Milwaukie

Located 2 miles from downtown Milwaukie and spanning a small sliver of southeast Portland, Ardenwald offers residents suburban living with immediate access to urban amenities at Clackamas Town Center and major highways like U.S. Route 99E for a quick 6-mile commute into downtown Portland. Like many of the surrounding suburbs, Ardenwald developed as a result of the completion of U.S Route 99E in the 1930s, which improved the area’s connection to Portland. While Ardenwald features railways, warehouses and light industrial activity, the neighborhood is also known as a quiet community with an emphasis on outdoor recreation and nearby greenspace like Tideman Johnson City Park for wildlife viewing and creek-side hiking. The community is highly popular for commuters working in Portland who are interested in maintaining a suburban and nature-oriented lifestyle. Locals here benefit from a community-oriented neighborhood with a small-town feel through family-owned restaurants like Gramma’s Corner Kitchen and the annual concert series held at Ardenwald Park. “The community provides immediate access to Portland without a heavy commute and features a wide variety of mid-century homes more affordable than similar properties closer to downtown,” says Lauren Sheehan, local resident of Ardenwald for over 12 years and Broker of eXp Realty, LLC. Residents here shop at Clackamas Town Center, which offers a variety of department stores and retailers to choose from, like Macy's, JCPenney and Dick’s Sporting Goods. While groceries and other everyday essentials are available at nearby stores like New Seasons, Walgreens and Rite Aid at Milwaukie Marketplace. When dining in the area, locals visit Milwaukie Cafe and Bottle Shop for their famous breakfast sandwiches, slow-cooked brisket and weekend brunch specials. Or head to family-owned Gramma’s Corner Kitchen for breakfast bites and home-style American classics that have been serving the community for over 7 years. For outdoor dining on a heated patio, visit Ovation Bistro and Bar for an extensive wine menu with over 90 variations and a food menu inspired by local produce and neighborhood farmers. The sound of amplified guitars, bellowing accordions and soaring vocal harmonies fill the air each summer at Ardenwald Park during the neighborhood’s annual concert series. Usually held every Thursday evening in August, adults and children gather at the park to listen to bands, hang out with neighbors and bring food and drinks to share. The event is popular among children who climb on the park’s playground or dance in front of the bands. The concert series highlights all kinds of genres with performances by country fiddlers, college rock cover bands and jazzy blues groups. Ardenwald features a range of housing options from single-story bungalows and mid-century ramblers to newly-constructed New Traditionals and Cape Cod styles. Most subdivisions here are without a Homeowners Association fee and feature narrow streets where traffic is slow to accommodate morning jogs and dog walkers. While new construction and renovations enter the community, the majority of the homes here are well-built and were constructed as early as the 1960s. With a median sales price of $490,000, price points here can range from the mid 200,000s to upwards of $800,000 depending on the age, size and location of the property. For example, a two-bedroom bungalow fixer-upper costs around $265,000, while a four-bedroom newly-constructed New Traditional with close proximity to Ardenwald Elementary School can go for around $799,000. Homes neighboring the high-rated schools within the area are subject to increased price points. Homes here often feature smaller lots with paved driveways and are typically fronted by well-maintained patches of greenery with ornate barriers for added seclusion. “All one level homes are hard to find in inner Portland and Ardenwald is made up of one-level homes or main level living with a basement— they are affordable and attract both first-time buyers looking to start families and older generations looking to downsize,” says Sheehan. Students in the Ardenwald area can attend schools like Ardenwald Elementary, Rowe Middle and Milwaukie High School, all three of which earned a ranking of C or higher from the educational review site, Niche. Ardenwald Elementary School offers a Talented and Gifted (TAG) program that provides a more rigorous curriculum to meet students’ academic rate and level of learning, while Rowe Middle School offers learning specialists, speech pathologists and school psychologists within their Special Education department to lead each child to success. Milwaukie High School offers a rigorous curriculum with over nine Advanced Placement (AP) courses for higher education preparation. Private institutions like Portland Waldorf School and Sunstone Montessori School are also common here. Residents here are within walking distance of the shaded pavilion and picnic tables at Ardenwald Park, which are perfect for on-the-go dining. Four-legged friends are also welcome here to enjoy on-leash walking on the paved paths or a game of fetch on the open greenery. For nearly 8 acres of natural area to explore, locals visit