How has home value changed in Southwest Hills, Portland, Oregon over the past year?

Home values in Southwest Hills, Portland, Oregon are down 6.3% over the past year. Pricing is in line with Portland and about 5% above Oregon, while gross yield is 3.5. The Red Flag score is 51, with walkability of 77 and education in the 66th percentile.

How does Southwest Hills, Portland, Oregon compare to Portland and Oregon?

Southwest Hills, Portland, Oregon is priced in line with Portland and about 5% above Oregon. It also shows a gross yield of 3.5 and a 6.3% decline over the past year. The Red Flag score is 51, with walkability of 77 and education in the 66th percentile.

What are the main market signals for Southwest Hills, Portland, Oregon?

The main signals in Southwest Hills, Portland, Oregon are a 3.5 gross yield, prices down 6.3% over the past year, and a Red Flag score of 51. Walkability is 77, and education is in the 66th percentile. Pricing is in line with Portland and about 5% above Oregon.

Neighborhood

Southwest Hills

Portland, Oregon US

Southwest Hills, Portland, Oregon presents a premium-but-softening profile with pricing in line with Portland and about 5% above Oregon, a gross yield of 3.5, and prices down 6.3% over the past year. The neighborhood carries a Red Flag score of 51, with walkability of 77 and education in the 66th percentile. The main strength is the strong walkability; the main risk is the weaker price trend and the 51 Red Flag score.

AI Summary•Updated May 2026

Area

2.93 mi²

ZIP Code

97221

County

Multnomah 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

$817,257

YoY-6.3%

Gross Rental Yield

3.5%

Listed rent · ZORI annualized

Red Flag Index

Moderate

51 / 100

Walkability Score

Very Walkable

OpenStreetMap POI density · national percentile

Education Score

66 / 100

Good · better than 66% of U.S. districts

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

AI Score

Fair

DistrictScore attractiveness · national model

Southwest Hills Property Prices & Rental Yield

Verified Redfin sale data and Zillow ZORI asking rent for Southwest Hills, Portland.

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Market Economics Snapshot

May 2026

Metric	Value	YoY
Median Sale Price	$817,257	-6.3%
Price / Sq Ft (Verified)	$331/sqft	+5.0%
Asking Rent (Median)	$2,379/mo	+23.5%
Gross Rental Yield	3.5%	—
Liquidity Score	23 / 100	Low
Homes Sold (Period)	49	-19.7%

Is Southwest Hills Safe? Natural-Hazard Risk

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

Red Flag Breakdown

51 / 100

Moderate Risk

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

Earthquake100Very High

Wildfire60High

Flood40Moderate

Heat40Moderate

Strong Wind40Moderate

Tornado20Low

Hail20Low

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 — 49 homes sold last period

Dense amenities — 36 dining & 9 grocery options nearby

Earthquake risk is Very High (100/100)

Insights are generated from Southwest Hills's live DistrictScore metrics.

Southwest Hills 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; Southwest Hills inherits the Oregon figures.

Radon Potential

EPA

Zone 2

Zone 2 — Moderate potential · Southwest Hills

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 odor12 nearbyVery High

Point-source screening near Southwest Hills: 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 Southwest Hills

Amenity density and pedestrian access from OpenStreetMap points of interest.

Walkability & Amenities

OpenStreetMap POI

77

Very Walkable

Walkability Score

9

Grocery

36

Dining

6

Schools

1

Universities

2

Hospitals

0

Pharmacies

14

Parks

11

Rail Transit

0

Coworking

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

Southwest Hills vs Portland vs Oregon

How Southwest Hills benchmarks against its city and state medians.

Benchmark vs City & State

In Southwest Hills, the median sale price sits in line with the median for Portland neighborhoods and about 5% above the statewide median. Gross rental yield is 3.5%, against 3.5% for Portland neighborhoods and 4.0% statewide. Over the past 12 months, prices fell 6.3%. Transaction liquidity sits below the median for Portland neighborhoods and below the statewide median.

Area	Median / Sq Ft	Gross Yield	Liquidity
Southwest Hills	$331/sqft	3.5%	23
Portland	$331/sqft	3.5%	32
Oregon	$314/sqft	4.0%	32

Unlock the Southwest Hills benchmark

Compare Southwest Hills against Portland 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 Portland Real-Estate News

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Guaranteed Rate • Jun 18, 2026

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Eye On Housing • Jun 18, 2026

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Altus Group • Jun 18, 2026

Southwest Hills Real Estate FAQ

Southwest Hills, Portland, Oregon has a mixed investment profile. Pricing is in line with Portland and about 5% above Oregon, gross yield is 3.5, and prices are down 6.3% over the past year. The Red Flag score is 51, with walkability of 77 and education in the 66th percentile.

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