The suburbs, honestly

One thing that surprises people: these are separate cities, each with its own rules, school districts and, in some cases, taxes. Gresham is in Multnomah County, like Portland. Happy Valley, Lake Oswego and West Linn are in Clackamas County. Beaverton and Tigard are in Washington County.

Gresham

Kerrie's take.

Gresham is far east, closer to Mount Hood, Hood River and the Columbia River Gorge than to downtown Portland, and it feels connected to that part of Oregon. Home prices are more affordable and your money goes further. Homes tend to be newer, so if you want something suburban with a two-car garage, sidewalks and a master-planned feel, Gresham can be a good fit. It's also changing fast, including a new library in East County. The Gresham of today won't be the Gresham of 10 years from now.

A client story.

One of my clients was relocating from out of state and wanted a home that could carry them toward retirement, with access to the outdoors, without spending all the equity from their previous home. We toured all over the metro: Happy Valley, Clackamas, Gresham and Portland. In Gresham, they loved the newer homes, modern layouts and easy access to shopping and restaurants, with some separation from city intensity and quick trips to the Gorge. They also wanted room for backyard chickens and two dogs, which can be tight on a 3,000-square-foot Portland lot. The home they bought has a gently sloping lot with mature landscaping and plenty of space for both.

A little history.

Pioneers James and Jackson Powell settled the area in the early 1850s, and it was long known as Powell's Valley. It was a farming town of berries, grapes and vegetables when it incorporated in 1905, named for Walter Q. Gresham, a Civil War general and U.S. Secretary of State. Its population boomed in the second half of the 20th century.

Tradeoffs.

Distance from central Portland, less historic character, and a mostly car-based lifestyle outside downtown Gresham.

Does Gresham have the same taxes as Portland?

Partly. Gresham is in Multnomah County, so residents above the income thresholds pay the county's Preschool for All tax and Metro's Supportive Housing Services tax, like Portland residents. Portland's Arts Tax applies only inside Portland city limits. Confirm with a tax professional.

How far is it to Mount Hood and the Gorge?

Gresham is one of the closest metro cities to both, which is a big reason outdoor-minded buyers look here.

Happy Valley

Kerrie's take.

Happy Valley is much more master-planned and newer. If you're coming from Texas, Arizona or another market full of master-planned new-build communities, I always suggest at least looking here, because it will feel familiar. You'll find new construction, modern layouts and planned communities, and the city is building a central, downtown-style hub. Median prices are higher than Portland's.

Tradeoffs.

You won't get a walkable home with unique character, or Portland's weirdness. You're choosing a more suburban, predictable experience.

Are taxes different from Portland's?

Yes. Happy Valley is in Clackamas County, so the Multnomah County Preschool for All tax and Portland's Arts Tax don't apply. Metro's Supportive Housing Services tax applies to most addresses inside the Metro boundary. Confirm with a tax professional.

Are there HOAs?

Many newer communities have them. Read the rules and fees before you write an offer.

Lake Oswego

Kerrie's take.

Lake Oswego is beautiful: wooded, hilly and wrapped around a lake, with water nearly everywhere. There's Oswego Lake, the Willamette River and George Rogers Park. Its small, walkable downtown has independent shops, restaurants and bars, not just chains, and an elevated, European-inspired feel.

Tradeoffs.

It's expensive. It's not very walkable unless you live in First Addition near downtown, and the downtown is small, mainly one street. Oswego Lake is private: most people can't use it unless they live on it or have lake easement rights. Some swim clubs require a Lake Oswego address.

Can anyone use Oswego Lake?

No. The lake is privately managed, and access generally comes with lakefront ownership or easement rights. Ask about lake rights for any home you're considering.

What are the schools like?

Review the Oregon Department of Education report cards and verify school assignment for any address.

West Linn

Kerrie's take.

West Linn is priced similarly to Lake Oswego and is also wooded, but I think of it as Lake Oswego's funkier, artier cousin. West Linn thinks of itself as less fancy. At one open house, buyers from West Linn told me, "We're not Lake Oswego people." They're sister cities, but each has its own identity. West Linn has some beautiful homes on the bluffs overlooking the river. I don't tour West Linn as often as the other suburbs here.

How does West Linn compare to Lake Oswego?

Prices are similar. West Linn feels a bit more casual and less polished, and it has no large central lake.

What school district serves West Linn?

West Linn-Wilsonville School District. Verify school assignment for any address.

Are taxes different from Portland's?

West Linn is in Clackamas County, so the Multnomah County Preschool for All tax and Portland's Arts Tax don't apply. Metro's Supportive Housing Services tax does.

Beaverton

Kerrie's take.

I tour Beaverton a fair amount. It's a practical, utilitarian suburb with easy access to Nike's world headquarters and a short drive to Intel's Hillsboro campuses, so it draws a lot of Silicon Forest workers who want a short commute. Prices are more affordable than many west-side options. It feels more planned and much less funky than Portland. That predictability appeals to some people and annoys others. Buyers tend to love it or not, and they figure it out quickly.

A little history.

The Atfalati Kalapuya people called the area Chakeipi, "place of the beaver." Early settlers called it Beaver Dam, for the beaver dams and wetlands along the creeks, and the name became Beaverton. Augustus Fanno filed one of the first land claims in 1846, and the railroad's arrival in the late 1800s helped the town grow.

Tradeoffs.

Less character and quirk than Portland, and a more car-based lifestyle outside a few town centers.

Are taxes different from Portland's?

Beaverton is in Washington County, so the Multnomah County Preschool for All tax and Portland's Arts Tax don't apply. Metro's Supportive Housing Services tax applies to most addresses. Confirm with a tax professional.

Is it close to Nike and Intel?

Nike's world headquarters is in the Beaverton area. Intel's main Oregon campuses are in neighboring Hillsboro, a short drive west.

What school district serves Beaverton?

Beaverton School District, which offers option programs. Verify school assignment for any address.

Tigard

Kerrie's take.

Tigard is cute. It has a walkable little downtown on Main Street, which is rare for a Portland suburb. Otherwise it's another practical suburb. It's not the fanciest or the flashiest, but it gets it done.

A little history.

In 1852, Wilson Tigard bought a 320-acre land claim here. The settlement became known as Tigardville after the general store and post office his son opened, and it grew into a town when the electric railroad arrived in 1910.

Tradeoffs.

Less character than Portland's close-in neighborhoods, and a car-based lifestyle beyond downtown.

Are taxes different from Portland's?

Tigard is in Washington County, so the Multnomah County Preschool for All tax and Portland's Arts Tax don't apply. Metro's Supportive Housing Services tax does.

What school district serves Tigard?

Mainly Tigard-Tualatin School District. Verify school assignment for any address.

Is downtown Tigard walkable?

The Main Street area is, with local shops and restaurants. Most of Tigard is car-oriented.

Comparing suburbs is easier in person. If you're weighing Portland against a suburb, or one suburb against another, I'll help you tour them side by side and test the commute before you decide.