Tideman Johnson City Park for bird-watching and wildlife viewing where coyotes, beavers, and herons are common within the area. Cyclists and pedestrians enjoy a direct paved path to downtown Portland on the Springwater Corridor Trail, which stretches 21 miles along Johnson Creek. Ardenwald residents can access the trail at Tideman Johnson City Park. Ardenwald relies on U.S. Route 99E and Milwaukie Expressway for easy access to downtown Portland and neighboring areas like Reed and Historic Milwaukie. Residents seeking public transit options can take the TriMet bus for trips in and around Milwaukie starting at $2.80 for adults one-way. Ardenwald riders can start their ride on bus route 75, which operates along Southeast 32nd Avenue and stops throughout the community. In addition, residents can commute on the light rail, as a station with a park-and-ride lot on the MAX Orange Line is just outside the Ardenwald neighborhood. For those seeking to travel longer distances, the Portland International Airport is only 13 miles away from Ardenwald. When seeking healthcare, residents here are within walking distance from Providence Milwaukie Hospital.

Named after the first settler to open a school in Milwaukie, Hector Campbell is a neighborhood just over a mile from downtown that offers convenient access to Portland and beyond. “I totally understand why Milwaukie and Portland are so popular. It’s been refreshing for me. There’s a mix of everything on our street in particular,” explains Jennifer Parral of Oregon First, an agent living in the Portland area for over a decade and actively selling homes in the Milwaukie area. Though primarily made up of ranch-style homes, the neighborhood also includes a few cottage-style, contemporary and split-level houses. Small, grassy lots border the residential streets, and mature trees offer shade over each property. Cars park in concrete or paved driveways, leaving only the occasional vehicle along the road’s edge. Busier streets like Southeast Harrison have narrow sidewalks that link to grocers and parks, while quieter side streets like Southeast Jackson do not. Three-bedroom homes range from $440,000 to $565,000, and four-bedroom houses cost anywhere from $595,000 to $725,000. Part of North Clackamas School District, the neighborhood benefits from a B-graded district that ranks among the 20 most diverse in the state, according to Niche. Students begin at Ardenwald Elementary, which earns a B-minus, and transition to Rowe Middle, which earns a C. From here, students attend Milwaukie High, a B-minus school known for its Academy of the Arts. All three schools are about a mile from Hector Campbell, allowing students to walk to school easily. Bordered by Minthorn North Natural Area and home to Homewood Park and Campbell Community Garden, Hector Campbell ensures that opportunities to get outside are always within reach. For relaxing afternoons, Minthorn North Natural Area’s wetlands provide a space to bird-watch and explore local wildlife, with a short trail housed within its borders. For opportunities to connect with neighbors at the heart of the community, residents can walk with friends through forested trails or climb atop the play area at Homewood Park. They can also visit the Campbell Community Garden to test out their green thumb. With shops and restaurants at the corner of Southeast King Road and Southeast 42nd Avenue, the neighborhood maintains a degree of suburban convenience, alleviating the need to enter downtown Milwaukie or Portland for basics. Safeway covers grocery needs, while restaurants like King Curry Thai Cuisine provide a place to grab a bite. That said, residents can venture to top spots in Milwaukie a mile west, including Pietro’s Pizza Milwaukie and Gramma’s Corner Kitchen. For access to retailers like Macy’s and REI, Clackamas Town Center sits about 3 miles southeast of Hector Campbell, easily reached via the 33 bus. Because of the active neighborhood association and proximity to multiple cities, locals get to explore activities and events of different shapes and sizes. The Hector Campbell Neighborhood Association hosts holiday events and road cleanups throughout the year, and Chapel Theatre hosts improv performances and acting camps in the neighborhood. Additional events are just a step away in downtown Milwaukie and Portland. Locals can reach the Umbrella Parade and CareFree Sunday within a mile or catch the light rail northwest to downtown Portland for the Faux Film Festival and Portland Rose Festival. “The Rose Parade is similar to the one in California. There’s a lot to see and do, that’s for sure,” Parral says. Hector Campbell’s proximity to Portland and convenient transportation options remain among its biggest draws. Providence Milwaukie Hospital is less than a mile west and easily reached on foot or via bus. Metropolitan Area Express, known locally as MAX, provides light rail service directly to downtown Portland, with an Orange Line right in Milwaukie and rides available every 15 minutes. Ramps to Interstate 205 are less than 4 miles away for car travel, and Portland is only 8 miles away via Highway 99E. For trips outside Oregon, Portland International Airport is about 25 miles north.

