Growing suburb between Portland, Gresham and Boring
A suburban city nestled between the southeastern outskirts of Portland and the cities of Gresham and Boring, Happy Valley’s population of 28,000 grew by nearly 20% from 2020 and 2023 and shows no signs of stopping. “What’s unique about Happy Valley, compared to many other cities in the state, is that we are still a growing community with land available, whereas many other cities are already built out,” says City Council President David Emami, who has lived in Happy Valley since 2013. New constructions, abundant green spaces and organized community events define what the city website refers to as a “planned growth community.”
Boaters Entering the Clackamas River at Riverside Park
Aerial View of Industrial and Retail Locations
Entrance Statue at the Clackamas Business Center
Aerial View of the Baseball Fields at Riverside Park
1/4
New traditional homes and contemporary new constructions
In true suburban fashion, homes in Happy Valley sit behind wide, well-maintained sidewalks, some of which coil into cul-de-sacs. Residential streets consist of new traditional homes and contemporary architecture built after 2000—many new constructions—though split-level and ranch-style homes from the 1970s remain on some neighborhood streets. Single-family homes dominate the market, and three-bedroom townhouses are concentrated throughout the southeast of the city. The median sales price of a townhouse in Happy Valley is around $470,000, while that of a single-family home hovers around $695,000, considerably higher than across the nation, which falls around $407,200.
Single Story Homes in Clackamas
Colorful, Two Story Homes in North Clackamas
Traditional Two Story Homes in North Clackamas
Aerial View of Cul De Sac in North Clackamas
1/4
Waterfall overlook at Hidden Falls Nature Park
Happy Valley is full of expansive green spaces and trails teeming with foliage and wildlife. Hidden Falls Nature Park may be a misnomer—the park’s nearly mile-long, dog-friendly trail leads directly to a waterfall that emerges from a tangle of fern and moss. Scouters Mountain Nature Park offers arguably the best views of snow-capped Mount Hood in the area from the peak of an extinct lava dome. One of the city’s most popular green spaces is Happy Valley Park. Its amenities include a playground, various athletic courts, horseshoe pits, a splash pad and an off-leash dog area, while the 24 surrounding acres of wetland are a haven for migratory birds.
Happy Valley Park is also the setting of several annual city events, like the Concerts in the Valley weekly live concert series and the Fourth of July Family Festival. The patriotic celebration involves a morning hike, a community parade and, of course, a fireworks display. The city rounds out the year with its holiday Tree Lighting Ceremony, held outside of City Hall.
The Sign for Hidden Falls Nature Park in Rock Creek Neighborhood.
A Walking Path in Hidden Falls Nature Park in Rock Creek Neighborhood.
The Foot Bridge in Hidden Falls Nature Park in Rock Creek Neighborhood.
HIDDEN FALLS NATURE PARK IN ROCK CREEK NEIGHBORHOOD
1/4
Award-winning Speech and Debate Team at Nelson High
The North Clackamas School District serves most of the city and earns an overall B grade from Niche. The majority of Happy Valley students in the district will attend Adrienne C. Nelson High School, which also receives a B and hosts more than 30 after-school extracurriculars, including Music Theory Club, Aerospace Club and Ukrainian Students/Supporters Club. The school’s Speech and Debate Team had two winners at the 2022-2023 Oregon State Championship and three qualifiers for the National Speech and Debate Tournament the following academic year. Depending on where they live, other students in Happy Valley may attend Clackamas High School, which earns a B-plus, or the B-minus-rated Centennial High School, part of the C-plus-rated Centennial School District.
Clackamas High School's new campus was built in 2002, replacing the old 1957 building.
Clackamas High School's new campus was built in 2002, replacing the old 1957 building.
Centennial High School is a public High School in Gresham Oregon.
The Happy Valley Middle School and Elementary School reside together on one campus.
1/4
Nearly 20 food cart options at Happy Valley Station
Happy Valley’s main business corridor is Southeast 82nd Street, lined with big-box retailers, national grocery chains, local restaurants, fitness centers and other suburban conveniences. One of the thoroughfare’s southernmost destinations is Clackamas Town Center, an indoor mall with more than 130 stores, dozens of dining options, a Dave & Busters and a Cinemark movie theater.
