market Archives - Living Room Realty

Market Update for the Portland & Vancouver Metro Region for November 2025

Posted on November 13, 2025November 13, 2025 by Coty Thurman

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.

The Art of the CMA with Kim Parmon | Open House Podcast

Posted on November 4, 2025 by Jenelle Etzel

Pricing with Purpose: How Kim Parmon Builds a Smarter CMA

When most people think of a Comparative Market Analysis (CMA), they imagine rows of numbers and spreadsheets. For Portland top‑listing agent Kim Parmon, a CMA is not just about data. It’s a strategic tool that helps sellers understand how their home fits into the market now, and how to position it for maximum impact.

A Snapshot That Moves

“Your home doesn’t exist in a vacuum,” Kim says. A CMA is not a one‑time value but a dynamic snapshot of how the market is perceiving the house right now. With every new listing, price change or buyer shift the story changes. Kim starts by delivering a price range to her sellers. Then, just before the home goes live, she dives deeply into the active and pending comps to pick the exact list price.

Buyer Profile First

Kim doesn’t just look at square footage or bedrooms. Her first move is to ask: who will buy this property? What will that buyer compare it to? Whether it’s a walkable condo, a family home with a big yard or a fixer‑upper with upside, that buyer profile changes everything. From there she tours comparable homes herself and talks to listing agents to gather real‑world intelligence on what buyers are doing.

Strategy Over Guesswork

According to Kim, there are three pricing strategies. One is to list low and hope for competition. Another is to list at market value and find a serious buyer quickly. The third is to list high and wait, which in Portland can carry serious risk. Buyers here often get comfortable waiting for the right house instead of touring one priced too high. She uses the market data and her experience to propose the strategy she would choose if the home were hers—and then empowers her sellers to make the decision together.

Collaboration and Curiosity

Kim emphasizes that this process is not solo. She leans on her team, on other agents, on feedback from brokers and buyers. She treats every listing like a performance—prepared thoroughly, then adjusted based on real‑time audience reaction. Her advice to other agents? Break the pricing task into clear categories instead of chasing a single number. Stay curious. Ask questions. Use your peers.

The Takeaway

A CMA is more than just a number. It’s a plan, a story, a way to meet the right buyer at the right time. Kim Parmon brings creativity and data together to help sellers make confident decisions and reach their goals. Whether you’re selling now or just preparing for the future, her framework offers clarity and direction.

Episode 8 is live. You can find it on Spotify, Apple Podcasts, or anywhere you listen. Search for Open House: Everyday Excellence and start with Mastering the CMA with Kim Parmon.

Hiring Great Contractors

Posted on July 2, 2021 by Living Room Realty

So many of us are planning work on our homes right now. Ensuring you make the right contractor hiring decision is essential right now. And if you think it’s just about making sure they do quality work, that is only part of it. I shared some tips. with Kara Mack from Afternoon Live about what to consider and look out for. See the full 7 minute interview here

Have great reputations

1. Stand behind their work when problems show up- and people rave about them. DON’T just look at online reviews- businesses tend to ask for reviews from clients when things go well, not when they don’t
2. Reliable

** Bad contractors tend talk about themselves more than others talk about them

Organized and good with the basics

1. Have a schedule, and communicate when they will be able to do the work
2. Do what they say they are going to do, including show up for the estimate on time, and get you an estimate when they say they will.
3. May have an office person who keeps track of the schedule and communicates all necessary information.

** Bad contractors aren’t great at following through on the basics

Experts and resourceful

1. Listen to you, meet you where you are, and present curiosity and interest in your project
2. Do not treat your project like its just like all of the rest
3. Willing to share why they recommend an approach or certain products
4. Tailor their proposal to your interests, and not just what they are used to doing

** Bad contractors have a blanket approach based on what they usually do

One more tip: The clearer you are on the scope of work, and confidence you present that the project WILL be happen, the more interested contractors will be in working with you.

Buying a Home Vs. Remodeling The One You Have

Posted on May 27, 2021August 4, 2022 by Living Room Realty

I talked with Kara Mack on Afternoon Live today about whether people should buy a new house or remodel the one they have. It’s worth diving into a little bit because home prices, building materials, and contractor prices are all up this year. Below are some things to consider. To watch the 5 minute clip, click here

Get honest about what really doesn’t work about your current house.
1. Enough space
2. Outdated
3. Location
If a remodel could work, get estimates
1. Costs of some building materials have increased exponentially over the past year (lumber)
2. Demand for remodel has gone up, contractors are busy, and their time is worth more than a year ago as well.
3. Determine a realistic timeline- most materials are coming late.
Planning to Buy
1. Home prices in the Portland area are up 17% from a year ago. For a $500k house, that’s $85k more
2. Since 2/3’s of houses sell in the first week, you will have to compete
3. You may have to be willing to pay more than the appraiser says it’s worth, so make sure you’re planning to live there for a while

If you decide to remodel your current home, check out some tips on Hiring Great Contractors

Just Sold! Yearning on Yamhill!

Posted on April 6, 2021April 26, 2021 by Living Room Realty

In a true testament to the fast paced market we’re seeing in Portland right now, I’m so excited to say my client’s condo was listed and sold in under a month! It’s located in SE Portland, close to Downtown. The Buckman Neighborhood is full of lovely cafes, restaurants, and shops.Open and full of light, this condo boasts an efficient and well designed contemporary floor-plan. My clients loved their back patio as a place to relax. Now the new owners can enjoy the budding days of Spring from there. Congratulations to my clients on their sale! We blinked and it was over, but I’ve been so happy to work with you. Best of luck on the next chapter!