Historic Milwaukie, 6 miles from Portland, is in the heart of Milwaukie. Milwaukie derives its name from Milwaukee, Wisconsin, home of the first sawmill owner, Lot Whitcomb. In the mid-19th century, Milwaukie grew into a shipping industry with a might that contended with Portland’s. Portland went on to take a leading role in that category, but Milwaukie continued to grow over the course of the 20th century, spurred in part by the construction of what’s now Highway 99E in 1937. While there are a few historic locations, the Historic Milwaukie area is relatively suburban. “Four blocks of the town center are historic and the rest is very spread out and suburban,” says Cristen Lincoln, principle broker with Living Room Realty. “The area was built out when people moved out of the city.” The Historic Milwaukie of today encompasses what’s considered Downtown Milwaukie, an enclave full of restaurants, shops and parks adjacent to the Willamette River and Kellogg Creek. Many homes are in the bungalow and ranch styles in brown and gray tones. Near Waverly Country Club are large, historic Colonial Revival estates. There are also several apartment complexes and condos in the area. Most homes in the area have plentiful front yards with long-wide driveways or attached garages. Sidewalks are thin, leading into wide roadways. Towering trees and greenery surround every home. Homes in the area go from $825,000 to $1.4 million. Large estates near the country club go from $900,000 to $1.6 million. Condos go from $300,000 to $500,000. Lot’s Loop, named after Milwaukie founder Lot Whitcomb, is a five-and-a-half-mile path with landmarks representing the city’s history and nature. Among the stops are the Milwaukie Masonic Lodge, a bold representation of the 20th-century Gothic Revival architectural style, and Klein Point in Milwaukie Bay Park, where Lot Whitcomb constructed a sawmill in the mid-1800s. Milwaukie Bay Park stretches more than 8 acres along the Willamette River. It includes a boat ramp and is an apt spot for fishing or to catch some river views. Before casting their lines, visiting anglers should check the fishing rules, regulations and locations on the Oregon Department of Fish & Wildlife site. Dogwood Park, just to the south, also offers excellent river sights. Scott Park, adjacent to Spring Creek, is a tranquil patch of green space with an outdoor amphitheater. Next door is the Lending Library, which offers reading clubs for adults and children. Breakfast is served at Gramma’s Corner Kitchen. The local eatery serves hearty homestyle breakfast platters, like chicken fried steak and eggs, as well as German sausage and eggs. Ovation Bistro & Bar offers brunch and dinner, award-winning burgers, and specialty cocktails. For a coffee and a light snack, residents visit Vida33 Latin Bistro. Groceries and other necessities can be found at the Milwaukie Marketplace. “The area is 20 minutes from Portland, so you can hop into Portland for food, coffee, arts and neighborhood vibes,” says Lincoln. “Then drive back to Milwaukie and have some more elbow room,” Within the area, residents visit Wunderland Milwaukie Cinemas to catch a movie, play a round of minigolf or check out the game room. Near Vida33 Latin Bistro is the Milwaukie Farmers Market, which takes place on Sundays from May to October and offers live music and unique vendors. The Milwaukie community comes together for multiple events yearly, like an Earth Day Clean-Up in April and an Umbrella Parade and Tree Lighting in December. The parade includes a procession of festively decorated umbrellas down Main Street, culminating with a holiday tree lighting at city hall. December also consists of the Winter Solstice and Christmas Ships Viewing at Milwaukie Bay Park, featuring a parade of ships decorated with holiday lights. Historic Milwaukie has several locations to attend religious services, such as, St. John the Baptist Catholic Church, Milwaukie Presbyterian Church, St. Johns Episcopal Church and others. Children attend Milwaukie El Puente, receiving a C-plus on Niche. Students continue to Rowe Middle School, receiving a B-plus. Milwaukie High School, receiving a B-minus, hosts the Milwaukie Academy of the Arts, a public charter school for Grades 9 to 12. The school, which offers free tuition, melds performing and visual arts programs with a full complement of core academics. Residents commuting into Portland are serviced by the MAX Orange Line Light Rail, which has a station in Downtown Milwaukie. Highway 99E is also a link to Portland and Portland International Airport. For those living near Highway 99E, the roadway can be loud.

