Portland Metro · Oregon
Cost of Living in Beaverton: Housing, Taxes, Utilities & Lifestyle (2026)
The number that surprises most people researching Beaverton isn't the home price — it's the overall cost index. Beaverton runs about 36% above the national average, which puts it firmly in "major metro" territory even though it feels, from the outside, like a Pacific Northwest suburb. That gap matters when you're building a household budget from a city where costs look different.
What drives the cost picture here is a combination of forces that don't show up in a single headline stat. Oregon's income tax, which reaches up to 9.9%, takes a meaningful bite. Property values near the Nike and Intel campuses have a gravitational pull on the entire west-side market. And the absence of a sales tax — something Oregon residents celebrate every time they cross back from Washington State — doesn't fully offset those other pressures, though it genuinely helps on big purchases.
This guide walks through every layer of what it actually costs to live in Beaverton in 2026: buying or renting a home, property taxes, utilities, daily spending, and how it all stacks up against the surrounding metro. By the end, you'll have a realistic monthly picture — not a brochure version of it.
The median home price in Beaverton sits at $594,000, which buys you a reasonable amount of house by Portland metro standards — typically three bedrooms, two baths, and somewhere between 1,700 and 2,100 square feet depending on the neighborhood and vintage. Homes built in the 1980s and 1990s in Cedar Hills or Central Beaverton tend to land in the lower half of that range, while newer construction in Bethany or around Progress Ridge TownSquare pushes into the mid-$600,000s and above. The market has been moving deliberately, with homes averaging around 52 days on market — slightly faster than the national pace, which means well-priced listings don't sit long.
What $594,000 won't buy you is a turnkey home in every pocket of the city. The gap between entry-level condos in Central Beaverton (starting around $235,000 for a one-bedroom) and single-family homes near River Terrace (where medians hover around $738,900) is wide enough that neighborhood selection is really a budget decision as much as a lifestyle one. Townhomes fill the middle ground at roughly $385,000 citywide, giving buyers who can't stretch to the full single-family price point a foothold without leaving the area entirely.
The market has softened modestly from its recent peak, with values edging down slightly year over year. That's created a window for buyers who were priced out eighteen months ago — particularly in South Beaverton and Five Oaks, where mid-range single-family homes in the $500,000–$700,000 band dominate the inventory.
| Budget | What It Gets You |
|---|---|
| Under $400,000 | 1–2BR condo or townhome in Central Beaverton or older complexes near TV Hwy |
| $400,000–$550,000 | Older single-family (3BR) in Central or South Beaverton; some Five Oaks ranches |
| $550,000–$750,000 | Updated single-family in Cedar Hills, Murrayhill, or West Beaverton |
| $750,000+ | Newer construction in Bethany, River Terrace, or premium Sexton Mountain lots |
Washington County applies roughly a 1.00% effective rate on assessed value — on the $594,000 median, that works out to approximately $5,940 per year, or about $495 a month added to your carrying cost. Oregon's Measure 50 caps annual increases in assessed value at 3%, which means longtime owners often pay taxes on a figure well below market value, while buyers pay taxes closer to what they actually purchased for. That cap is a meaningful long-term benefit: your property tax bill grows slowly even when the market runs hot.
Beaverton's west side is where I tell buyers to look first — specifically the Murrayhill and Sexton Mountain corridors, where you're getting a level of finish and lot size that would cost $150,000 more in Lake Oswego or Southwest Portland. The Bethany area has seen strong appreciation over the past two years driven by school district reputation and the expansion of high-tech employment along the Highway 26 corridor, and I'm still finding pockets there where buyers can land a four-bedroom home under $750,000 with room to build equity quickly.
One thing buyers consistently underestimate is the Measure 50 assessed-value lag. When you purchase, your assessed value resets closer to market — which is why your first full year of property taxes will feel higher than what the previous owner was paying. Over time, that 3% annual cap works in your favor, but plan for that first-year adjustment in your budget. If you're considering Beaverton and want insight into which neighborhoods align with your priorities and budget, I'd welcome the opportunity to share what I've learned from helping hundreds of families make this move successfully.