Stage Before Selling, Even in Today’s Market

Posted on March 1, 2021March 2, 2021 by Living Room Realty

I talked with Kara Mack on Afternoon Live today about the importance of professionally staging houses before selling them. Even when the feeling is everything will sell no matter what because of the low housing inventory, staging will draw in more interest, and get more return on your investment.

To get all of the tips, check out my 6 minute interview with Kara here

Here are some of the highlights:
* Designed by experts, a staged house will look better than most buyers will decorate or furnish it themselves
* Staging showcases how to functionally use awkward spaces and rooms
* Buyers will be taken over by their great experience being in a staged house, and not be looking for what’s not right with the place.

Staging is one of the four tips I give to sell your house faster and for more money. Check out the other three here

Curb Appeal Vol. 12: Spotlight – Portland’s Concordia Neighborhood

Posted on October 11, 2019October 17, 2019 by ARYNE + DULCINEA

THE MARKET

Portland’s Concordia neighborhood, situated north of Alameda and Beaumont-Wilshire, is one of the most desirable boroughs in the city’s Northeast quadrant. This rapidly growing area earned its name from Concordia University, a private liberal arts school located in the heart of the district. With nearly 3,800 households and an occupancy rate of 96%, Concordia is home to approximately 10,000 residents. As of 2019, Portland Monthly calculates the average home sale price at $535,783, which has increased from $518,304 since 2018.

WHAT WE LOVE ABOUT CONCORDIA

Portland’s Concordia neighborhood experienced a significant growth spurt in the 19^th century after the devastating Vanport flood displaced 17,500 inhabitants. In the following decades, Portland’s Concordia neighborhood became one of most diverse and creative boroughs city-wide, serving as a hub for local artists. This history continues to have a major influence on the area, as Alberta Street remains one of the city’s most vibrant neighborhoods. Earning a Walk Score of 76, residents of the Concordia neighborhood area can walk to an average of seven eateries and bars within five minutes.

TOP DESTINATIONS

Dinner: Wilder
Brunch: Proud Mary Coffee
Nightlife: Dame
Parks: Fernhill Park

DEMOGRAPHICS (2010 CENSUS)

Residents: 9,550
Average Age: 35.4
Under 18 years: 16.2%
18 to 64 years: 75.7%
65 years and over: 8.1%

COMPARABLE NEIGHBORHOODS

Creston-Kenilworth
Average Home: $461,199

Roseway
Average Home: $428,144

North Tabor
Average Home: $489,662

Mt. Scott-Arleta
Average Home: $389,494

Curious about life in Portland’s Concordia neighborhood? Get in touch with us!

About Us:
Over the course of their professional partnership, Aryne + Dulcinea have helped over 200 clients prosper in their new lives. During this time, they have prided themselves in their top-notch selling abilities, with homes outperforming market standards, consistently exceeding list price while most of their listings sell in under 7 days. Whether you’re looking to buy or sell, Aryne & Dulcinea will work in collaboration to guide you in investing in your future and reaching your real estate goals.

The C-Word (in Real Estate)

Posted on December 18, 2018December 19, 2018 by Living Room Realty

The C-word is showing up in more real estate conversations lately. Well actually a few c-words: Cooling. Creative. CONTINGENT.

Yes, the hot seller’s market is now cooler. Higher interest rates and feelings of market uncertainty have contributed to a slower real estate market, and it’s time to adjust expectations. Buyers have the luxury of getting a little more creative with their offers, like including contingencies, and sellers may find themselves needing to be just as creative when marketing their properties. Let’s look at this from a couple of perspectives.

Sellers: Time to start getting creative. We’re moving into a more balanced market. There are more houses for sale, which means buyers have more choices and they feel they have more time to find the perfect match. The days of selling your house for cash in 24 hours with 10 offers are gone for now.

Make sure you’re working with an experienced agent who knows your neighborhood, and can offer an educated perspetive on what to expect in the coming months. This will help appropriately price and market your house, and it will sell more quickly. If you get one, consider looking at those contingent offers. Keep in mind many of those buyers are also motivated sellers themselves. Have your agent find out if the buyers want to buy your house as much as you want to sell it, first. If you go this route, have some patience. To get the highest price and best terms in this scenario, you’ll likely need to wait it out a couple of months for them to sell their house first.

Buyers: You can get creative too! Need to sell your house before buying? Include that contingency in your offer or ask for an extended close period. Even ask for what you want, what you really, really want. Maybe after seeing many houses you’ve found your 95% dream home. Consider asking the seller to make some concessions so you can afford to make those improvements right away, or even ask if they’ll make those improvements before it closes. It can’t hurt to ask, especially if your offer is the only one on the table.

This scenario played out on a house I sold last week. The buyers found their almost perfect home that these sellers had just remodeled. But, it was missing a few things (or rooms) to work well for their family. What sealed the deal? The extra bathroom and finished living space the buyers asked to be constructed in the the basement prior to close. Not only did the sellers come through on their wish list, this sale was contingent on the buyers house selling, too. Are you still following? So why would these sellers do that? First, they remodel houses for a living so it was in their wheelhouse. Second, the buyers were willing to hand their earnest money over to the sellers before closing so they could make these personalized updates for them. Cool clients, contingent closings, creative considerations. All c-words on this one.

The market is changing. If you’re actively in it, you know that. Selling right now? Work with your agent to ensure you’re competitive and make sure they’re working creatively to get your house sold. If you’re buying, don’t pass up that 95% dream home. Just ask for what you want. The sellers will be glad you put a thoughtful offer together.