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Latest Real Estate News – November 11, 2026

By Tim Penner · Penner Group Properties · November 11, 2026

A quiet Portland metro residential street on a misty Veterans Day morning, craftsman and ranch homes under a pale gold sky, an American flag on a porch, wet pavement reflecting soft light, and bare maples with amber leaves

The November 11, 2026 Edition · Portland Metro & the Willamette Valley

The Short Version

Wednesday, November 11 is Veterans Day, and the markets answered in two directions: stocks traded, but the bond market and banks were closed, so there was no Treasury session, no daily yield, and no official mortgage survey. Lender rate sheets still ticked up slightly, with Fortune's tracker putting the average 30-year conforming mortgage near 7.11%, up from about 7.03% Monday, as Tuesday's hot October CPI report, headline +0.4% and core +0.3%, continued to work through. The official test comes Thursday, November 12, when Freddie Mac's next survey becomes the first weekly 30-year average to absorb the inflation data, and markets still price roughly an 85% chance of a quarter-point Fed hike at the December 8-9 meeting. In the Portland metro, September remains the latest full RMLS report at a flat $545,000 median with 4.2 months of supply, with October's report due mid-month, while locally EAH Housing agreed to acquire Catholic Charities' 19-property affordable portfolio, construction began at Ruby-Mac Place, and Oregon's property tax deadline is Monday, November 16.

We publish a dated news edition here whenever the week's numbers and headlines are worth a plain-English read for buyers and sellers across Beaverton, Hillsboro, Cornelius, Forest Grove, Sherwood, Newberg, Wilsonville, and Woodburn. This edition covers a holiday-shortened week in rates, the first official mortgage survey to follow Tuesday's inflation report, and the local housing news that moved in Portland and Washington County this week.

~7.11%

Daily average 30-year conforming mortgage, Wednesday, November 11, 2026

Up from about 7.03% Monday as lender rate sheets absorbed Tuesday's CPI move; no official print because the bond market was closed for Veterans Day

5.004%

10-year Treasury yield, Tuesday, November 10, 2026

Traded above 5% intraday before paring to about 4.99%; Treasury markets were closed Wednesday, so Thursday is the first full session after the inflation data

~85%

Priced chance of a quarter-point Fed hike at the December 8-9 meeting, per CME FedWatch

With roughly 14% pricing a larger half-point move after the hot CPI report and Governor Waller's remarks

7.18%

Average 30-year fixed mortgage, week of November 5 (Freddie Mac)

Thursday's survey, due November 12, is the first official weekly average to absorb Tuesday's CPI move

The Treasury and holiday-market figures come from CNBC and the Investopedia and Yahoo Finance holiday calendars; the daily mortgage figures come from Fortune's rate tracker; the Fed expectations come from CME FedWatch as reported by Kiplinger and CBS News; and the official mortgage figures come from Freddie Mac's PMMS. See the sources at the bottom of this page.

A Holiday Pause in the Rate Story

Tuesday's inflation report reset the rate week, and then the calendar handed the market a day off. Here is what Veterans Day did and did not change:

  • Wednesday is Veterans Day, and the markets answered the holiday in two directions. The stock market, NYSE and Nasdaq, was open for a regular session, but the bond market, banks, and the Federal Reserve were closed all day under the industry's standard holiday calendar. That means there was no Treasury session, no new daily yield, and no official weekly mortgage survey on Wednesday. The rate story paused, it did not change: the last Treasury close was Tuesday's, when the 10-year yield traded above 5% before paring to about 4.99%, and the next full session is Thursday.
  • Lender rate sheets still moved. Even with the bond market closed, daily mortgage-quote trackers updated: Fortune's November 11 tracker put the average 30-year conforming mortgage near 7.11%, up from about 7.03% on Monday, with the 15-year near 6.27%. The move was small, but the direction matters: it is the first sign that the three-week decline in mortgage rates has run into Tuesday's inflation report. The official test comes Thursday, November 12, when Freddie Mac publishes the Primary Mortgage Market Survey that will be the first weekly 30-year average to absorb the CPI data.
  • The inflation print that started it still stands. Tuesday's October CPI showed headline prices up 0.4% on a seasonally adjusted basis, above the 0.3% consensus, with core up 0.3% for a third straight month, and the 10-year Treasury jumped more than 14 basis points, touching 5.004% intraday before closing near 4.99%. Because the 2025 government shutdown prevented collection of October 2025 data, the Bureau of Labor Statistics published no official 12-month figure.
  • The Fed math did not move again on Wednesday, because nothing traded. The standing read from CME FedWatch is roughly an 85% chance of a quarter-point hike at the December 8-9 meeting, with about 14% pricing a larger half-point move, and Federal Reserve Governor Christopher Waller's post-CPI remarks were part of what pushed expectations there. A quarter-point hike would lift the federal funds target range from 3.75%-4.00% to 4.00%-4.25%. Thursday is the first day the market can actually act on all of it.
  • The tape underneath the headline stays slow. Industry reporting still puts the existing-home sales pace near a 3.99 million annual rate, described as a roughly 30-year low, as the near-7% rate lock-in freeze keeps supply and demand both thin. NAHB's builder confidence index was 29 in October with 43% of builders cutting prices, September housing starts fell 5.2%, and the Census Bureau and HUD publish October housing starts, permits, and completions on November 18.