Beaverton's rental market has stabilized after a couple of years of climbing prices, with the average apartment now running about $1,742 a month — roughly 12% below the national average, which is a genuine advantage for renters coming from coastal metros. The city is split almost evenly between renters and owners, so rental inventory tends to be relatively healthy compared to Portland's tighter core neighborhoods.
| Unit Type | Avg Monthly Rent | Typical Size |
|---|---|---|
| Studio | ~$1,421 | ~473 sq ft |
| 1-Bedroom | ~$1,560 | ~690 sq ft |
| 2-Bedroom | ~$1,826 | ~959 sq ft |
| 3-Bedroom | ~$2,171 | ~1,159 sq ft |
Monthly utilities for a typical Beaverton household run between $200 and $350 depending on home size, season, and habits. Electricity is supplied primarily by Portland General Electric, with residential rates averaging around 22 cents per kilowatt-hour — higher than the Oregon average but lower than what buyers relocating from California or the Northeast often expect. Summer cooling bills run on the lower end of that range in mild years; when heat events hit, July and August bills climb noticeably.
Natural gas and water add meaningful fixed costs. Water service typically runs $60–$80 a month, sewer and surface-water charges add another $67 or so monthly through Clean Water Services, and natural gas has risen roughly 10% year over year. Trash collection works differently here than in many cities — residents choose from private haulers rather than a municipal provider, which gives some flexibility on bin size and pickup frequency.
Transportation is one of Beaverton's hidden cost pressures. The city is functionally car-dependent for most errands — a TriMet monthly pass runs about $100, but most households maintain at least one vehicle, and the transportation cost index here runs roughly 25% above the national average. The MAX Blue Line connects Beaverton to downtown Portland in under 30 minutes, which eliminates one-car commuting costs for households with employment in the city center. Grocery access is strong throughout most of Beaverton, with multiple full-service options in nearly every major corridor, though neighborhoods west of Murray Boulevard toward Sexton Mountain tend to require a short drive to reach specialty stores.
Dining costs in Beaverton reflect the broader metro, with casual dinners typically running $15–$25 per person and more established restaurants at Progress Ridge or in Downtown Beaverton pushing $35–$50 before drinks. A single person's monthly food budget typically lands around $380; families of four commonly report spending $1,200 or more depending on eating habits.
| City | Median Home Price | Avg Rent (1BR) | Property Tax Rate | Commute to Portland | Sales Tax |
|---|---|---|---|---|---|
| Beaverton | $594,000 | ~$1,560 | 1.00% | ~20 min | None |
| Hillsboro | ~$530,000 | ~$1,480 | ~1.00% | ~25 min | None |
| Tigard | ~$560,000 | ~$1,540 | ~1.00% | ~22 min | None |
| Portland (city) | ~$520,000 | ~$1,650 | ~1.20% | 0 min | None |
| Aloha | ~$480,000 | ~$1,420 | ~1.00% | ~28 min | None |
| West Slope | ~$620,000 | ~$1,700 | ~1.00% | ~15 min | None |
When thinking about long-term value in Beaverton, location within the city genuinely matters. Neighborhoods like Murrayhill and Cedar Hills tend to hold their value well due to strong school access, walkability, and overall neighborhood stability. South Beaverton has also drawn steady buyer interest for families looking for more space while staying connected to Portland's job corridors. In these areas, well-priced homes under $750,000 move quickly — sometimes within days — so understanding your purchasing power before you start touring isn't just helpful, it's necessary.
That's exactly why I encourage buyers to connect with a lender before they fall in love with a home. Your approval amount and your comfortable budget are two different numbers, and the gap between them often comes down to the full monthly payment picture — property taxes, homeowner's insurance, any HOA dues, and how your loan is structured all layer on top of principal and interest. Knowing that complete number upfront lets you shop with clarity and confidence, so when the right home appears in a competitive market like Beaverton, you're ready to move.