Island Station is not an island. It is a peninsula that sticks out from a confluence between the Willamette River and Kellogg Creek, situated directly across the creek from downtown Milwaukie. Yet Island Station has all the privacy of an island community without the accompanying strain of getting around. With bus routes, bike paths, light rail stations and a continuous span of shoreline containing nature parks with river access, homeowners in this small community enjoy a constant balance of nature-fueled serenity and proximity to commercial areas. East of the elevated McLoughlin Boulevard sits a sizeable collection of multi-family housing in a wooded landscape. Extending west from there to the rushing waters of the Willamette River is a small grid of single-family homes on side streets named after bird species that intersect with a middle-lying train track. The many styles and ages found there sit on manicured lawns with front-yard garden plots and rows of flowering trees hidden amidst a thick canopy of evergreens and tulip poplars. Single-story Craftsman bungalows, American Foursquares with sweeping front porches, midcentury ranchers with detached garages and postmodern multi-story Alpine homes are just a taste of the designs one can find. Many can be snagged at prices usually beginning around $500,000 and maxing out around $600,000, though some have sold for more. Almost all of Island Station's western front is parkland on the eastern shore of the Willamette River – a prime fishing spot. Elk Rock Island is where the neighborhood derives its name. The 13.6 acre natural area offers trails for hiking, which pass along vernal pools that contain microecosystems for salamanders and other aquatic life. Just be sure to stick to the path, which is clear of poison oak. Getting there requires passing through Spring Park Natural Area, where local children enjoy a playground within walking distance. The 4.5 mile Trolly Trail runs along McLoughlin Boulevard, offering pedestrians and cyclists a way to get from downtown Milwaukie south to Gladstone. Those on the neighborhood's westernmost streets might prefer to use Kellogg Creek Park's trail, which connects to the Trolley Track in the neighborhood's north end. Taking the Trolley Track less than a mile north or south leads riders to MAX light rail stations that can be taken into downtown Portland. The stations can also be reached using the 33 bus route along McLoughlin Boulevard, which runs all the way south to Oregon City or northeast to Clackamas Town Center. Students head a few miles south every day to nearby schools in and around neighboring Oak Grove. Young students begin at Oak Grove Elementary, which has a Niche score of B-minus and sits just 1 mile south of Island Station. From there, students move up to Alder Creek Middle School, which has a Niche score of C. The last step is Rex Putnam High School, which has a Niche score of B-plus. It is the only high school in the Clackamas County School District that offers both an International Baccalaureate program and a Spanish bilingual immersion program. A wealth of international restaurants, locally-owned boutiques, coffee shops and cocktail bars can be found right across Kellogg Creek in downtown Milwaukie – just a short walk or drive from home. If not in the mood to leave the neighborhood, River Roadhouse is an even shorter walk away. Residents head there to set a new pinball high score or polish their pool skills, all while sipping craft beer from a frosty, jumbo-size mug. For groceries, residents might prefer the shorter drive of 2 miles south to a Fred Meyer or Walmart Neighborhood Market rather than heading 2.5 miles northeast to a Safeway in Hector Campbell. From May through October, both the Milwaukie Farmer's Market and Milwaukie First Fridays are a short walk north from Island Station. In late summer, the Island Station Neighborhood District Association hosts a picnic with free food and live entertainment at nearby parks. The Willamette River and Kellogg Creek both occasionally experience high-water incidents. In addition to a water treatment plant located on the confluence, high water can affect day-to-day life for businesses, homes and infrastructure closest to the water.

