Willamette Valley Real Estate Market Report 2026:
All 17 Cities Compared

Corvallis is the fastest-moving market in this ranking — homes average just 24 days on market, and the 101.4% list-to-sold ratio means well-priced homes are routinely closing above asking. Oregon State University's roughly 30,000-plus student population and steady faculty/staff hiring keep demand structurally high year-round, not just in a typical spring selling season.

At 1.3 months of inventory, Corvallis remains firmly a strong seller's market heading into the rest of 2026. Buyers here need financing ready before touring, not after — contingent offers routinely lose out in the most desirable neighborhoods near campus and downtown.

Canby posted the highest year-over-year price growth in this ranking at 5.4%, and homes are moving in just 26 days on average. This reflects genuine Portland-metro overflow demand — buyers priced out of Clackamas County's core suburbs are increasingly looking at Canby as the next-best option.

With only 1.4 months of inventory, Canby is a strong seller's market with no near-term signs of cooling. Buyers should expect multiple-offer situations on well-priced listings and budget accordingly for escalation above list price.

Silverton's market has tightened meaningfully — 27 days on market and 5.0% year-over-year appreciation put it among the three hottest markets in this entire ranking, a real shift from its historical position as a quieter, slower-moving small town.

At 1.5 months of inventory, sellers in Silverton currently hold real leverage. Buyers targeting this market specifically for its walkability and Silver Falls proximity should expect to compete for well-priced listings rather than negotiate from a position of strength.

Eugene's market moves briskly at 28 days on market, with a 100.2% list-to-sold ratio indicating consistent, if not frenzied, competition. University of Oregon employment and enrollment provide a structural demand floor that keeps the market from softening the way smaller, less-anchored cities sometimes do.

At 1.6 months of inventory, Eugene remains a genuine seller's market. Year-over-year appreciation of 3.8% is solid without being alarming — a market that's tight but not obviously overheated.

McMinnville's 29-day average time on market and 4.6% year-over-year appreciation reflect sustained demand from both in-state relocators and out-of-state buyers drawn to the wine-country lifestyle specifically, not just Willamette Valley affordability generally.

At 1.6 months of inventory, this remains a seller's market. Buyers should expect limited room to negotiate on well-located listings near downtown or with vineyard views, though outlying properties may offer slightly more flexibility.

Keizer's market moves at 30 days on market with 3.9% year-over-year appreciation, a real signal of strong demand for its newer housing stock relative to Salem's more varied inventory. This helps explain why Keizer's median price has climbed to exceed Salem's own.

At 1.7 months of inventory, Keizer remains a seller's market. Buyers specifically targeting the Salem-Keizer School District should expect competitive conditions on family-sized homes in particular.

Salem's market moves at a steady 32 days on market with 4.2% year-over-year appreciation — solid, sustainable growth for a city of its size, without the volatility that can come with smaller, less-liquid markets.

At 1.8 months of inventory, Salem remains a seller's market overall, though conditions vary meaningfully by neighborhood — South Salem's Sprague High School corridor moves faster than more outlying areas of the city.

Stayton's market moves at 33 days on market with 3.7% year-over-year appreciation — steady, unspectacular growth typical of a smaller river-town market that doesn't see the speculative swings of pricier valley cities.

At 1.9 months of inventory, Stayton sits solidly in seller's-market territory without being frenetic. Buyers here generally have more room to negotiate than in Corvallis or Canby, though well-priced listings still move within a few weeks.

Albany's market moves at 34 days on market with 4.0% year-over-year appreciation, supported by the city's diversified employment base in advanced manufacturing and food processing rather than speculative investment demand.

At 1.9 months of inventory, Albany remains a seller's market, though buyers here generally find more negotiating room than in Corvallis or Silverton. North Albany's newer construction tends to move fastest.

Independence's market moves at 35 days on market with 3.6% year-over-year appreciation, reflecting steady demand from buyers specifically seeking the valley's lower price tier without sacrificing walkability or river access.

At 2.0 months of inventory, Independence sits at the edge between a seller's and balanced market. Buyers targeting the ONE+ program's affordability threshold should move decisively when a well-priced listing appears.

Springfield's market posted a 100.1% list-to-sold ratio with 36 days on market — a healthy seller's market that has broadened from tighter, more scarcity-driven conditions earlier in 2026. With 92 homes pending and 117 active listings, buyers now have meaningfully more selection than a few months ago.

At 2.0 months of inventory, Springfield's market has loosened slightly without losing pricing power — homes are now closing at full ask rather than winning bidding wars, which favors accurately-priced listings over aggressive underpricing strategies.

Dallas's market moves at 37 days on market with 3.3% year-over-year appreciation, meaningfully more relaxed than Salem or Corvallis. The absence of direct interstate access keeps speculative investor interest lower here than in more commutable valley cities.

At 2.1 months of inventory, Dallas leans seller's-market without the intensity seen elsewhere in this ranking. Buyers have real room to negotiate on price and terms, particularly on listings that have sat 45+ days.

Woodburn's market moves at 38 days on market with modest 3.2% year-over-year appreciation, consistent with its identity as a practical, employment-driven market rather than a lifestyle-destination one.

At 2.2 months of inventory, Woodburn offers buyers genuine negotiating room relative to hotter valley markets. This is a market where patient, well-prepared buyers can find real value without a bidding war.

Monmouth's market moves at 39 days on market with 3.1% year-over-year appreciation — modest, steady growth typical of a small college town where demand doesn't swing dramatically with broader economic cycles.

At 2.3 months of inventory, Monmouth is a genuinely balanced market. Neither buyers nor sellers hold decisive leverage here, which often makes for more straightforward, less emotionally charged negotiations than in hotter valley markets.

Lebanon's market moves at 40 days on market with 3.0% year-over-year appreciation — the most balanced conditions in this entire ranking. Neither speculative demand nor inventory scarcity is driving pricing here, which keeps the market genuinely stable.

At 2.4 months of inventory, Lebanon offers buyers real selection and negotiating room without the urgency seen in Corvallis or Canby. This is a market where a patient buyer with financing ready can genuinely take their time.

Cottage Grove's market moves at 41 days on market with 3.4% year-over-year appreciation, supported by consistent interest from California buyers specifically, which has kept the market from softening further despite its position as one of the valley's most affordable cities.

At 2.3 months of inventory, Cottage Grove sits in genuinely balanced territory. Buyers have real room to negotiate, particularly on homes that have been listed for six weeks or more.

Newberg's market takes the longest to move in this ranking at 42 days on market, even though year-over-year appreciation of 4.9% is among the strongest — a genuinely interesting combination that suggests sellers are pricing ambitiously and buyers are taking their time to agree.

At 2.1 months of inventory, Newberg offers buyers the most negotiating room of any city in this ranking relative to its price tier. Buyers willing to be patient and make disciplined offers may find real opportunity here that the appreciation numbers alone wouldn't suggest.