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
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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
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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
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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.
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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.
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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
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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
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GreatSchools:
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On average, homes in Happy Valley, OR sell after 77 days on the market compared to the national average of 56 days. The median sale price for homes in Happy Valley, OR over the last 12 months is $674,588, up 2% from the median home sale price over the previous 12 months.
Luxury, Space, and Modern Living — A Home That Truly Has It All !!!Welcome to this stunning 5-bedroom, 3-bathroom home thoughtfully designed for comfort, style, and today's lifestyle. Featuring a highly desirable main-level bedroom and full bath, this spacious residence offers flexibility for guests, multi-generational living, or a private home office. Step inside to discover beautiful luxury
Spacious 1,833 sqft home with open-concept design ideal for everyday living. The great room seamlessly flows into the kitchen, perfect for everything from casual meals in the dining nook to completing tasks at the kitchen island or unwinding in the great room. Upstairs a versatile loft offers additional space for a play area, craft room, or movie nights. Large windows throughout fill the home
Tucked away on a private lane off a quiet cul-de-sac, this stunning 4,700 sqft custom home sits on the best lot in Happy Valley, bordered by forest, framed by sweeping territorial views, and designed for those who refuse to compromise on beauty or privacy. Inside, tall ceilings, large bay windows, hickory hardwood floors, and a 50" gas-assisted wood-burning fireplace set the tone. Built-in
Barbara CarboneKeller Williams Realty Portland Premiere
Welcome to luxury living in Happy Valley's coveted Northern Heights community, where timeless farmhouse design meets exceptional craftsmanship and everyday comfort. Situated on a premier 0.21-acre corner lot with beautiful Pleasant Valley views, this stunning Stonebridge Homes masterpiece offers the perfect balance of elegance, functionality, and modern design.A welcoming covered front porch
Happy Valley home with a view. Perched high above the landscape, this exceptional Happy Valley residence offers a rare combination of sweeping, unobstructed views of the downtown Portland and absolute, natural seclusion. Backing directly onto a green space, the property serves as a private sanctuary. The expansive back patio stretches the entire length of the home, creating a spectacular venue
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
Set on a hard-to-find .46-acre lot with no HOA, this spacious Happy Valley home offers 5 bedrooms, 4 full bathrooms, and 4,048 square feet of room to live, gather, work, and unwind. The main level makes a beautiful first impression with vaulted ceilings, oversized windows, a statement fireplace, and built-in glass display cabinets in the living room. Just off the living room, the formal dining
Welcome to 17366 SE Blackburn St., a beautifully appointed 4-bedroom, 3-bath home in Damascus that checks every box. The main level features a guest bedroom with a full walk-in shower bath — perfect for multi-gen living or visiting guests. Hardwood floors and a dramatic curved staircase with iron balusters set an elegant tone throughout. The chef's kitchen shines with espresso cabinetry, granite
Luxury, Space, and Modern Living — A Home That Truly Has It All !!!Welcome to this stunning 5-bedroom, 3-bathroom home thoughtfully designed for comfort, style, and today's lifestyle. Featuring a highly desirable main-level bedroom and full bath, this spacious residence offers flexibility for guests, multi-generational living, or a private home office. Step inside to discover beautiful luxury
This move-in ready end-unit townhouse has been well maintained and freshly updated with new paint, cleaned carpets, a recent deep clean, and a newly stained deck. The main level features an open and functional layout with a cozy fireplace, dining area, and easy access to the back deck. The kitchen offers stainless steel appliances, a gas range, and a granite island that is perfect for morning
Nestled in the heart of Happy Valley, this exceptional luxury townhome offers the perfect blend of modern elegance, comfort, and convenience. Designed with sophisticated living in mind, the home features an open-concept floor plan filled with natural light, soaring ceilings, and premium finishes throughout.The gourmet kitchen is a true centerpiece, featuring quartz countertops, custom cabinetry,
Extensively remodeled beautiful colonial on approximately 35,000SF lot with sweeping mountain & territorial views. Custom with 4 bedrooms up, & finished basement. Open floor plan with great room, formal living & dining Spacious primary suite. Laundry chute from upper floor all the way to lower level. New deck. Pool with new liner & plenty of outdoor space. New paint. New roof & some siding. New
Impressive view lot in gated community with sweeping city views and possibly mountain view. Over 10,000SF of hilltop living. Located conveniently to I205, PDX, and downtown. Open space in back provides good privacy. Plans have been drafted. Use your builder or ours. Build your custom home here!
Experience elevated Pacific Northwest living in the highly sought-after Windswept Waters Residential Community in Damascus. Ideally located just minutes from Clackamas, Happy Valley, Boring, Sandy, Estacada, Welches, and the Mt. Hood recreation corridor, this home offers a rare balance of everyday convenience and access to Oregon’s best outdoor lifestyle. Key Features & Upgrades: New Roof,
4.67-acre property off semi-private drive with Mt Hood View. Build your dream home in the heart of Happy Valley, minutes to Clackamas/Sunnyside/Milwaukie. Clackamas Mall shopping & restaurants. Sunnyside Kaiser Medical Center. Possible two-build option. Buyer to do their own due diligence.
Welcome to The Heights at Happy Valley, a modern apartment community offering stylish living in one of Happy Valley’s most desirable locations. Featuring thoughtfully designed one-, two-, and three-bedroom apartment homes along with live-work units. Each residence offers open-concept layouts with contemporary finishes such as quartz countertops, spacious closets, and in-home washers and dryers.
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
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
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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
Welcome to Sonder Fields,your dream community where comfort, leisure, and entertainment are designedwith your lifestyle in mind. With a prime location and top-tier amenities, ournew apartments for rent in Happy Valley, OR, have everything you need to feel right athome. We're pet friendly too!Located near SE 172nd Ave and Clackamas Hwy, you're a stone's throw away from the top
Hot Temps = Cool Rents! Price Drops PLUS 1 Month Free! No Window or Portable Units Here: In-Home A/C Keeps You C-O-L-D! PLUS, Ask About Our Resident Referral Program. It Pays to Have Friends! Discover Scouter's Mountain, a new home with an adventure-ready spirit. Nestled among untouched woods, Scouter's Mountain embraces the essence of an outdoor escape. Think classic summer camp vibes—where
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
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