What is the rental yield in Lake Forest, Lake Oswego?

The gross yield in Lake Forest, Lake Oswego is 3.2%. That sits alongside prices about 14% below the city median and 17% above the state median, with prices down 3.3% over the past year. The Red Flag score is 67, walkability is 77, and education is in the 99th percentile.

How have prices changed in Lake Forest over the past year?

Prices in Lake Forest, Lake Oswego are down 3.3% over the past year. The neighborhood is about 14% below the city median and 17% above the state median, with a gross yield of 3.2%. Its walkability is 77, education is in the 99th percentile, and the Red Flag score is 67.

How does Lake Forest compare with Lake Oswego and Oregon?

Lake Forest in Lake Oswego, Oregon is priced about 14% below the city median but 17% above the state median. Gross yield is 3.2%, prices are down 3.3% over the past year, walkability is 77, education is in the 99th percentile, and the Red Flag score is 67.

What should buyers know about risk and livability in Lake Forest?

Lake Forest in Lake Oswego, Oregon has a Red Flag score of 67, which is the main risk signal in the data. Offsetting that, walkability is 77 and education is in the 99th percentile. Prices are about 14% below the city median, 17% above the state median, and gross yield is 3.2%.

Neighborhood

Lake Forest

Lake Oswego, Oregon US

Lake Forest in Lake Oswego, Oregon presents a mixed investment profile: prices are about 14% below the city median but 17% above the state median, with a gross yield of 3.2% and prices down 3.3% over the past year. It combines walkability of 77 and education in the 99th percentile with a Red Flag score of 67, so the main strength is strong school-district test scores while the main risk is the elevated overall risk score.

AI Summary•Updated May 2026

Area

1.96 mi²

ZIP Code

97035

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

$769,771

YoY-3.3%

Gross Rental Yield

3.2%

Listed rent · ZORI annualized

Red Flag Index

High

67 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

99 / 100

Excellent · better than 99% of U.S. districts

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

AI Score

Limited

DistrictScore attractiveness · national model

Lake Forest Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Lake Forest, Lake Oswego.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$769,771	-3.3%
Price / Sq Ft (Verified)	$368/sqft	+6.9%
Asking Rent (Median)	$2,041/mo	-0.7%
Gross Rental Yield	3.2%	—
Liquidity Score	35 / 100	Moderate
Homes Sold (Period)	117	-1.7%

Is Lake Forest Safe? Natural-Hazard Risk

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

Red Flag Breakdown

67 / 100

High Risk

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

Earthquake100Very High

Heat80Very High

Strong Wind80Very High

Flood60High

Wildfire60High

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

Highly walkable neighborhood — score 77/100

Active transaction volume — 117 homes sold last period

Dense amenities — 56 dining & 13 grocery options nearby

Earthquake risk is Very High (100/100)

Heat risk is Very High (80/100)

Insights are generated from Lake Forest's live DistrictScore metrics.

Lake Forest 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; Lake Forest inherits the Oregon figures.

Radon Potential

EPA

Zone 3

Zone 3 — Lowest potential · Lake Forest

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 odor13 nearbyVery High

Point-source screening near Lake Forest: 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 Lake Forest

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

77

Very Walkable

Walkability Score

13

Grocery

56

Dining

5

Schools

0

Universities

10

Hospitals

5

Pharmacies

13

Parks

1

Rail Transit

0

Coworking

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

Lake Forest vs Lake Oswego vs Oregon

How Lake Forest benchmarks against its city and state medians.

Benchmark vs City & State

In Lake Forest, the median sale price sits about 14% below the median for Lake Oswego neighborhoods and about 17% above the statewide median. Gross rental yield is 3.2%, against 2.7% for Lake Oswego neighborhoods and 4.0% statewide. Over the past 12 months, prices fell 3.3%. Transaction liquidity sits above the median for Lake Oswego neighborhoods and above the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Lake Forest	$368/sqft	3.2%	35
Lake Oswego	$429/sqft	2.7%	32
Oregon	$314/sqft	4.0%	32

Unlock the Lake Forest benchmark

Compare Lake Forest against Lake Oswego and Oregon medians — free with a DistrictScore account.

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 Lake Oswego Real-Estate News

New Fed chairman may leave mortgage rates mostly unchanged

Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

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

Altus Group • Jun 18, 2026

Lake Forest Real Estate FAQ

Lake Forest in Lake Oswego, Oregon shows a mixed profile. Prices are about 14% below the city median and 17% above the state median, gross yield is 3.2%, and prices are down 3.3% over the past year. Walkability is 77, education is in the 99th percentile, and the Red Flag score is 67.

Neighborhoods near Lake Forest

Compare Lake Forest with nearby neighborhoods in Lake Oswego.

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