For Buyers
What Homes Actually Cost in Beaverton Right Now
By Tim Penner · Penner Group Properties · September 4, 2026
A Homecoming · Beaverton, Oregon
Buying in Beaverton is more realistic than a lot of people assume, and that is exactly what this post is about. We are going to break down the real numbers: what homes are actually selling for, what a monthly payment means once taxes and insurance are in, what you need to qualify, and what closing costs look like. Everything here is an estimate meant to give you a grounded starting point, because the figures vary by neighborhood, property, and program. For exact numbers on a specific home, reach out to the Penner Group team and we will run the real math with you.
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What Homes Actually Cost Right Now
As of late 2026, the median home price in Beaverton sits around $530,000. That is about 2-3% softer than a year ago, which adds up to the most negotiating room buyers have had in a while. Prices are not uniform across the city, though, so here is a rough neighborhood-by-neighborhood picture (all estimates, and all moving):
- 97007 (Cooper Mountain / Vose side): around $641K
- 97008: around $543K
- 97078: around $498K
- 97006: around $468K
- 97003: around $461K
- Downtown and central: a bit lower than the citywide median
Homes are still moving quickly, going pending in around 11 days on average. That means good homes do not linger, so it pays to be ready when the right one comes up. The softer pricing is an opportunity, but speed still matters.
What a Monthly Payment Actually Means
A sticker price only tells part of the story. Here are three sample scenarios, each assuming a 30-year fixed mortgage near roughly 6.6% (rates as of September 2026) with a 20% down payment. These are rough ranges meant to frame your budget, not quotes:
$450,000
$90,000 down · $360,000 loan
~$2,300/mo principal & interest
~$2,900-3,100/mo all-in
$530,000
The Median
$106,000 down · $424,000 loan
~$2,700/mo principal & interest
~$3,300-3,600/mo all-in
$650,000
$130,000 down · $520,000 loan
~$3,300/mo principal & interest
~$4,000-4,300/mo all-in
A larger down payment or a lower rate lowers the payment, sometimes a lot. And the total you see above includes more than just the loan. Property taxes in the area run roughly 1%, homeowners insurance adds on top, and any HOA fee, often $200-300 a month in some neighborhoods, joins the pile too. Final numbers vary by property and program, which is exactly why it is worth running them for your specific situation.
What You Need to Qualify
The lender cares most about your debt-to-income ratio, with a front-end ratio around 28% and a back-end ratio up to roughly 43%. A credit score in the 700s gets you the best rates, and at typical levels your score moves your payment more than your down payment does. You will generally want a pre-approval in hand before you start shopping, so you know the number the bank believes before you fall in love with a house. On down payments, 20% avoids PMI, but 3-5% options, FHA and conventional low-down programs, exist for qualified buyers. If you would like a pre-approval referral and the current rate, just ask, and we will point you to a lender we trust.
Closing Costs: The Numbers
Plan on roughly 2-4% of the purchase price in closing costs. That covers title, escrow, appraisal, inspection, lender origination, and recording. One thing that helps in Oregon: the state generally has no big real-estate transfer tax on most sales, which keeps those costs a little lighter than in some other states. Exact figures depend on your lender and your price, so treat this as a planning range rather than a final bill.
Neighborhoods, Schools & Commute
Downtown Beaverton
Walkable, with dining and shops, and right near the Beaverton MAX station on the Blue and Red lines for an easy ride into Portland. A great fit for first-time buyers.
Cedar Hills / Five Oaks corridor
Comfortable mid-century to newer homes, close to MAX and US-26 into Portland, and to Cedar Hills neighborhoods with strong school access.
Central Beaverton
A balanced market with more negotiating room, solid family homes, and easy access to the Beaverton Transit Center.
97007 / Cooper Mountain / Vose side
Larger and newer homes at the top end of Beaverton pricing, good schools, and a more suburban feel.
The Beaverton School District is generally well-regarded, with several strong elementary and high schools. Commutes into Portland run on the MAX Blue and Red lines and via US-26, OR-217, and I-5, roughly 15-30 minutes to downtown Portland depending on the area and time of day. School boundaries vary by exact address, so we always suggest verifying the boundary for a specific property before you commit.
Ready to see what fits your budget?
We would love to help you find current Beaverton listings, run exact monthly numbers, and settle on the right neighborhood for your budget. Reach the Penner Group Properties team at Concierge@PennerGroupProperties.com or (971) 777-3137.
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