Portland Metro · Oregon
Cost of Living in Hillsboro: Housing, Taxes, Utilities & Lifestyle (2026)
The most common misconception about Hillsboro is that living next to Intel means paying Portland prices. It doesn't. With a median sold price of $520,000 and no state sales tax, Hillsboro offers something genuinely rare in the Portland metro: tech-sector proximity at a suburban price point that still makes mathematical sense for households earning in the six figures.
What shapes the cost picture here is the concentration of semiconductor and bioscience employers — Intel, Genentech, Qorvo — that have filled Hillsboro with dual-income tech households and pushed median incomes well above most Oregon cities. That same employer concentration also means the market is sensitive to corporate decisions in ways other suburbs aren't. Intel's significant workforce reductions since mid-2024 have softened both home prices and rents, creating a buyer's window that didn't exist in 2022 or 2023.
This guide breaks down what you'll actually spend in Hillsboro — from your mortgage and property taxes to utilities, groceries, and commute costs — and compares it honestly against neighboring cities so you can decide whether the numbers work for your household.
The median sold price in Hillsboro sits at $520,000 as of mid-2026, a figure that has softened roughly 2–3% year over year as Intel's layoffs rippled through the local buyer pool. For that price, buyers in most neighborhoods are getting a detached single-family home in a planned subdivision — typically three bedrooms, a two-car garage, and a yard. The price-per-square-foot citywide runs around $295, which means a 1,750-square-foot home is hitting market right at the median, and a 2,000-square-foot home is nudging above it.
Market tempo is moderate. Homes are generally going under contract in 37 to 45 days on average, with most sellers receiving two offers — a far cry from the bidding-war environment of 2021. The exception is Northwest Hillsboro, where homes routinely sell in under two weeks, and South Hillsboro, where new-construction demand keeps days-on-market in single digits. If you're buying with flexibility on neighborhood, the slower-moving sections of the city — Southeast and Central Hillsboro — offer the most negotiating room.
The price spread across property types is meaningful for buyers who haven't run the full comparison. Single-family homes carry a median around $565,000, townhomes drop to the low-to-mid $400,000s, and condos start near $290,000 for a one-bedroom. That gap between a townhome and a detached home is narrow enough that many buyers stretch into single-family territory — but the condo and townhome inventory gives first-time buyers a realistic entry point that doesn't exist in most Portland-adjacent markets.
| Budget Range | What You're Getting | Likely Neighborhoods |
|---|---|---|
| Under $350,000 | 1–2BR condo or older townhome | AmberGlen, Central Hillsboro |
| $400,000–$499,000 | 2–3BR townhome or older SFR | West Hillsboro, Tanasbourne, South Hillsboro |
| $500,000–$580,000 | 3–4BR SFR, suburban subdivision | Orenco Station, SE Hillsboro, NE Hillsboro |
| $580,000–$700,000+ | 4BR SFR, newer construction or premium lot | Northwest Hillsboro, South Hillsboro (new build) |
Washington County's effective property tax rate on Hillsboro homes is approximately 0.86%, which translates to roughly $4,472 per year on the $520,000 median — or about $373 per month. Oregon's Measure 50, passed in 1997, caps how fast assessed values can grow, so many long-term homeowners pay taxes on assessed values well below market. New buyers, however, are assessed closer to purchase price, which means your first-year tax bill is the most accurate indicator of what you'll actually owe.
The Hillsboro market in mid-2026 is quietly one of the more interesting opportunities in the Portland metro, and I say that as someone who has watched this corridor closely for over a decade. The Intel layoff news created real hesitation among buyers — and that hesitation created inventory. In neighborhoods like Orenco Station and South Hillsboro, we're seeing homes priced $30,000 to $50,000 below what comparable properties fetched in 2022, and sellers are accepting inspection contingencies that weren't on the table two years ago. For a buyer with stable income outside Intel's direct orbit, that's a meaningful shift in negotiating leverage.
What buyers consistently underestimate in Hillsboro is how dramatically neighborhood selection affects both price and lifestyle. Northwest Hillsboro and South Hillsboro are both "Hillsboro," but they deliver completely different daily experiences at completely different price points. Northwest Hillsboro moves faster and prices higher — buyers there tend to be competing, not negotiating. South Hillsboro's newer construction is absorbing pent-up demand from families who want modern floor plans without the luxury-market premiums of Beaverton's newer corridors. I tell relocating clients to spend a Tuesday morning driving both before they ever put a number on paper. If you're considering Hillsboro 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.
