How does Hillendale compare with Oregon City and Oregon?

Hillendale, Oregon City, Oregon is priced in line with Oregon City and about 2% above Oregon. It has a gross yield of 3.8% and a Red Flag score of 64. Walkability is 80, while education is in the 57th percentile.

What should buyers know about walkability and education in Hillendale, Oregon City, Oregon?

Hillendale, Oregon City, Oregon has walkability of 80 and education in the 57th percentile. That indicates strong accessibility and a neutral school-district test-score percentile. Gross yield is 3.8%, and prices are up 9.5% over the past year.

Neighborhood

Hillendale

Oregon City, Oregon US

Hillendale, Oregon City, Oregon has a steady investment profile: pricing is in line with Oregon City and about 2% above Oregon, with a gross yield of 3.8% and prices up 9.5% over the past year. The neighborhood posts a walkability of 80 and education in the 57th percentile. A Red Flag score of 64 suggests a moderate risk backdrop, while walkability is a clear strength in the data.

AI Summary•Updated May 2026

Area

1.05 mi²

ZIP Code

97045

County

Clackamas County

State

Oregon

Redfin — median sale & volumeZillow ZORI — asking rentFEMA National Risk Index v1.20OpenStreetMap — POIFBI UCR — state crimeEPA — radon zonesEPA FRS / BTS — hazard screeningUS Census ACS / TIGER 2024

Verified Price · Median Sale

$601,321

YoY+9.5%

Gross Rental Yield

3.8%

Listed rent · ZORI annualized

Red Flag Index

High

64 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

57 / 100

Good · better than 57% of U.S. districts

Pre-pandemic SEDA (2018/19) · district proxy

AI Score

Fair

DistrictScore attractiveness · national model

Hillendale Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Hillendale, Oregon City.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$601,321	+9.5%
Price / Sq Ft (Verified)	$320/sqft	+2.8%
Asking Rent (Median)	$1,905/mo	-2.4%
Gross Rental Yield	3.8%	—
Liquidity Score	42 / 100	Moderate
Homes Sold (Period)	169	+11.2%

Is Hillendale Safe? Natural-Hazard Risk

FEMA National Risk Index composite across eight hazards, plus inherited Oregon crime context.

Red Flag Breakdown

64 / 100

High Risk

Composite is weighted by expected impact — frequent low-damage hazards (hail, wind) weigh less than flood or wildfire.

Earthquake100Very High

Heat100Very High

Strong Wind80Very High

Wildfire60High

Flood40Moderate

Tornado40Moderate

Hail40Moderate

Hurricanen/an/a

7/8 hazards scored · FEMA NRI v1.20

Crime (state-level): Oregon averaged 27.2 crimes and 3.3 violent per 1,000 residents (-6.9% YoY) in 2024(FBI UCR). Compare the state to the country, not states as a ranking — full Safety & Crime data lives on the state page.

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Tract-level hazard heatmap & parcel detail with Pro

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See all eight FEMA hazard scores — free with a DistrictScore account.

What Stands Out AI Insight

Appreciating market — +9.5% sale-price YoY

Highly walkable neighborhood — score 80/100

Active transaction volume — 169 homes sold last period

Earthquake risk is Very High (100/100)

Heat risk is Very High (100/100)

Insights are generated from Hillendale's live DistrictScore metrics.

Hillendale Environment & Safety

Satellite PM2.5 air-quality history, FBI UCR crime trend (Oregon-level, the finest official aggregation), EPA radon potential and point-source hazard screening.

Oregon Crime Trend

FBI UCR

20132024

All crimes / 1k

Violent / 1k

Year	Crimes / 1k	Violent / 1k	YoY
2024	27.2	3.3	-6.9%
2023	29.3	3.3	-10.8%
2022	33.0	3.5	+8.4%
2021	30.3	3.4	+3.1%
2020	29.5	2.9	-3.7%
2019	30.8	2.9	—

Reported at the state level — the finest official US crime aggregation; Hillendale inherits the Oregon figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Hillendale

EPA radon zones estimate indoor radon potential county-wide (Zone 1 highest, Zone 3 lowest). Testing is recommended in all zones.

Environmental Hazards

EPA / BTS

Industrial odor1 nearbyHigh

Point-source screening near Hillendale: EPA Superfund National Priorities List & Facility Registry (2026), BTS aviation noise (2020, 24-hour average level). Superfund shows distance to the nearest listed site; odor shows detected sources within the screening radius. Only detected sources are listed; the bar shows severity vs. all U.S. neighborhoods.

