Weekly Market Snapshot: Estacada & Sandy, Oregon

Welcome to this week's market snapshot for Estacada and Sandy, Oregon. Whether you are keeping an eye on your home's value, getting ready to list, or starting to explore what is out there, here is what the latest numbers tell us about our local market.

Estacada Market Overview

Estacada's market continues to cool from the peak we saw a couple of years ago. As of late July and early August 2026, the median sale price for a home in the 97023 ZIP code is sitting around $500,000 to $547,000 depending on the mix of properties that closed recently. That represents a decline of roughly 7 to 8 percent compared to the same period last year, though different sources show slightly different figures depending on which homes are included in the count.

What I am seeing on the ground matches what the numbers tell us. There are roughly 118 to 165 active listings in the Estacada area right now, which is a meaningful increase from where inventory stood just a year or two ago. Homes are taking longer to sell, with the median days on market running between 78 and 118 days depending on the data source. That is significantly slower than the national average of about 57 days. Properties are receiving around one offer on average, and the competitive score sits at about 52 out of 100, which puts us squarely in neutral territory with a slight lean toward buyers.

On the value side, the median price per square foot has held relatively steady, hovering around $269 to $283. That tells me home values are not in a free fall. They are adjusting to a more sustainable level after the rapid run-up we experienced in 2021 and 2022. Over the past 12 months, roughly 201 homes have sold in Estacada, so there is steady activity even if the pace has slowed.

Sandy Market Overview

Sandy's market is presenting a somewhat different picture. The median sale price across the 97055 ZIP code is approximately $520,000 to $542,000, which is up about 5 to 6 percent year over year depending on the source. Looking specifically at single-family homes, the median sale price lands around $496,000 to $500,000. So while Estacada has seen prices dip, Sandy has held its ground and even seen some modest gains.

That said, I want to be transparent about what the listing prices look like versus what homes are actually selling for. The median list price in Sandy is currently around $562,000 to $587,000, which tells me sellers are pricing optimistically and buyers are negotiating prices down to the sale level. That is normal in a market that is shifting, and it is something I help my clients navigate every day.

Inventory in Sandy is more moderate with roughly 49 to 53 single-family homes actively listed. Homes are spending about 36 to 78 days on market depending on price range and condition, with the broader 97055 ZIP code averaging around 56 days. Redfin rates Sandy's market as "very competitive" with a score of 70 out of 100, and homes receive about one offer on average. That is a meaningful difference from Estacada, and it reflects Sandy's steady demand as a community close to Mount Hood with good schools and amenities.

What Does This Mean for Buyers?

If you are looking to buy in Estacada right now, you are in a good position. With more homes to choose from and less competition, you have the breathing room to take your time. You can research different neighborhoods, compare properties thoughtfully, and make sure the numbers work for your budget without the pressure of a bidding war. I always tell buyers that this is the kind of market where patience pays off.

In Sandy, the market is a bit more competitive, so being prepared matters more. I recommend getting pre-approved before you start touring homes seriously. That way, when you find the right property, you can move with confidence. Even in a more competitive market, there is still room to ask questions, negotiate on repairs or closing costs, and make sure the home is the right fit for your lifestyle.

Whether you are looking at Estacada or Sandy, remember that both areas have a lot of rural properties with acreage, well water, and septic systems. Those come with their own inspection needs, and I can walk you through exactly what to budget for and expect. Let me help with that.

What Does This Mean for Sellers?

For sellers, especially in Estacada, the most important thing right now is pricing. In a market where homes are sitting longer and buyers have more options, the right price from day one makes all the difference. I have seen overpriced homes sit for months while a realistically priced comparable sells in weeks. It is not about pricing low, it is about pricing smart, based on real comparable sales and current market conditions.

In Sandy, the market is a little more forgiving, but the same basic principle applies. Presentation matters. A clean, well-maintained home that shows well will stand out, especially in a market where buyers are being choosy. I recommend focusing on curb appeal, decluttering, and minor repairs before listing. Those small investments can make a meaningful difference in how quickly your home sells and what buyers are willing to pay.

If your home has been on the market for more than 60 days without serious interest, it is time to revisit the price or consider some targeted updates. I have helped many sellers work through this and I am happy to give you an honest, no-pressure opinion on what is working right now.

The Big Picture

Overall, our local market is moving toward a more balanced and healthy state. Estacada is leaning toward buyers with more inventory and longer timelines, while Sandy is holding steady with moderate competition and stable prices. Both communities continue to attract people who want space, nature, and a slower pace of life within reach of the Portland metro area.

What I love most about working in this market is that the fundamentals are still strong. People want to live here. They want the trees, the rivers, the trails, and the sense of community that Estacada and Sandy offer. The market may shift from season to season, but the appeal of these small towns is lasting.

Whether you are just curious, starting to plan, or ready to make a move, I would love to hear from you. A phone call or an email, no pressure, just good information and a real conversation about your goals.

More soon.

Stay tuned!