The rental market has softened alongside ownership prices, driven by the same employer-contraction dynamics. Apartment availability has increased, particularly in the higher-density corridors around Tanasbourne, AmberGlen, and Orenco Station — historically the three neighborhoods with the heaviest rental inventory in the city.
| Unit Type | Average Monthly Rent |
|---|---|
| Studio | $1,350–$1,550 |
| 1-Bedroom Apartment | $1,600–$1,900 |
| 2-Bedroom Apartment | $1,950–$2,300 |
| 2-Bedroom Townhome | $2,100–$2,500 |
| 3-Bedroom Single-Family | $2,400–$2,900 |
Utilities in Hillsboro run moderate by Oregon standards. Most residents receive electric service from Portland General Electric, with average monthly bills ranging from $90 to $130 depending on home size and season. Natural gas through NW Natural is the primary heating source for older homes; newer South Hillsboro construction increasingly uses heat pumps, which reduces gas bills but raises baseline electric usage. Combined monthly utility costs — electric, gas, water, and garbage — typically land in the $200–$280 range for a mid-sized single-family home.
Transportation is one of the genuine trade-offs in Hillsboro. The city is served by TriMet's MAX Blue Line, which runs from Hillsboro through Beaverton and into downtown Portland. For commuters heading to Portland's Pearl District or downtown core, a MAX pass is genuinely useful and runs around $100–$115 per month. Within Hillsboro itself, though, most daily errands require a car. The concentration of big-box retail — Fred Meyer, Costco, Walmart, Winco — is largely car-oriented, and getting between neighborhoods like South Hillsboro and Orenco Station on foot or bike is impractical without planning. Hillsboro has made progress on its trail network, but it is still a predominantly car-dependent city for day-to-day life.
Gasoline runs within a few cents of the Portland metro average, typically hovering in the $3.80–$4.20 range in 2026. Oregon's prohibition on self-service gas is still in effect, so pump attendants are the norm — a quirk that surprises most out-of-state transplants in their first week. For Intel, Genentech, or Qorvo employees who work locally rather than commuting to Portland, car costs drop considerably. A large share of Hillsboro's workforce lives within 10–15 minutes of their employer, which meaningfully lowers transportation's share of the monthly budget.
Grocery and dining access is strong. The Tanasbourne corridor along Cornell Road anchors the city's retail core, with a Fred Meyer, Trader Joe's, and New Seasons all within a half-mile of each other. The M&M Marketplace in West Hillsboro serves one of the city's most culturally diverse neighborhoods, with Latin American groceries and prepared food options that don't have equivalents in other parts of the metro. Dining out in Hillsboro is noticeably less expensive than inner Portland — a weeknight dinner for two at a sit-down restaurant runs $50–$80, and the Orenco Station dining district offers a walkable cluster of independent restaurants that hold their own against Portland's food scene without the parking problem.
| City | Median Home Price | Property Tax Rate | Commute to Portland | Sales Tax | School Rating |
|---|---|---|---|---|---|
| Hillsboro | $520,000 | 0.86% | 30 min | None | B |
| Beaverton | $530,000 | 0.89% | 20 min | None | B+ |
| Aloha | $480,000 | 0.87% | 28 min | None | C+ |
| Forest Grove | $450,000 | 0.91% | 40 min | None | B- |
| Cornelius | $390,000 | 0.92% | 38 min | None | C |
| Bethany | $600,000 | 0.88% | 25 min | None | A- |
| Portland (SW) | $575,000 | 1.05% | 15 min | None | C+ |
Where you land within Hillsboro can make a real difference in what you get for your money over time. Orenco Station tends to attract buyers who want walkability and that live-work-play feel, and homes there reflect that demand — well-priced listings move fast, often within days. Tanasbourne offers solid access to major employers and retail, making it a consistent draw for buyers who want convenience baked into their daily routine. If budget is a priority, Northwest Hillsboro and West Hillsboro can offer more breathing room while still keeping you connected to everything the area has to offer. Across most of these neighborhoods, move-in-ready homes under $750,000 rarely sit long before attracting multiple offers.