Our note on rates easing to 7.24% and the Fed hold explainer walk through the mechanics of what a CPI print does to a mortgage. The practical version: Thursday's survey settles whether the three-week decline is over, and a rate lock is worth deciding on with that number in hand, not with a guess about the meeting after that.

The Fed itself remains on hold at a target range of 3.75% to 4.00% after its October 27-28 meeting, a 10-2 vote, and meets next on December 8-9 with a Summary of Economic Projections. The question is no longer whether a hike is possible, it is how large the market has to price one in.

Portland Metro: An Affordable Portfolio Sale and a Slow Tape

The metro's own October data lands mid-month. While it does, the local news this week is about who owns the region's affordable housing, where the next ownership units are being built, and how the region reads in the industry's annual rankings:

  • The October RMLS report is still the metro's next big date. September remains the latest full Market Action Report at a flat $545,000 median with 4.2 months of supply, and the October report is due mid-month, typically around November 18-20, the first full read on how the metro absorbed the early-October rate peak and the midterms. Until it lands, September and the pending-sale trend remain the honest baseline, as we wrote in the November 10 edition.
  • An affordable housing block changed hands on the way to the holiday. OregonLive reported Tuesday that EAH Housing, a California nonprofit, agreed to acquire Catholic Charities of Oregon's entire 19-property affordable housing portfolio for about $30 million, placing more than 1,000 family, senior, and supportive homes across the Portland area under one owner. The deal needs regulatory approval and is expected to close in the second quarter of 2027, with Guardian Real Estate Services staying on as property manager. Portfolio sales like this are how ownership of the region's subsidized stock consolidates, and they are worth watching because they change who answers the phone for the families living in those buildings.
  • The supply pipeline keeps producing small, concrete wins. Construction began this month at Ruby-Mac Place in East Columbia, a Portland Housing Bureau development of 31 affordable three- and four-bedroom homes built for purchase by first-time buyers. Homeownership projects are the slow, durable part of the supply story, and each one takes real buyer households out of the rental pool.
  • Portland climbed out of the basement in the industry's annual rankings. The ULI and PwC Emerging Trends report moved Portland up seven spots in its latest ranking of U.S. real estate markets, per OregonLive's coverage, a small but real sign that investors are beginning to rate the region's long-run prospects again even as the current sales market cools. Separately, OregonLive reported that federal regulators are probing the $166 million Sortis real estate fund tied to popular Portland and Pacific Northwest restaurants and bars, a reminder that not every headline number is the whole story.

What This Looks Like Across Our Service Areas

A metro median only matters if it turns into a plan for your town. With Thursday's rate reading coming, a December Fed meeting now well-priced, and the property tax deadline five days out, here is how the week reads in the communities we serve every day:

Beaverton & Sherwood

Thursday's Freddie Mac reading is the first official number after CPI, so the rate-lock conversation belongs before it, not after it. With the 30-year average at 7.18% and daily quotes already ticking up, ask any lender what today's lock costs versus waiting. Washington County's tax notices are out at the same time: the county's average real market value for single-family homes fell about 3.3% from 2025 to 2026, yet most owners will still see higher bills because assessed values rose. Condos and townhomes still offer the entry point that full-size houses no longer do. See what homes cost in Beaverton and our Sherwood spotlight.

Hillsboro, Cornelius & Forest Grove

Thursday, November 12 is a big evening on the westside: Hillsboro's Block 56 community open house, pairing Portland Community College's planned Hillsboro Center with Hillsboro School District and Virginia Garcia Memorial Health Center space, gives residents a direct say in a project that anchors downtown for decades. Health, education, and transit anchors hold value through a slow market, and the technology corridor keeps household incomes steady across all three towns. Our Hillsboro, Cornelius, and Forest Grove guides cover the local picture.