Happy Valley Station consists of a semi-open dining area surrounded by roughly 20 food carts with a variety of international cuisines. Over 100 vendors participate in the Happy Valley Farmers Market every Saturday morning from May through October. The regular market offers fresh produce, locally sourced products, a food court and live music, while the Halloween and winter holiday market renditions both provide more seasonal cheer.
Fred Meyers offers resients of Happy Valley an opportunity ro shop for groceries and home goods.
Residents can chose from many ethnic food options at the Happy Valley Food Carts.
New Seasons Market offers upscale organic grocery options in Happy Valley.
Casa Collima offers authentic Mexican fare and outdoor dining in Happy Valley.
1/4
TriMet MAX connection at Clackamas Town Center
Interstate 205 runs along the west side of Happy Valley, which Portland commuters from the north side of the neighborhood can use to access Interstate 5. Commuters living in southern Happy Valley can take Oregon state Route 212 to reach the Portland city center, which is about 16 miles away. TriMet’s MAX Green Line light rail arrives at Clackamas Town Center every 15 minutes, connecting residents to Portland as well.
The Clackamas to Columbia Corridor Plan aims to improve the only north-to-south corridor east of Interstate 205, which runs directly through Happy Valley. If the project is greenlit, the thoroughfare—known as the 181st/182nd/190th corridor—will receive safer sidewalks, buffered bike lanes and revamped bus services, among other improvements.
The Clackamas Town Center is the last stop on Portland’s Green Line rail service.
Interstate 205 offers Happy Valley residents easy access to Portland, located 15 miles away.
Happy Valley Residents can either light rail or I-205 to Portland International Airport.
Aerial View of Highway 205 Interchange in Context with Clackamas Neighborhood
1/4
Property and violent crime lower than state averages
Both property and violent crime rates in Clackamas County were lower than state averages from 2020 to 2024. Property crime in Happy Valley decreased by almost 17% in 2022 and 2023, from 1,007 reports to 839. Conversely, violent crime trended up by almost 17% over the same span, increasing from 153 violent crimes in 2022 to 179.
Happy Valley has a temperate climate with all four seasons, though October through May tends to be rainy.
Written By
Julia Straka
Photography Contributed By
Brian Lee
Video By
Bill Jennings
Interested in learning more about homes in this area?
Reach out to
Michael Bouldin,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in Happy Valley, OR sell after 73 days on the market compared to the national average of 54 days. The median sale price for homes in Happy Valley, OR over the last 12 months is $670,000, consistent with the median home sale price over the previous 12 months.
OPEN HOUSE SUNDAY 2/15 FROM 12-2! HUGE PRICE DROP! One Owner, Premium Upgrades, Home Warranty Included and all appliances to stay with home! This home is situated in a highly sought-after neighborhood and perfectly balances modern upgrades with timeless design. Nestled in the heart of Happy Valley, this stunning one-owner NW Contemporary home offers an exceptional blend of style, comfort, and
Perched on a premier 0.21-acre corner lot in gated Northern Heights, this exceptional Stonebridge Homes masterpiece is the one you’ve been waiting for. With Pleasant Valley views, impeccable finishes, and designer touches throughout, this home is truly inspiring.From the inviting covered front porch to the expansive covered rear deck and shaded patio, every detail has been thoughtfully designed
Open house Saturday 3/14/2026 from 1-4pm. Craftsman style home with greatroom plan, including desk station, dining nook and kitchen in open style. Vaulted ceilings and windows with a view up the hillside. Kitchen has large island with gas cooktop & pocket doors to the formal dining room. Primary bedroom on the main level, across from the laundry room. Primary bedroom features tray ceilings, full
