The Portland–Vancouver–Hillsboro metro has 2.5M residents (per 2024 ACS 5-year Estimates ), a 2024 median household income of $97K, median home value of $559K, median age of 39, and a 43% bachelor's-degree share among adults 25 and older. The analysis below clusters neighborhoods within the metro's urbanized areas, covering 1.9M of those 2.5M residents. The west-side and south suburbs around Lake Oswego and Bethany lead on home values, incomes, and education, while the east side around Gresham and the Washington communities around Vancouver sit at the bottom.
Median home value
The highest values sit south and west of the city. The area north of Lake Oswego — an affluent suburb about seven miles south of Portland — tops the metro at $950K, with the area west of Lake Oswego, the area south of Bethany on the west side, and the area east of Stafford all at $788K, and the area west of Oak Grove at $775K. At the bottom, the lowest values are north of the river in Washington and out east: the area east of Vancouver at $402K, north of Vancouver at $405K, west Vancouver at $412K, the area west of Troutdale at $414K, and east of Gresham at $416K. The ≥$750K tier traces the south and west suburbs; the $400K–$500K tier covers Vancouver and the eastern edge around Gresham.
Median household income
The area south of Bethany tops the metro at $163K, followed by the area east of Stafford at $156K, west of Beaverton at $153K, south of Portland at $145K, and west of Lake Oswego at $144K. The lowest incomes are out east and across the river: east Portland at $63K, the area east of Portland and west Vancouver both at $64K, a second area east of Portland at $67K, and the area east of Gresham at $68K. The ≥$130K tier follows the west-side suburbs from Bethany through Beaverton; the under-$80K tier sits on the east side and parts of Vancouver.
Median age
The oldest neighborhoods are the established suburbs ringing the city. South Vancouver and the area north of Lake Oswego top the metro at 49, with the area west of Oak Grove and east Tigard at 47, and the area west of Gladstone at 46. The youngest neighborhoods sit out east and on the Hillsboro side: the area east of Gresham and north Portland at 33, the areas west of Beaverton and west of Hillsboro at 34, and north Hillsboro at 35. Most of the metro sits in the 36–42 range.
Adults with a bachelor's degree
Education peaks in the city's west side and south. The area south of Portland leads at 74%, with west Portland at 73%, the area south of Bethany at 71%, and the areas north of Lake Oswego and west of Portland both at 70%. The lowest shares are out east and across the river: a cluster east of Portland and the area east of Vancouver at 19%, a second cluster east of Portland at 21%, east of Gresham at 22%, and west of Gresham at 23%. The ≥65% tier follows the west side and south; the under-25% tier covers the eastern edge and east Vancouver.
Where the metrics overlap
The west side and south sit at the top of home value, income, and education together — the area south of Bethany tops income and posts a 71% bachelor's share, while the area north of Lake Oswego leads home value, age, and education at once. The east side forms the opposite corner: a cluster east of Portland pairs a $64K income with a 21% bachelor's share, and the Gresham edge sits near the bottom on value, income, and education alike. Across the Columbia River, Vancouver holds some of the metro's lowest home values and incomes, while age cuts the other way — the oldest neighborhoods are the established suburbs and the youngest are out east and around Hillsboro.
Key Takeaways
- Across the metro, the median home value is $559K, median household income is $97K, median age is 39, and the bachelor's-degree share is 43%.
- The area north of Lake Oswego tops home value at $950K, age at 49, and education among the leaders at 70%.
- The area south of Bethany tops income at $163K.
- The east side holds the metro's lowest figures, with east Portland at a $63K income and a cluster east of Portland at a 19% bachelor's share.
- The lowest home values fall to $402K east of Vancouver, Washington.
- The youngest neighborhoods reach a median age of 33 east of Gresham and in north Portland.