Lake Road, a neighborhood less than 10 miles from downtown Portland, exemplifies suburban convenience and tranquility. Though home to over 3,500 people, the community stays connected through the neighborhood association, giving it a small-town feel that appeals to potential homebuyers looking for a commuter-friendly place to live. “It’s the location and the tight-knit community. The location is good, which is an old cliché, but it’s a super quick hop onto a freeway,” explains Jennifer Parral of Oregon First, an agent living in the Portland area for over 10 years and actively selling homes in the Lake Road community. Condo buildings in wooded settings, traditional architecture and ranch-style homes line the residential streets of Lake Road. Similarly sized grassy lots border the sidewalk’s edge throughout the community, and concrete driveways accompany each home. Yards are well-maintained, and many feature ornate shrubbery. With Mount Scott and Kellogg Creek acting as the neighborhood’s southern border, some backyards offer a relaxing space that feels distanced from the city limits or the heart of Milwaukie. Two-bedroom condo units typically cost between $180,000 and $250,000, while larger units cost closer to $300,000. On the other hand, single-family homes start around $485,000 and extend up to $600,000, with price dependent on square footage.ge. Part of North Clackamas School District, the neighborhood benefits from one of the 20 most diverse schools in the state, according to Niche. “The number one thing I usually hear when I have an open house is that they’re moving here for the school,” Parral says. “Older people raised their kids there, and now there’s a new generation of families moving in.” Students begin at Milwaukie Elementary, which earns a C-plus, and transition to Rowe Middle, a C-graded school. From here, students attend Milwaukie High, which earns a B-minus and includes Milwaukie Academy of the Arts. No matter where students are enrolled, all three schools are within a 2-mile radius of Lake Road. Though located near downtown Milwaukie, Lake Road keeps green spaces close. Minthorn North Natural Area provides a space for birdwatching and gazing at wetlands, while Century Park offers a space to play sports or climb on the playground. By the close of 2024, Bowman-Brae Park will include picnic tables and a playground near Kellogg Creek. For those looking for longer walking trails, the 3-Creeks Natural Area sits less than 2 miles northeast and has almost 90 miles of wetland habitats to explore. Lake Road includes both organic food stores and national chains. Bob’s Red Mill, a nationally recognized brand, has a local market with bulk foods and an attached restaurant in the neighborhood. For a more extensive selection of stores, Milwaukie Marketplace features retailers like Rite Aid just south of Providence Milwaukie Hospital, and Safeway includes fresh produce and grocery needs a mile from the shopping center. For dining out, Jo’s Saloon & Eatery serves American favorites along Southeast International Way, and Shari’s Café and Pies features classic diner food with a view of the duck pond. Residents get the opportunity to participate in activities right in the neighborhood or in the surrounding cities. The neighborhood association holds events from picnics to parties throughout the year, in addition to its clean-up efforts for local parks. For fun outside Lake Road, residents can reach annual events like the Umbrella Parade and regularly scheduled activities like Teen Game Night at Ledding Library within a mile. For access to music and food festivals, downtown Portland is less than 10 miles away. Whether commuting to work or traveling for leisure, Lake Road ensures residents are always close to their next destination. The Metropolitan Area Express, known locally as the MAX, serves the Milwaukie area, linking Lake Road to Portland via light rail. Residents can walk or bus to the Milwaukie Station within a mile, and the MAX Orange Line offers trips into Portland every 15 minutes. To drive into the city, the Milwaukie Expressway connects to southeast McLoughlin Boulevard, or Highway 99E, allowing residents to reach the Hawthorne Bridge in about 8 miles. For travels outside Oregon, Portland International Airport, located along the Columbia River, sits about 15 miles north.

