Is Happy Valley, OR 97086 a buyer’s or seller’s market?

The Happy Valley housing market right now

In the three months ending August 31, 2026, 20% of homes in Happy Valley, OR 97086 sold above their list price, the typical home went under contract in 43 days and there were 3.9 months of supply. Under four months of supply means sellers have the edge: expect competition for well-priced homes. That’s based on 141 home sales.

Compared with the same period a year earlier, the share selling over asking was about the same (20% then), homes sold more slowly (34 days then) and the median sale price fell 2% to $684,704. Overall, Happy Valley is less competitive than a year ago, which gives buyers more room.

Within Clackamas County, homes here sell more slowly than in 87% of the county’s ZIP codes, and sell less often over asking than in 57%. On our competition score, Happy Valley ranks #93 of 170 OR ZIP codes with enough sales (score 46 out of 100).

Nearby, buyers who want less competition could look at Government Camp 97028 (0% sold over asking) or Beavercreek 97004 (0% sold over asking), while Clackamas 97015 (35% sold over asking) and Portland 97222 (35% sold over asking) are even more competitive.