OPEN HOUSE SUNDAY 2/15 FROM 12-2! HUGE PRICE DROP! One Owner, Premium Upgrades, Home Warranty Included and all appliances to stay with home! This home is situated in a highly sought-after neighborhood and perfectly balances modern upgrades with timeless design. Nestled in the heart of Happy Valley, this stunning one-owner NW Contemporary home offers an exceptional blend of style, comfort, and
Perched on a premier 0.21-acre corner lot in gated Northern Heights, this exceptional Stonebridge Homes masterpiece is the one you’ve been waiting for. With Pleasant Valley views, impeccable finishes, and designer touches throughout, this home is truly inspiring.From the inviting covered front porch to the expansive covered rear deck and shaded patio, every detail has been thoughtfully designed
Welcome to this stunning well-maintained 5-bedroom 3.5-bathroom home nestled in one of Happy Valley’s most desirable neighborhoods. With over 3,300 sqft of versatile living space this home delivers comfort functionality and timeless charm.From the moment you arrive the curb appeal shines with a stone-accented exterior vibrant landscaping and a three-car garage. Step inside and you’ll immediately
SPACE RENT IS ONE OF THE LOWEST IN TOWN: $860/MONTH. Welcome Home! Discover this beautifully updated manufactured home tucked away in a peaceful and private park setting. Every detail has been thoughtfully refreshed — from the modern countertops and remodeled bathroom to the new flooring and fresh finishes throughout. No surface has been left untouched, giving this home a truly move-in-ready
Open house Saturday 3/14/2026 from 1-4pm. Craftsman style home with greatroom plan, including desk station, dining nook and kitchen in open style. Vaulted ceilings and windows with a view up the hillside. Kitchen has large island with gas cooktop & pocket doors to the formal dining room. Primary bedroom on the main level, across from the laundry room. Primary bedroom features tray ceilings, full
Captivating Mt. Hood Views | Private Corner Estate in HighpointePerched on over half an acre with unobstructed Mt. Hood, valley, and city views, this 6,806 sq ft custom estate blends architectural presence with everyday livability. Thoughtfully designed with a private elevator and full-home generator, this residence offers comfort, scale, and refined craftsmanship throughout. The main-level
Build your dream home in the heart of Happy Valley, minutes to Clackamas/Sunnyside. Unique property off semi-private drive. Buyer to do their own due diligence.
Gorgeous DR Horton 4-bedroom, 2.5-bath home on an extra-large .32-acre lot in the desirable Kensington Bluff neighborhood with incredible curb appeal! Enjoy the privacy and tranquility of greenbelt surroundings plus stunning sunset views from the 13x10 balcony making it a perfect spot to unwind. The entrance to the scenic Mt. Scott walking path is just 500 feet away, offering easy access to
Tucked into a quiet neighborhood and built in 2018, this home was made for those who value both peace and quiet, and access to what matters; quality dining, shopping, and outdoor recreation all just a stones throw away. The main living spaces are open and bright, positioned so that the sun flows throughout the entire floor with windows that look out into nature. The spacious kitchen leads
We would like to greet you to the Galen Floor plan at Avery Terrace, a new home community in Happy Valley, Oregon! This two-story home is 2,627 square feet and has 5 bedrooms, 2.75 bathrooms, and a 2-car garage. As you walk in, there is a bedroom that can be utilized as an at-home office or guest bedroom. You will pass the garage entry and there is a bathroom with a walk-in shower and a
his 4 bedroom home with a dedicated den and full bath on main is a winner! A vaulted ceiling in the great room, open gourmet kitchen with dining area, and generous pantry. Stainless steel appliances, gas cooktop, over-sized island, laminate floors. Fenced lot, extra deep garage, free-standing soaking tub in primary bathroom. Amenities include weekly yard maintenance, community center, play
SAMPLE PHOTOS Displayed. The 1609 floor plan is a beautiful 3 bedroom 2.5 bath with entry access from the garage or covered porch, the great room opens up to the kitchen, complete with slab counters, stainless steel gas appliances, kitchen island and pantry. Home is under construction and will be done in April. Great rates available with in house lender.