This budget reflects a household purchasing at the $594,000 median with 10% down ($59,400), financed over 30 years at a rate typical of mid-2026 market conditions.
| Category | Monthly Cost |
|---|---|
| Mortgage (P&I, ~6.5% rate, 30yr) | ~$3,372 |
| Property Taxes | ~$495 |
| Homeowner's Insurance | ~$150 |
| HOA (if applicable, varies) | $0–$300 |
| Electricity | ~$203 |
| Natural Gas | ~$80 |
| Water/Sewer/Trash | ~$180 |
| Groceries (family of four) | ~$1,236 |
| Transportation (1 car + transit) | ~$750 |
| Childcare or School Activities | ~$400–$800 |
| Dining/Entertainment | ~$400 |
| Healthcare (out-of-pocket avg) | ~$350 |
| Estimated Total (family of four) | ~$7,616–$8,016 |
Oregon's tax structure is one of the defining financial realities of living in Beaverton. There is no state or local sales tax, which saves a meaningful amount on vehicles, appliances, furniture, and large purchases — residents from Washington State regularly cross the Columbia River specifically for big-ticket shopping. That advantage is real and recurring.
The other side of the ledger is the state income tax, which reaches 9.9% at higher income brackets and doesn't start phasing in gently. A household earning $98,622 — Beaverton's median — pays a marginal state income tax rate in the 8–9% range on income above roughly $18,000 per person. For tech workers at Nike or Intel earning $130,000 or more, Oregon's top bracket creates a meaningful annual tax liability that buyers relocating from states like Washington or Texas need to factor carefully into their moving calculations.
Oregon offers a Senior and Disabled Citizen Deferral program that allows qualifying homeowners to defer property taxes until the home is sold, which makes Beaverton's cost structure more manageable for retirees on fixed incomes. Veterans' exemptions and surviving spouse programs add additional relief for qualifying households.
Oregon's combination of no sales tax and high income tax creates winners and losers depending on your income level and spending patterns. Retirees with modest investment income and significant spending on goods often come out ahead compared to high-income earners, for whom the income tax is the dominant variable.
Local Expert Takeaway: Buyers focused purely on the purchase price often miss the income tax calculus entirely — especially relocators from Washington State, who are accustomed to a 0% state income tax and no sales tax. On a $150,000 household income, the Oregon income tax difference versus Washington can exceed $10,000 annually, which changes the effective affordability of a $594,000 home considerably. If you're comparing Beaverton to Camas or Washougal across the river, run the full tax picture before you commit. For buyers staying within Oregon, Beaverton's property tax rate at 1.00% is actually competitive, and the Measure 50 cap means your bill grows slowly for as long as you hold the home.
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Is Beaverton affordable compared to other Portland metro cities?
Beaverton sits in the mid-to-upper range of the Portland metro for home prices, slightly above Tigard and Hillsboro but below premium areas like West Slope or Lake Oswego. Renters actually fare better here than in Portland's city core, with one-bedroom apartments averaging around $1,560 per month. The overall cost picture is elevated relative to the national average, but remains well below comparable tech-adjacent suburbs in California or the Pacific Northwest's coastal cities.
How much are property taxes in Beaverton?
At the authoritative 1.00% rate applied to the $594,000 median purchase price, annual property taxes run approximately $5,940 — about $495 per month. Oregon's Measure 50 caps annual assessed-value increases at 3%, which means your tax bill grows slowly over time even in a rising market. First-year buyers should expect their bill to reflect closer to market value than what the previous owner was paying under the cap.
How does Oregon's lack of a sales tax affect the cost of living in Beaverton?
The absence of a state or local sales tax is a genuine, recurring benefit that compounds over time on every taxable purchase. A household spending $50,000 a year on goods and services saves in the range of $4,000–$5,000 annually compared to living in a state with a 9% sales tax. That savings partially offsets Oregon's income tax for moderate earners, though high earners typically still end up paying more in total state taxes in Oregon than they would in a no-income-tax state like Washington.
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