Sandy, Oregon.
Typical home $515,755 (+0.1% in a year), asking rent $1,858 (-2.1%). Portland-Vancouver-Hillsboro, OR-WA metro.
to buy the typical home at today's mortgage rate — +$1,274 (+89%) since Jan 2020.
- 1 year
- Up $458 +0%
- $515,297$515,755 since Sep 2025
- 5 years
- Up $31,838 +7%
- $483,917$515,755 since Sep 2021
Monthly payment to buy the typical home
Home value × that month's 30-year mortgage rate, 20% down, principal and interest. This is the line households feel: prices and rates compound each other.
- Sandy$2,707
- Oregon$2,586
- United States$1,922
At the last five years' pace, a typical home here doubles in price every 54 years.
Typical home values in Sandy, OR rose 0.1% over the past year — slower than the nation's +1.2%.
Asking rents in Sandy, OR fell 2.1% over the past year — slower than the nation's +2.7%.
Owning the typical home in Sandy runs $1,765/mo more than renting one. The gap peaked at $1,800 in Jun 2025.
That is $3,623 a month against $1,858 rent: a $2,707 mortgage payment, plus $364 property tax and $552 insurance & upkeep.
Owning vs renting — Sandy
The owning line is the typical home's monthly payment at that month's rate, plus property tax and insurance & upkeep; the renting line is the typical asking rent; the grey line is the mortgage payment on its own. Same homes, same months, both ways of paying for a roof.
- Owning all in$3,623
- Renting$1,858
- Mortgage only$2,707
Property tax · $364/mo 0.85% of value a year — the ACS 2020-2024 median bill over the median home value for Clackamas County, OR
Insurance & upkeep · $552/mo insurance, maintenance and repairs together, from the BLS Consumer Expenditure Survey — the national figure for mortgaged homeowners, scaled to this market's home value. BLS publishes the three bundled and they cannot be split.
Both are priced off the same month's home value, so they rise with the market. Neither is a quote — a specific home's bill depends on its assessment, its age and its insurer.
Living in Sandy, Clackamas County, Oregon
Sandy is a city of 12,612 people in Clackamas County. Half its households earn more than $108,984 a year and half less, against $103,517 across Clackamas County; 8% of its people live below the poverty line. 75% of its homes are lived in by their owners and 25% are rented. Unemployment in Clackamas County was 4.8% in August 2026, and the county had 0.3% more jobs in 2025 than the year before. The most residents work in schools and health care, then shops.
Written by AI Claude Sonnet 5.5 wrote this on 23 October 2026 from the figures here, a list of nearby places and what it knows. It can be wrong or out of date.
What it’s like
The place. Sandy is a city where most homes are lived in by their owners, and household incomes run a little above the county's. The population is fairly young for a place where so many people own their homes, and a smaller share of residents live below the poverty line than is common in many towns. Winters are cold and wet, with a little snow most years, and summers are warm without being hot. Rain and melted snow add up to a great deal over a year.
Work. Many residents work in schools, hospitals and social care, followed by shops, manufacturing, and restaurants, hotels and entertainment. The largest workplaces in Sandy include the Oregon Trail school district, Fred Meyer Stores and Safeway. Commutes are of middling length, and a good number of people work from home. Across Clackamas County, unemployment has eased slightly over the past year, and the number of jobs has grown by a small amount.
Things to do. Latourell Falls, a waterfall, is a short drive away, and it is the closest of the well-known places nearby. Farther out, a longer drive takes you to Multnomah Falls, one of the best known waterfalls in the region, and to the Willamette River. Mill Ends Park, a garden, is also a longer drive away.
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- 4,499households
- 30%of adults have a degree
- 8%below the poverty line
- 26 mintypical commute
- 15%work from home
What residents work in
Employed residents by industry, from the Census survey. Clackamas County had 174,819 jobs in 2025, 0.3% more than the year before (Bureau of Labor Statistics).
Weather through the year
Coldest in December, with highs near 43° and lows near 35°; warmest in August, with highs near 78° and lows near 54°. About 3 inches of snow and 79 inches of rain and melted snow a year.
Average daily high and low, 1991–2020, at the Headworks Portland Wtr B weather station, 6 miles away (NOAA).
Largest workplaces in Sandy
- Oregon Trail SD 46School district491FTE
- Fred Meyer StoresWarehouse clubs and supercenters290
- SafewaySupermarkets and other grocery stores125
- Forest ServiceFederal government · Department of Agriculture115
- Avamere at Sandy OperationsHomes for the elderly with nursing care69
- Cogir Senior LivingAssisted-living facilities with on-site nursing facilities60
- Quality Tank & Construction CoStorage tanks, heavy gauge metal, manufacturing57
- Student Transportation of America48541049
Staff on average in 2025, as each workplace reported it to OSHA with its injury records: 12 workplaces with 20 or more staff, 818 people in all. School districts come from the Common Core of Data (NCES, 2023–24) and federal offices from OPM's federal workforce data (2026); FTE marks full-time equivalent staff. Not listed: many offices and banks, which need not report to OSHA; military bases, whose staff OPM withholds; and, in about half the states, city and county governments.
Natural hazards
- EarthquakesRelatively high
- Cold wavesRelatively high
- Winter weatherRelatively high
- Volcanic activityRelatively moderate
- AvalanchesRelatively moderate
- Ice stormsRelatively moderate
FEMA’s National Risk Index (December 2025) rates the risk each natural hazard poses to the people, buildings and farms in Sandy’s census tracts, against the rest of the country; all of them together, relatively high. It is meant for planning, not a substitute for a local risk assessment or a flood map: FEMA’s index.
From the U.S. Census Bureau’s 2020 census and its American Community Survey (2020–2024 five-year estimates), and the Bureau of Labor Statistics. A survey, so each figure has a margin of error, and figures it is not sure of are left out. More on Clackamas County and the Portland-Vancouver-Hillsboro, OR-WA metro.
Sandy home values
Zillow measures a city over its municipal boundary. Against the state and national figures, mid-tier homes, smoothed and seasonally adjusted.
- Sandy$515,755
- Oregon$492,753
- United States$366,157
Levy by levy, and a check of one home’s own bill, the site covers Ohio’s property tax.
Sellers are cutting prices on about 1 in 3 Sandy listings, and the typical home goes pending in 28 days — the market is cooling.
When this market ran hot
Each cell is that month's year-on-year home-value growth. Read left to right, top row is the latest year — the 2021–22 band is the boom.
Market heat, inside the city limits
Share of listings with a price cut
The early-warning dial: sellers cut when buyers stop reaching. Rising cuts cool a market months before prices notice.
- Sandy33.97%
- United States26.90%
Days to pending
How long the typical listing takes to go under contract.
Not enough data to draw this yet.
Homes for sale
Active for-sale inventory. More supply hands power to buyers.
- Sandy118
New listings per month
Sellers arriving at the market.
- Sandy30
Zip codes with a Sandy address
A different geography, not a breakdown. The figure above covers the municipality; these zips cover everywhere the Post Office calls Sandy — often including townships beyond the city limits. Both come straight from Zillow, and they are not expected to average out.