By Coty Thurman, November 13, 2025
Hi, I’m Coty Thurman here to offer you a rental market update for the Portland Vancouver Metro Region for November 2025.
Washington
Let’s start in Washington, where big changes are rolling in. The state just joined Oregon in adopting rent stabilization, setting limits on rent increases statewide. And right on cue, the city of Vancouver also launched a new Rental Registration Program starting in 2026.
The thirty-dollar registration fee will help build a citywide database and inspection program. It means a little more paperwork for housing providers, but it also adds visibility and accountability that ultimately benefits everyone.
Vacancy
The latest data from Multifamily North West’s Fall Report shows Clark County is still the star of the metro area. The biggest change — East Vancouver vacancy came down from 6.2 down to 4.3 percent. Downtown Portland also moved in the right direction (heeey), with a small but steady decrease in vacant units.
Inner Southeast, on the other hand, saw vacancy go the other direction. A three percent increase.—a reminder that the recalibration of our city is very much in motion.
While the Multifamily North West report focuses primarily on apartments, we manage single-family homes and have noticed our own trends.
On average, it’s taking about 18 days to secure an approved applicant, which occasionally means offering a small rent adjustment or a move-in concession to get the right renter in place. Even with that, rents are holding strong, with new leases signing at 99% of the prior tenant’s rent levels.
Okay, let’s touch on the topic nobody enjoys—evictions.
Since Senate Bill 2001 passed two years ago in Oregon, most rental assistance programs now require a formal eviction filing before a tenant’s request for help is taken seriously. No court date = no money. That means landlords are filing evictions just to get the ball rolling, which naturally creates tension between landlords and tenants.
Add in Oregon’s court backlog—where cases in Multnomah County can stretch beyond four months—and it’s no surprise that both renters and property owners are worn thin. For housing providers trying to manage both sides, it’s hard. Like, Really hard.
We’ve made some sharp turns with housing policy lately, and it’s time to get back on a path that works for everyone. Because at the end of the day, behind every lease are real people—residents working to stay housed and owners trying to make their investments make sense. The layers of regulation have made it harder to navigate these moments with empathy…..and honestly, it’s taken some of the joy out of serving this industry that I care so deeply about.
Still, I have faith that we’ll figure it out—to keep landlords investing in our city and to make sure renters continue to have housing choices beyond the large apartment complexes.
Make A Move
As we head into a season of gratitude, I’ll be raising my glass to stability, human connection, and continuing to make room to live.
Coty Thurman
President & Licensed Principal Broker of Property Management | OR & WA
She/Her
Helping property owners navigate Portland’s rental market with strategy, ethics, and real-world experience.
I’ve spent more than two decades in residential rental management, and if there’s one thing I know for sure, it’s that property management is never just about the property — it’s about people, strategy, and doing things the right way.
As President of Living Room Property Management, my work is centered on helping property owners and tenants thrive through thoughtful systems, clear communication, and ethical housing practices. I love the problem-solving side of this industry — translating complex laws into practical strategies, building processes that support both people and performance, and helping owners make confident decisions about their homes.
People usually call me when they want to talk through the strategy of being a rental property owner. Whether it’s selling a tenant-occupied home, navigating a tough tenant situation, pricing a property, deciding on upgrades, or figuring out the right time to lease, I help people think through the long game. After 25+ years in the industry, I’ve likely encountered a version of your situation before and can offer perspective to support your overall strategy.
I’m passionate about sharing rental trends through both national data and insights from our own portfolio of homes. The hyper-local Portland–Vancouver market is our specialty, and our team is deeply committed to helping housing providers understand both the laws and the realities of our local market.
Industry leadership and community involvement are an important part of my work. I serve as a board member of the Greater Portland chapter of the National Association of Residential Property Managers (NARPM) and had the honor of serving as the 2025 Board President. I’m also a dedicated member of Multifamily NW and the Oregon Realtist community — a group of professionals across the real estate industry working to foster inclusive collaboration, support underserved communities, and create pathways toward greater Black and minority homeownership in Oregon.
I hold property management licenses in both Oregon and Washington and am grateful to manage homes throughout the Portland–Vancouver metro area.
A few things you should know about me: I won’t help anyone get around the law. Ethical housing practices are non-negotiable. And I won’t speak negatively about our city or our neighborhoods — I believe deeply in this community and wouldn’t choose to do this work anywhere else.
Portland is home. I grew up in Montavilla and attended Marshall High School, and today I’m raising my family in the east metro area with my high-school-sweetheart-turned-husband, our kids, and our dog. Outside of work, you’ll usually find me enjoying live comedy or theater, exploring great food, or singing along (loudly) to the Hamilton soundtrack on a scenic drive.
At the end of the day, my goal is simple: help people become thoughtful, confident housing providers — and make room for them to live.