Walkability & Amenities in Hillendale

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

80

Very Walkable

Walkability Score

5

Grocery

17

Dining

2

Schools

0

Universities

3

Hospitals

5

Pharmacies

3

Parks

0

Rail Transit

0

Coworking

POI counts are amenities within Hillendale's boundary plus a 400 m walk buffer. Rail transit excludes bus stops.

Hillendale vs Oregon City vs Oregon

How Hillendale benchmarks against its city and state medians.

Benchmark vs City & State

Across Hillendale, the median sale price sits in line with the median for Oregon City neighborhoods and in line with the statewide median. Gross rental yield is 3.8%, against 3.8% for Oregon City neighborhoods and 4.0% statewide. Over the past 12 months, prices rose 9.5%. Transaction liquidity sits in line with the median for Oregon City neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Hillendale	$321/sqft	3.8%	42
Oregon City	$321/sqft	3.8%	42
Oregon	$314/sqft	4.0%	32

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Buying Property in the US as a Foreigner

Federal & Oregon tax facts for non-resident buyers, plus the latest local market news.

Buying as a Foreigner

US Tax & Ownership

Applies to everyone7

Capital Gains (Federal)

Long-term capital gains taxed federally at 0/15/20%, plus a 3.8% Net Investment Income Tax on higher incomes (2026).

Property Tax

Property tax: ~0.79% average effective rate (statewide average; set and collected locally).

State Income Tax

State income tax up to 9.9%; rental income is taxed at these rates.

State Capital Gains

Capital gains are taxed as ordinary income at state rates.

Transfer Tax

Real estate transfer tax: none statewide (except Washington County).

Assessment Cap

Measure 50 limits assessed value; it does not reset to market value on sale.

Mansion Tax / Rent Control

Statewide rent control caps annual rent increases at 7%+CPI (SB 608); no mansion tax.

US citizens & tax residents7

Primary-Home Exclusion

Selling your main home: exclude up to $250k of gain (single) / $500k (married) if you owned and lived there 2 of the last 5 years.

1031 Like-Kind Exchange

A 1031 like-kind exchange defers capital gains tax on investment property; 45 days to identify, 180 to close. Real estate only.

Depreciation Recapture

Residential rentals depreciate over 27.5 years; on sale, recaptured depreciation is taxed up to 25% (Section 1250).

Mortgage Interest Deduction

Mortgage interest is deductible on up to $750k of home debt. The SALT cap rose to $40,000 for 2025-2029 (reverts to $10k in 2030).

Opportunity Zones

Opportunity Zones are now permanent (2025): reinvested capital gains get deferral plus a basis step-up, and are tax-free after 10 years.

Rental Income (Resident)

Rental income is reported on Schedule E; passive-loss rules (Section 469) limit deducting rental losses against other income.

1031 State Conformity

Conforms to 1031 but tracks deferred in-state gain after an out-of-state exchange.

Foreign buyers (non-residents)5

FIRPTA (Foreign Sellers)

FIRPTA: the buyer withholds 15% of the gross sale price when a nonresident sells US property. It is an advance deposit, not the final tax.

Non-Resident Capital Gains

Nonresident sellers pay US capital gains tax (generally 15-20%) on the net gain via Form 1040-NR; FIRPTA withholding is credited.

Non-Resident Rental Tax

Nonresident rental income is taxed at 30% of gross by default, or on net income at graduated rates via a Section 871(d) election (W-8ECI).

Estate Tax (Non-Resident)

Nonresidents get only a $60,000 US estate-tax exemption (vs $13.99M for residents); US property above it is taxed up to 40%. Treaties may help.

ITIN Requirement

Nonresidents without an SSN need an ITIN (Form W-7) to file US tax returns, claim FIRPTA refunds, and report rental income.

Talk to a US real-estate tax advisor

FIRPTA, ITIN & Oregon property-tax guidance for foreign buyers

Latest Oregon City Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

Household real estate wealth hits record $48.7 trillion

Eye On Housing • Jun 18, 2026

U.S. commercial property prices hit record as deal patterns shift

Altus Group • Jun 18, 2026

Hillendale Real Estate FAQ

Hillendale, Oregon City, Oregon shows a steady profile in the numbers. Pricing is in line with Oregon City and about 2% above Oregon, gross yield is 3.8%, and prices are up 9.5% over the past year. The Red Flag score is 64.

Neighborhoods near Hillendale

Compare Hillendale with nearby neighborhoods in Oregon City.

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