A Beautiful Place to Live!Inspired by the grace and natural beauty of the mountainside, Mt. Scott Commons is a great place to live. Our spacious apartment homes offer spectacular views of the mountain, trees and lush landscaping. You can also walk to Eagles Landing Golf course. If you are looking for apartment homes that are unlike any other, you will find them at Mt. Scott
Conveniently located in the heart of Clackamas County, Avana at Happy Valley apartments are across the street from Clackamas Town Center and within walking distance to the MAX Line, dining and entertainment. These stylish apartments for rent in Happy Valley, OR are a world away from the ordinary, featuring studio, one- and two- bedroom floor plans with exciting new interior upgrades including hip
Our newly renovated modern two-bedroom, one-bathroom apartments have a subtle style that won't overwhelm your personal decor. Featuring an open flow between the kitchen, dining room, and living room, these brand-new spaces include high-demand add-ons and upgraded fixtures to elevate the look of your entire space. Settle into our brand-new apartments and experience the lush suburb and charm of
Find your new home, now! Discover our Happy Valley apartments at Heather Lodge near Portland, Oregon. This vibrant community in the Rock Creek neighborhood is close to delicious restaurants and all your favorite stores. Brimming with attractive amenities, modern interiors, and relaxing leisure areas, our Happy Valley apartments will make you feel like you belong. Take a closer look at everything
Rock Creek Ridge Apartments offers newly constructed, luxury apartment homes located next to the Fred Meyer Shopping Plaza. After a long day at work, it’s great to unwind in the 24-hour fitness center, swim a few laps in the seasonal pool, or take a relaxing soak in the year-round spa. Easy access to schools, highways, and public transit. The community features a clubhouse with wi-fi, package
Loop your way through Sonder Fields, a brand new apartment community in serene Happy Valley. These one-, two- and three-bedroom apartment homes provide all the convenience and comfort of city living mixed with the calm you can only find outside our doors. You’ll be close enough to downtown Happy Valley to easily enjoy the shopping, dining and nightlife, but far enough away to take in all the
THE BEAUTY OF LIVING AT HAWKS RIDGE... The beauty of living at Hawks Ridge is in having the convenience of a Happy Valley location within a wooded landscape and rolling hills. Well-designed floor plans, an excellent amenity package including a washer and dryer in every apartment, a swimming pool, spa and fitness center, make Hawks Ridge an excellent value. For all the quiet comforts of
Experience the epitome of upscale living at Christilla Commons in Happy Valley. Our thoughtfully designed residences offer a variety of floor plans, including studios, one- and two-bedroom apartments, some with gas fireplaces and wet bars. Residents enjoy a rooftop deck with stunning views, a ground-floor plaza, secure parking, and modern amenities like quartz counter tops and stainless steel
Enjoy a secluded, suburban setting with the vibe of an urban lifestyle. Stevens Creek offers brand new well-crafted studios, one, two, and three-bedroom apartments with modern interior finishes and top-notch amenities. Minutes away, enjoy a variety of food choices at the Happy Valley Station Food Carts, relax with friends at the Valley Growler Tap House, and frequent the Farmer’s market for
The Elwood is a collection of one, two, and three bedroom apartment homes located in Happy Valley, OR. Our apartment homes feature air conditioning, quartz countertops, designer kitchen cabinetry, stainless steel appliances, full-size washer and dryer, and a balcony with panoramic views. Located just two blocks from our community is a New Seasons grocer, local brewpubs, spas, retail shopping,
(function(w,d,s,l,i){w[l]=w[l]||[];w[l].push({'gtm.start':new Date().getTime(),event:'gtm.js'});var f=d.getElementsByTagName(s)[0],j=d.createElement(s),dl=l!='dataLayer'?'&l='+l:'';j.async=true;j.src=';f.parentNode.insertBefore(j,f);})(window,document,'script','dataLayer','GTM-MPW2STKL');We don't just rent apartments. From the moment you walk
Here at Stone Ridge you may choose from a selection of five different floor plans in which pleasing neutral colors complement a range of decorating tastes, and private patios or decks put you in touch with the beauty of your surroundings. After a long day at work it's great to unwind in the 24 hour fitness center, swim a few laps in the seasonal pool or take a relaxing soak in the year-round spa.
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
