Ardenwald
Shopping at Clackamas Town Center
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.
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The annual concert series at Ardenwald Park
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.
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Mid-century ramblers and cozy bungalows
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.
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Education at North Clackamas Schools
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.
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Neighborhood greenery and the 21-mile Springwater Corridor Trail
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.
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Public transportation and nearby healthcare in Ardenwald
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.
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Written By
Christian Slater
Photography Contributed By
Vanessa Weber
Video By
Luke Basinger
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Agents Specializing in this Area
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Merilee Lloyd
Merilee Lloyd
Responds QuicklyMal & Seitz
(971) 340-2631
59 Total Sales
1 in Ardenwald
$336,500 Price
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Tracy Wiens
Tracy Wiens
John L. Scott Portland Central
(503) 782-1844
182 Total Sales
2 in Ardenwald
$451K - $595K Price Range
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Kelli Upkes
Kelli Upkes
MORE Realty
(971) 247-1368
46 Total Sales
2 in Ardenwald
$325K - $555K Price Range
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Allison Grice
Allison Grice
KJK Properties PC
(833) 759-1337
178 Total Sales
1 in Ardenwald
$535,000 Price
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Denise Wolfe
Denise Wolfe
Urban Nest Realty
(971) 256-8121
56 Total Sales
1 in Ardenwald
$408,000 Price
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Jordan McAllister
Jordan McAllister
MORE Realty
(503) 210-9913
107 Total Sales
1 in Ardenwald
$635,000 Price
Schools
Source:
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
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Parks in this Area
Water Tower Park
- Basketball
- Picnic Area
- Playground
Century Park
- Basketball
- Tennis
- Playground
Johnson Creek Park
- Dog Park
- Picnic Area
Tideman Johnson Natural Area
- Trails
Ardenwald Park
- Trails
- Playground
- Multi-Purpose Field
Balfour Park
- Multi-Purpose Field
Transit
Ardenwald Demographics and Home Trends
On average, homes in Ardenwald, Milwaukie sell after 86 days on the market compared to the national average of 70 days. The median sale price for homes in Ardenwald, Milwaukie over the last 12 months is $340,000, down 38% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$435,000
Median Sale Price
$340,000
Median Single Family Sale Price
$495,000
Median Townhouse Sale Price
$280,000
Median 2 Bedroom Sale Price
$245,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
41
Median Home Sale Price YoY Change
-38%
Average Price Per Sq Ft
$235
Neighborhood Facts
Number of Homes in Neighborhood
1,350
Number of Homes for Sale
13
Median Year Built
1951
Months of Supply
3.80
Average Single Family Home Size Sq Ft
1,790
Below the national average
1,924
Average Townhouse Size Sq Ft
2,741
Average 2 Bedroom Size Sq Ft
795
Median Lot Size Sq Ft
8,276
Open Houses
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Sunday, Aug 312 - 2pm
$399,999
- 2 Beds
- 1.5 Baths
- 816 Sq Ft
- 4103 SE Olsen St
- Unit 8
- New 30 days ago
Elegant New Construction Cottage in Milwaukie.... Step into timeless design and low-maintenance living with this brand-new detached condo in the heart of Milwaukie. Whether you're a first-time buyer or looking to downsize, this thoughtfully crafted 816 sq ft home is the perfect blend of comfort and sophistication.Features You'll Appreciate: 2 bedrooms | 1.5 bathrooms. Open-concept main floor with
Jamie Scott John L. Scott Portland South
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Sunday, Aug 312 - 2pm
$389,999
- 2 Beds
- 1.5 Baths
- 816 Sq Ft
- 4103 SE Olsen St
- Unit 7
- New 30 days ago
Modern Boho Cottage in Milwaukie – Perfect for First-Time Buyers or Simplified LivinLooking for something that feels fresh, warm, and full of personality? This newly built detached condo combines cozy charm with modern style—perfect for first-time buyers or anyone ready to downsize without sacrificing design. Details You'll Love:816 sq ft | 2 Bedrooms | 1.5 Bathrooms. Open-concept main level with
Jamie Scott John L. Scott Portland South
-
Sunday, Aug 312 - 2pm
$389,999
- 2 Beds
- 1.5 Baths
- 816 Sq Ft
- 4103 SE Olsen St
- Unit 6
- New 30 days ago
Thoughtfully Designed New Construction in Milwaukie – Ideal for First-Time Buyers or Downsizers! Whether you're buying your first home or looking to simplify your lifestyle, this brand-new 816 sq ft detached condo offers the perfect blend of comfort, style, and low-maintenance living.Why You'll Love It:• Smart 2 bed, 1.5 bath layout with open-concept living and dining• Stylish natural and white
Jamie Scott John L. Scott Portland South
Distribution of Home Values
Homes for Sale
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$539,900
- 3 Beds
- 2 Baths
- 2,042 Sq Ft
- 3606 SE Johnson Creek Blvd
Welcome to a home where charm meets tranquility—lovingly cared for and thoughtfully enhanced over the years, including new siding, windows, and solar panels. Positioned on an oversized lot wrapped in a natural wall of lush hedges and trees, this property offers rare privacy while keeping you connected to the best of Portland living. The owner, a passionate gardener, has transformed the yard into
Katelin Wille Keller Williams Realty Professionals
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$545,000
- 5 Beds
- 3 Baths
- 2,708 Sq Ft
- 3344 SE Harvey St
Nicely maintained home looking for new owners. 4 bedrooms and 2 baths on the main floor plus a lower level with 1-bedroom, full bath and living space with separate entrance. Large and bright living room w/gas fireplace and hardwood floors. Dining/kitchen leads to a covered deck with a view of large landscaped yard ready for garden to be started. Good sized bedrooms with ample storage. Lower level
Claudia Pobanz Silver Key Real Estate LLC
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$389,999
- 2 Beds
- 1.5 Baths
- 816 Sq Ft
- 4103 SE Olsen St
- Unit 5
- New 30 days ago
Say hello to modern cottage living! This beautifully built detached condo offers 816 sq ft, 2 bedrooms, and 1.5 bathrooms—perfect for those who want thoughtful design, high-end finishes, and low-maintenance living in a peaceful Milwaukie setting. What you’ll love: Bright, open layout with granite countertops and stainless steel appliances. Eye-catching green and white two-toned cabinets with
Jamie Scott John L. Scott Portland South
Homes for Rent
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$1,460 - $2,949 per month
- Seven Acres
- Studio-3 Beds
- 1-2 Baths
- 495+ Sq Ft
- 10999 SE 37th Ave
- Milwaukie, OR
-
$1,650 - $1,850 per month
- Willamette Townhouse
- 2 Beds
- 1.5 Baths
- 1,100 Sq Ft
- 3236 SE Harvey St
- Portland, OR
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
4,686
Median Age
43
Population Density
9 ppl/acre
Population under 18
19.9%
On par with the national average
23.8%
Population over 65
18.4%
On par with the national average
19.1%
Finances
Median Household Income
$83,088
Above the national average
$71,702
Average Household Income
$103,655
Education and Workforce
High School Graduates
93.3%
College Graduates
40.5%
Above the national average
34.1%
Advanced Degrees
18.8%
Above the national average
13.3%
% Population in Labor Force
66.1%
Weather
Annual Precipitation
41''
Average Winter Low Temperature
34°F
Average Summer High Temperature
82°F
Annual Snowfall
2''
Area Factors
Biker's Paradise
Bike Score®
91
/ 100
Somewhat Walkable
Walk Score®
54
/ 100
Some Transit
Transit Score®
41
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
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