Real Estate Market

As we ease into 2026 I've eased into a new company. The Merit Properties Group at Keller Williams Portland Central is no more. After 48 years or so the Merit office next to Thriftway in Welches is no more. I spent 2025 holding the office down as the only agent. Everybody that was once there either retired, went to a new office, or moved out of area. Keller decided to close it down and my new office is Premiere Property Group, LLC located in Sandy. I don't physically go in to the office since my territory is up here on the mountain but it is available for meetings of clients if needed. Premiere is a local based company with many offices in Oregon and Washington. I'm excited to be joining this group! 

And now, here's the real estate update for the December sales:

December closed out the year with 18 total sales across the Mt. Hood area, which is a notable uptick in activity for what is typically a quieter stretch between Thanksgiving and the New Year. . Of those transactions, seven were Mt. Hood National Forest cabins on leased land. That is roughly one-third of all Forest Service cabin sales for the entire year occurring in a single month! Who would have guessed that would happen?

RMLS stats are listed below for December

At the top end of the market, Government Camp posted two sales at $1.2 M and $1.5 M, These sales show continued demand for premium mountain properties. The remaining sales were spread across Brightwood, Welches, and Rhododendron, with steady, activity throughout Mt. Hood Villages.

December ended with 56 active listings, 8 new listings, and 9 pending sales, with pending activity down 18.2% year-over-year, showing seasonal trends. Homes that did close averaged $546,600, while the median sale price sat at $486,300, and the average sale price was essentially flat year-over-year (-0.8%). Inventory measured at approximately 107 days on market,

                                     December sales are listed below. 

Looking Ahead to 2026

Heading into 2026, the Mt. Hood market is balanced and stable, with steady pricing. Buyers have  time to negotiate, while sellers who price realistically and present well in this market are seeing results. Overall, the market favors well-timed, well-priced decisions rather than urgency, especially for unique and high-quality properties.

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Mt. Hood Real Estate Market Snapshot Summary for 2025

154 total closed sales across all property types—highlighting demand at both the entry level and the luxury end of the spectrum.

Cabins on Mt. Hood National Forest land saw steady activity, with 20 sales ranging from $198,000 to $635,000, continuing to attract buyers seeking classic forested mountain retreats.

Condominium sales totaled 12 units, including 4 in Government Camp and the remainder in Welches. The most notable movement occurred at Fairway Estates at the Mt. Hood Oregon Resort, which accounted for 6 of the 12 condo sales, reinforcing its position as the most active condo community in the area.

At the top end, Government Camp shattered prior records with 8 single-family home sales, starting at $994,000 and soaring to an unbelieveable $2,599,000! The most affordable segment of the market with 11 sales under $205,000 was concentrated in manufactured home parks, including Mt. Hood RV Village and other park communities in Welches.

Excluding park sales and leased-land cabins, the remaining 101 single-family home sales broke down as follows:

• Under $400,000: 19 sales
• $400,000–$500,000: 20 sales
• $500,000–$700,000: 29 sales
• $700,000–$800,000: 14 sales
• $800,000–$1,000,000: 10 sales
• Over $1,000,000: 9 sales (7 of these in Government Camp)

Bottom line: 2025 showcased a balanced Mt. Hood market—strong mid-range volume, luxury sales stable, and accessibility at the entry level cementing the area’s appeal to both full-time residents and second-home buyers.

What This Means for Buyers and Sellers

For buyers, the Mt. Hood market offers options across a wide range of price points, but the strongest competition continues to be in the $500,000–$700,000 segment, where demand and volume are highest. Entry-level inventory remains limited, especially outside of  “parks” and leased land.

For sellers, 2025 confirmed that well-priced homes are moving, and premium properties in Government Camp are commanding record prices. Quality, location, and presentation matter more than ever, but the depth of buyer demand remains strong across much of the market.