Pleasant Valley

Part of broader East Portland, the Pleasant Valley neighborhood is an outdoor lover’s paradise, awash in green space, public parks and dedicated trails for hiking and biking. Situated just 10 miles from Downtown Portland via US 26 East, the hustle and bustle of the city you see in the distance feels a world away on these calm streets. “It’s a very family-friendly neighborhood, very nice and secluded,” says William Mohring, President of the Pleasant Valley Neighborhood Association. “It’s both urban, meaning you have planned amenities like stores and coffee shops, but it’s well outside of downtown, so it has a sparse suburban feel, as opposed to a concrete jungle.”

The real estate market in Pleasant Valley is somewhat competitive but only slightly weighted toward sellers, representing a shift since interest rates started climbing in 2022. “Homes stay on the market for under two months, which is comparable to last year,” Mohring says. In October 2023, the 12-month median for a single-family home was $565,000, slightly higher than in greater Portland. Homes range in price from around $400,000 on the low end to over $800,000 on the high end.

“Inventory is a bit limited compared to surrounding areas because we’re less of a transient type of area,” Mohring says. “We’re near 85% homeownership rate, which is a big number for any neighborhood.” There is not a diversity of housing in Pleasant Valley, with only a handful of townhouses and no inventory of condos. Pleasant Valley’s home building began at a slow pace prior to 1939 before really booming during the post-World War II era in the 1950s, ’60 and ‘70s. The building has stayed steady since, with about 800 homes being added each decade. Many of the older homes have had major renovations, and new construction with expansive floor plans is the norm. The streets are lush and green, with dedicated sidewalks and meticulous landscaping – the curb appeal here is real.

Families with children in Pleasant Valley are served by the Centennial School District, an average public school district with an A-plus in diversity from Niche. There are no community schools in the boundaries of the neighborhood, but kids can start their education at Butler Creek Elementary, an above-average institution with a B grade. The school places special emphasis on social and emotional development and outdoor time. Centennial Middle School is graded B by Niche, with an A-plus in diversity. The school underwent wide-scale renovations during a 2020 bond project and offers a full slate of music and fitness classes. Students then move on to Centennial High School, the No. 4 Niche standout high school in the Portland area with a B grade. The school’s Center for Advanced Learning allows students for two years to spend half a day in their chosen career program and half the day in high school classes.

Quiet by design and primarily residential, Pleasant Valley doesn’t have a traditional business district, but there is scattered commercial development around the area. For stocking up on groceries and essentials, there’s a Walmart Neighborhood Market on West Powell Boulevard in neighboring Gresham. “Part of the long-term vision is a business district and a community center to anchor life for residents,” Mohring says.

The Leach Botanical Garden on 122nd Avenue is a neighborhood gem, with more than 2,000 plant species spanning over 16 acres near the edge of Johnson Creek. A magical, restorative urban experience, the garden promises meandering wooded trails through the massive evergreens, an aerial tree walk and a four-season pollinator garden. Set amid the tall cedars, weeping willows and shimmering lakes, Lakeside Gardens is a private event facility surrounded by a stunning botanical backdrop. The swans on the lake offer a picture-perfect opportunity for guests to snap a memory-making selfie. One Green World is a unique nursery that specializes in fruiting plants, popular with the self-sustaining lifestyle.

Portland is known for parks and cultivated green space, and Pleasant Valley delivers a high concentration of both. “We are known for our parks our parks here; they’re a big draw,” Mohring says. “Powell Butte Nature Park is 600 acres of meadowland and forest; it’s one of the crown jewels of this side of Portland.” Miles of dedicated trails accommodate hikers, mountain bikers, and even horseback riders – just watch out for the abundant wildlife. A classic family park for parents with children, Gilbert Primary Park has a futuristic new all-ages playground that is ADA-compliant. The park is a peaceful respite and perfect for a leisurely stroll down a scenic walking path.

Written By

Amber Steinmetz-Cole

Photography Contributed By

Brian Lee

Video By

Pasha Chichagov