Before you fall in love with a home on a tour, it's worth sitting down with a lender to understand what your full monthly payment actually looks like — not just principal and interest, but property taxes, homeowner's insurance, and any HOA dues that come with the property. Maximum approval and comfortable budget are two very different numbers, and knowing the difference upfront keeps you from stretching into territory that creates stress down the road. When the right
This table reflects a household purchasing a $520,000 home with 10% down ($52,000), financing $468,000 at approximately 6.9% over 30 years. All figures reflect mid-2026 Hillsboro market conditions.
| Category | Monthly Cost |
|---|---|
| Mortgage (principal + interest) | $3,095 |
| Property Taxes (0.86% / 12) | $373 |
| Homeowner's Insurance | $120 |
| HOA Fees (where applicable) | $0–$150 |
| Electricity | $100–$130 |
| Natural Gas / Heating | $50–$90 |
| Water, Sewer & Garbage | $70–$90 |
| Internet (100–500 Mbps) | $60–$80 |
| Groceries (household of 2–3) | $700–$900 |
| Transportation (gas + insurance) | $400–$550 |
| MAX Transit Pass (optional) | $100–$115 |
| Dining Out & Entertainment | $400–$600 |
| Total Estimated Monthly | $5,368–$6,373 |
Oregon's tax structure is genuinely distinctive, and it matters for relocation math. There is no sales tax — not on groceries, not on clothing, not on a $60,000 car. For households that consume heavily or make large purchases, this offsets a significant portion of Oregon's income tax bite, which is among the highest in the country. Oregon's top marginal income tax rate is 9.9%, kicking in on income above $125,000 for individuals and $250,000 for joint filers. For the median Hillsboro household earning $106,409, most of that income falls in the 8.75% bracket — meaningful, but partially offset by the savings on everyday purchases.
Washington County has no additional local income tax. Property taxes are governed by the Measure 50 framework, which limits assessed value growth to 3% annually regardless of market appreciation. This creates a structural benefit for long-term owners: someone who bought in Hillsboro in 2015 may be paying taxes on an assessed value 30–40% below current market. For new buyers, the reset to near-market assessment at purchase is a first-year adjustment, but the 3% annual cap limits future tax shock.
Oregon also maintains a Senior Property Tax Deferral program for homeowners 62 and older who meet income thresholds. Under this program, the state pays property taxes on the owner's behalf and places a lien on the property, repaid when the home sells. For retirees moving to Hillsboro with meaningful equity, this program is worth understanding before closing.
One item worth flagging for Washington State residents crossing the border for Hillsboro: Oregon does not impose a sales tax, but Washington does — and Washington residents making large purchases in Oregon can potentially trigger a use tax obligation back home. For in-state Oregon moves, this is irrelevant, but it catches some cross-state relocators off guard.
Local Expert Takeaway: Buyers focused purely on the $520,000 median often overlook how dramatically neighborhood selection shifts the real cost equation. Northwest Hillsboro buyers are paying $560,000 and competing against two offers in under two weeks — that market requires a clean, quick offer and pricing discipline. AmberGlen and West Hillsboro, by contrast, offer days-on-market in the 55–65 day range, which creates real room to negotiate on price and inspection terms. If your income is stable and not Intel-dependent, mid-2026 is one of the softer entry points this market has offered since 2019 — particularly for buyers willing to look at the townhome and smaller SFR inventory in the $430,000–$480,000 corridor.
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Is Hillsboro affordable compared to the rest of the Portland metro?
Yes, in relative terms. At a $520,000 median, Hillsboro sits below Beaverton, Bethany, and Southwest Portland — and well below Lake Oswego or West Linn. The combination of no sales tax, a 0.86% property tax rate (low for Oregon), and a median household income of $106,409 means the numbers work for dual-income tech and healthcare households in ways that many Seattle- or Bay Area-adjacent markets do not.
How have Intel's layoffs affected Hillsboro home prices?
The impact has been real but measured. Prices are down roughly 2–5% from their 2023–2024 range, and days-on-market have lengthened in most neighborhoods. The softening is most visible in AmberGlen and Orenco Station, where Intel-adjacent buyers were most concentrated. Neighborhoods drawing demand from Genentech, Nike, and Qorvo employees have held value better, and South Hillsboro's new-construction segment has remained relatively tight on supply.
What is the biggest hidden cost of living in Hillsboro?
Oregon's income tax is the line item most out-of-state buyers underestimate. Moving from Washington State — which has no income tax — to Hillsboro means adjusting to marginal rates of 8.75–9.9% on income above certain thresholds. The absence of a sales tax helps offset that, but for households earning $150,000 or more, the net Oregon income tax burden is a meaningful number worth running through a tax calculator before making an offer.
Explore the full Hillsboro series: The Ultimate Hillsboro Relocation Guide · Is Hillsboro Safe? · Cost of Living in Hillsboro · Best Neighborhoods in Hillsboro · Hillsboro Schools & Family Life · Hillsboro Youth Sports · Hillsboro Parks & Recreation · Retiring in Hillsboro · 1031 Tax-Deferred Exchange in Hillsboro · Hillsboro First-Time Homebuyers Guide · Hillsboro Down Payment Assistance Guide · Moving to Hillsboro from California