Washington County note

One calendar item belongs to every homeowner in the county: Oregon's 2026-27 property tax bill is due Monday, November 16, and paying the full bill earns a 3% discount while paying two-thirds earns 2%. The county's own 2026 assessment letter shows why a bill can rise even when values fall: the average real market value of a Washington County single-family home dropped about 3.3% from 2025 to 2026, but assessed values still rose, which is what drives most bills. If your escrow account already holds the payment, the coupon is handled for you; if you pay directly, the county treasurer's office takes the discount off the top. Fifteen minutes this week is worth the discount.

Newberg

Wine-country living keeps Newberg a steady blend of commuters and locals, and the November 16 property tax due date applies here too, with the full-payment discount worth checking against your escrow setup. At these rates the pace still suits sellers who price against current closed comparables and buyers who want room to compare, and Thursday's Freddie Mac reading will tell us whether the three-week rate slide survives the inflation print. See our Newberg guide.

Wilsonville & Woodburn

Down I-5, the two ends of the payment spectrum: Wilsonville runs near the top of our service area and Woodburn the bottom, which is why Woodburn keeps drawing first-time and move-up buyers even at 7%-plus rates and why Oregon's down payment assistance matters more when rates look set to climb again. The assistance, up to $60,000 or 20% of the purchase price for eligible first-time and first-generation buyers, is still taking applications. See living in Wilsonville and living in Woodburn.

Every one of these communities has its own rhythm, and the full map of our service areas shows the range we cover, from the metro core to the Willamette Valley.

Oregon Notebook: Taxes, Rent Caps, and Down Payment Help

Three Oregon items belong on the calendar this month, one of them in five days:

  • Property taxes are due Monday, November 16. Oregon's statutory November 15 date falls on a Sunday this year, so the deadline lands on the 16th. Paying the 2026 bill in full earns a 3% discount and paying two-thirds earns 2%, and under state law the discount is lost after the due date. Our property tax explainer covers why a bill can rise even when a value estimate falls, which is exactly what Washington County's latest assessment letters show.
  • The statewide rent increase cap is 9.5% for 2026. The Department of Administrative Services' rent stabilization figures set the year's maximum rent increase at 9.5% for most residential tenancies, with a separate 6% cap for larger mobile home parks. It matters for renters weighing a move against a renewal, and for owners setting expectations for next year.
  • Down payment help is still open. Oregon Housing and Community Services' Down Payment Assistance offers eligible first-time and first-generation buyers up to $60,000 or 20% of the purchase price, whichever is less. With rates near 7.18%, daily averages ticking back up, and a December hike now well-priced, that assistance often does more for a monthly payment than waiting for another quarter point. See our down payment assistance guide.

What We Are Watching Next

Six dates sit on the calendar for anyone planning a move before the new year:

  • Thursday, November 12: Freddie Mac's next weekly reading, the first official 30-year average to absorb Tuesday's CPI move, and the first full day of Treasury trading after Veterans Day.
  • Thursday, November 12: Portland City Council's agenda includes the zoning code and comprehensive plan amendments for housing production and Central City revitalization, and Hillsboro's Block 56 community open house is the same evening.
  • Monday, November 16: Oregon's property tax due date, and the last day for the 3% full-payment discount.
  • Mid-November: the RMLS October Market Action Report, typically around November 18-20, the first full read on the metro since the rate peak.
  • Wednesday, November 18: Census Bureau and HUD housing starts, permits, and completions for October.
  • December 8-9: the Fed's final scheduled meeting of 2026, priced at roughly 85% for a quarter-point hike and about 14% for a half-point.

A holiday did not change what your house costs; it changed what the money on it costs, and only for a day. Thursday's survey tells us whether Tuesday's inflation print ended the three-week slide. If a transaction works at 7.18%, you are not betting on a correction, you are locking in a workable number. If it only works at 6.5%, the honest answer this week is to change the house, the down payment, or the timeline rather than the hope.

Sources

The figures in this note come from these public reports and coverage, retrieved November 11, 2026. Payment examples and any town-level commentary are the team's own reading of the data, not quotes, and nothing here is a forecast we would ask you to bet on.

Not sure what this week means for your move?

We track pending and sold data across the Portland metro, Washington County, and the Willamette Valley all month long, and we read the national reports the way you would hope your team does. Call (971) 777-3137, write to Concierge@pennergroupproperties.com, or send a note through the contact page, and we will walk through the rates, the numbers, and your plan, whether you are buying, selling, or just being curious.

Talk to the Team