survey).
What is the median household income in Happy Valley?
The median household income in Happy Valley is $122,151 (±$9,243) a year (2020–2024 American Community Survey).
What is the average home value in Happy Valley, OR?
The Census Bureau publishes the median: $725,300 (±$27,577) for owner-occupied homes in Happy Valley (2020–2024 American Community Survey).
Is Happy Valley growing?
In Happy Valley, the number of residents went from 20,971 in 2015–2019 to 26,738 in 2020–2024 (+27.5%), a measurable increase.
What ZIP codes are in Happy Valley?
The ZIP codes that cover Happy Valley are 97086, 97015, 97089.
What is the median rent in ZIP code 97086?
The median gross rent in ZIP Code Tabulation Area 97086 is $1,746 (±$92) a month (2020–2024 American Community Survey).
Sources
- Demographic and Housing Estimates (DP05), 2020–2024 ACS 5-year estimates — Happy Valley city, Oregon
- Selected Housing Characteristics (DP04), 2020–2024 ACS 5-year estimates — Happy Valley city, Oregon
- Selected Economic Characteristics (DP03), 2020–2024 ACS 5-year estimates — Happy Valley city, Oregon
- Median Real Estate Taxes Paid by Mortgage Status (B25103), 2020–2024 ACS 5-year estimates — Happy Valley city, Oregon
- Selected Social Characteristics (DP02), 2020–2024 ACS 5-year estimates — Happy Valley city, Oregon
- Total Population (B01003), 2015–2019 ACS 5-year estimates — Happy Valley city, Oregon
- Median Gross Rent (B25064), 2015–2019 ACS 5-year estimates — Happy Valley city, Oregon
- HUD Fair Market Rents, fiscal year 2027: Portland-Vancouver-Hillsboro, OR-WA MSA
- HUD Income Limits, fiscal year 2026: Portland-Vancouver-Hillsboro, OR-WA MSA
- US Census Bureau, American Community Survey 2020–2024 5-year estimates for ZIP Code Tabulation Areas
- Consumer Price Index for All Urban Consumers (CPI-U), US city average, all items, US Bureau of Labor Statistics: annual averages 2019 and 2024
- US Census Bureau, 2024 Gazetteer Files
To check these figures in the Census Bureau’s own API, request the variables below from the 2024 ACS 5-year data profile (acs/acs5/profile) for Happy Valley city, Oregon (place:32050, in state:41).
Each estimate (E or PE) has a margin of error beside it (M or PM).
The 2015–2019 figures are B01003_001E, B01003_001M, B25064_001E, B25064_001M from the 2019 release.
The API needs a free key.
DP05_0001E, DP05_0001M, DP04_0001E, DP04_0001M, DP04_0047PE, DP04_0047PM, DP04_0134E, DP04_0134M, DP03_0062E, DP03_0062M, DP04_0089E, DP04_0089M
This product uses the Census Bureau Data API but is not endorsed or certified by the Census Bureau.
Figures are published by the US Census Bureau, HUD, the Bureau of Labor Statistics and the FBI; Seayora reproduces them and does not adjust them, except where a sentence says it compares dollar figures after inflation. They describe the whole place, not any one building or street, and are not an appraisal, a rent determination, a tax bill, a safety rating or legal advice.
Figures last updated on .