The complete package of Lewelling is what makes it special — it’s quiet residential living that won’t hit homebuyers’ wallets as hard as some other areas, while still close to seemingly everything they could ask for. The neighborhood conveniently places its residents near the heart of downtown Milwaukie and within arm’s reach of Portland and Beaverton. The neighborhood also attracts homebuyers for its tight-knit feel. “Residents here are really connected to the community,” Camden McKone, Lewelling Neighborhood District Association Chair says. “A lot of the older folks here have been around for a long time.” The homes of Lewelling stand in neat lines along winding and well-kept neighborhood blocks. Homebuyers looking in the area will find mostly midcentury ranches and bungalows, with a few large renovated two-story homes as well. Homes here sit on moderately sized lots and virtually everyone has at least a bit of lawn space and takes pride in the presentation. “I think it’s one of the nicer pockets in the area that is formal Milwaukie,” said Mark Wade, an area resident. Midcentury ranches and bungalows go for between $360,000 and $620,000, while larger two-story homes for can go for as much as $925,000. One of the draws of Lewelling is that it’s less expensive than some of the surrounding areas, but still close enough to them. For instance, many who live in the neighborhood work in Portland. Lewelling isn’t far from Oregon Route 99E, which is one of the connective links to Portland. Children in Lewelling would attend the North Clackamas School District for public school. As a part of that district, they would start at Ardenwald Elementary School, which serves kindergarten through fifth grade and encourages reading by organizing weekly visits to the school library for all classes. Ardenwald earned a B-minus grade from Niche. In sixth grade, students move on to Rowe Middle School, which received a C grade from Niche. For high school, students move on to Milwaukie High School, which earned a B-minus grade from Niche. Milwaukie, in 2023, received national recognition for its efforts to provide inclusive sports and activities for students with and without intellectual disabilities. The National Banner recognition was from Special Olympics Unified Champion Schools. Another of the appeals of Lewelling is its walkability — some sections include sidewalks, and people take advantage, pushing strollers or taking their dog out for a walk. One spot to stroll is Lewelling Park, which has plenty of open field space that would be ideal for a picnic. Another park, Ball-Michel, is located less than a mile away, and includes a playground and a picnic area. Just about a mile north of the neighborhood is Errol Heights City Park, which is currently undergoing an extensive project that will reimagine the 16-acre park with restored natural areas, wildlife viewing spots, better ADA access on trails, an elevated walkway and many other additions. Grocery shopping in the area can be had less than a mile south of the neighborhood, at a Safeway supermarket off Southeast King Road. And one of the supermarket’s neighbors, within the King Road Shopping Center there, is King Curry Thai Cuisine — a hole-in-the-wall spot pumping out quality Pad Thai, Pad See Ew and more. Other residents enjoy heading over to Taqueria Portland, known for its reasonably priced Mexican food. For those looking for a day of shopping, Clackamas Promenade is just 3 miles from Lewelling and includes stores like Nordstrom Rack and Old Navy. For commuters, in addition to Oregon Route 99E, Lewelling is just a couple of miles from Southeast Tacoma/Johnson Creek light rail station, on the orange line, which goes to downtown Portland. Multiple TriMet bus stops also line Southeast King Street, Lewelling’s southern border. Downtown Portland is a 7-mile drive from Lewelling. Also, the Providence Milwaukie Hospital is located just outside of Lewelling. The 77-bed facility includes an emergency room. For those looking to get out of town, Portland International Airport is a 12-mile drive from the neighborhood. Ball-Michel Park has recently hosted Lewelling’s neighborhood “Concert in the Park” series, with live musical performances on Wednesday nights across the month of August. “The concert series is put on by all of the money the NDA fundraises throughout the year at various events,” McKone says.