Portland Homes at $400,000 and Below: An MLS Sample Study

A purchase-price ceiling of $400,000 produces very different choices depending on the kind of home being considered. In the supplied Portland-area MLS sample, condos make up 59.6% of active records. At $200,000 and below, in-park manufactured homes and condos together account for 379 of 399 single-price records, or 95.0%.

Scope: supplied MLS sample, September 22, 2026. Search filters, the complete result count, and the export cutoff are unconfirmed. These are sample findings, not a census of Portland-area homes. Asking prices and listing status are historical observations from this file.

What changes as the price ceiling changes?

The file includes 399 active records with a single asking price at or below $200,000; 970 at or below $300,000; and 1,725 at or below $400,000. Those thresholds describe overlapping groups: the $300,000 group includes the $200,000 group. They should not be added together.

At the lowest end, 100 of the 107 records priced at or below $100,000 carry the IN-PARK classification. A search result at that price therefore needs an ownership-and-space-rent check before it can be compared with a conventional house-and-land purchase. The dataset contains no space-rent amounts.

At $300,000 and below, condos contribute 682 records, or 70.3% of the 970 single-price observations. Detached homes contribute 25. This makes property type a useful early search decision for a buyer working within that budget, without proving that any particular listing will meet their needs.

The mix behind the headline number

The sample's $290,000 median asking price blends condos, attached homes, in-park housing, floating homes, and other categories. It does not represent a typical detached Portland house or the value of an individual property. Compare the same ownership form and investigate condition, location, and size before interpreting a price difference.

Turn the sample into a practical search

First decide which property forms you would actually consider. Then create a separate shortlist for each acceptable form. A condo search should collect association documents and costs; an in-park search should establish space terms; a floating-home search should establish the structure and moorage arrangements.

For each shortlisted property, use current documents to compare financing, taxes, insurance, dues or rent, utilities, and likely repairs. The CFPB's explanation of mortgage and ownership costs separates the purchase and borrowing costs from expenses that continue during ownership. None of the monthly amounts are measured by this study.

Questions buyers ask

Does this mean there are exactly 1,725 homes available below $400,000? No. That is the count of single-price active records in this supplied file. The search's full result count and export limit are unconfirmed, and listing status can change.

Does a lower asking price mean a lower monthly cost? The file cannot answer that. Two properties with the same asking price can have different taxes, insurance, association costs, space arrangements, and repair needs.

Can this tell me what sellers will accept? No. Asking prices are not closing prices. The file lacks a separate sold-price field.

Choose a shortlist you can compare

Use the detached-home study or the condo study to narrow the question. Own It Northwest can help connect a current property search with the documents and costs that matter to your budget. Discuss your search with the team.

Source and method

This is an analysis of the MLS export supplied to Own It Northwest on September 22, 2026. The file contains exactly 2,000 records: 1,732 marked ACT and 268 marked SLD. Original search settings, the complete matching-result count, and the data cutoff are unconfirmed. Results describe this supplied sample, not all Portland-area inventory. The sold records are excluded from these six active-listing studies.

Price calculations exclude auctions and range prices. Property codes are preserved; MLS area labels are broader reporting areas. Read the complete methodology, supporting report, and aggregate CSV.

• RMLS Market Action, January 2024, area report (page 10): Area code-to-label crosswalk only. Not current market statistics or exact municipal boundaries.
• CFPB: Costs of taking out a mortgage: Separate borrowing costs, property taxes, insurance, and other ownership costs.

Suggested citation: Own It Northwest, “Portland Homes at $400,000 and Below: An MLS Sample Study,” September 22, 2026 supplied MLS sample, https://ownitnorthwest.net/blog/portland-homes-400k-and-below-2026-09.