Gladstone Housing Market Report: What the 2026 Numbers Say

The short answer: Redfin's median sale price in Gladstone was about $490,000 for the three months ending August 2026, down 8.5 percent from a year earlier. Zillow's home value index was about $512,000, up 0.2 percent. The gap comes from the size of the market. About ten homes sell here in a typical month, so the median swings with whichever homes close. Underneath, values have been close to flat since mid-2022. Homes are taking longer to sell, and more sellers are cutting prices.

The Gladstone Housing Market at a Glance

Here are the numbers I pulled on October 7, 2026. Every figure carries its source and its period, because market data ages fast.

One note on the sales count. Redfin's page labels the 32 as August sales. Its own monthly data file shows that figure is the total for the three months. Gladstone has not had a 32-sale month in the 14 years the file covers.

If you want the loan side of the city, including programs, flood zones and tax codes, start with my Gladstone home loans page. This report sticks to the numbers.

Why Two Gladstone Housing Market Numbers Disagree

One number says prices fell 8.5 percent. The other says they rose 0.2 percent. Both are honest. They measure different things.

Redfin's median sale price is the middle price of the homes that actually sold. In a big city, that is a steady number. In the Gladstone housing market, it rests on about 32 sales per quarter. A few riverfront homes one quarter, or a few small ranches the next, can move it by tens of thousands of dollars.

Zillow's home value index estimates what a typical home is worth, whether it sold or not. It is smoothed and seasonally adjusted. As a result, it moves slowly and ignores the mix of homes that happened to close.

Redfin's monthly file shows how jumpy the sold median is here. In 2025, the monthly median ran from $438,750 in February to $601,000 in January. The number of sales behind each month ran from 5 to 15. Nobody's house changed value by $160,000 in four weeks. Different houses sold.

The most recent closings make the same point. On October 7, the eight latest Gladstone-area sales on Redfin ranged from $129,500 to $885,000. Put eight sales like that in a row and the middle one can land almost anywhere.

So when you see a headline that Gladstone prices dropped 8.5 percent, read it as a statement about which homes sold. For the value of a specific house, the comparable sales on that street matter far more than either citywide figure.

Gladstone Housing Market Prices: A Four-Year Plateau

The steadier of the two measures tells a simple story. Gladstone values climbed hard through 2021, peaked in mid-2022, and have moved sideways ever since.

Look at the last five rows. Since June 2022, Zillow's index for Gladstone has stayed between about $494,300 and $518,900. That is a band of less than $25,000 across more than four years. Over the past twelve months it moved within about $6,500.

The longer view still favors owners. A typical Gladstone home is worth about $44,000 more than it was five years ago, a gain of 9.5 percent. Over ten years, the gain is about $202,000, or 65 percent. In short, most of the growth happened before 2022.

Gladstone Housing Market Prices by Tier and Home Type

Zillow also splits the city into price tiers. The split shows where the pressure is.

The entry tier is holding up a little better than the top. That fits what I see in loan files. First-time buyers with FHA and low-down-payment conventional loans compete for the mid-century ranches. Larger and view homes above $600,000 draw a thinner pool of buyers.

Gladstone is also a single-family market. In the twelve months ending May 2026, Redfin counted 121 home sales in the city. Of those, 110 were single-family houses. Condos and small multi-unit buildings made up the rest.

How Many Homes Sell in the Gladstone Housing Market

Price gets the headlines. Volume explains more. I added up Redfin's monthly sales counts for Gladstone by calendar year.

Sales fell by more than half between 2018 and 2023. They have recovered some, but 2025 still closed about 40 percent below 2018. Many owners are holding a mortgage they do not want to give up. As a result, fewer homes come up for sale.

This year started a little stronger. Redfin counted 50 sales from January through May 2026, against 42 in the same months of 2025.

Supply is thin as well. Between June 2025 and May 2026, the number of homes for sale at month-end ranged from 14 to 24. In a city of nearly 12,000 people, that is a short list to shop from.

How Fast Homes Sell and How Much Room There Is to Negotiate

This is where the Gladstone housing market has changed the most in a year.

• Days on market. The median was 14 days, up from 8.
• Sale-to-list price. Homes sold for 98.9 percent of list on average. A year earlier the average was above list.
• Sold above list. About one in four homes sold over asking. A year earlier it was close to one in two.
• Price drops. More than a third of listings cut their price.

Redfin still scores Gladstone 79 out of 100 and calls it very competitive. Both things can be true. A clean, well-priced ranch still draws offers in the first two weeks. However, the bidding wars of 2021 and early 2022 are much less common.

The newest closings hint that fall is slower than the summer median. Seven of the eight latest sales on Redfin showed a market time. Those ran from 53 to 182 days. Only one closed above its list price, and by just $3,000. That is a small sample, so I would not build a forecast on it. Still, it tells buyers that patience is being rewarded right now.

What negotiating room means for your loan

When a seller will negotiate, you can ask for a lower price or for a credit toward your closing costs. Loan programs cap those credits:

• Conventional. Fannie Mae allows seller-paid costs up to 3 percent of the price when you put less than 10 percent down. The cap is 6 percent with 10 to just under 25 percent down, and 9 percent with 25 percent or more down.
• FHA. HUD allows interested parties to pay up to 6 percent of the sales price toward your closing costs, prepaid items and discount points.
• VA. The VA caps seller concessions at 4 percent of the home's reasonable value.

On a $490,000 Gladstone house with 5 percent down, a conventional buyer could receive up to $14,700 in seller credits. A credit can also fund a temporary or permanent buydown. My guide to mortgage rate buydowns explains how those work.

The Gladstone Housing Market Next to Its Neighbors

Most buyers who call me about Gladstone are also looking at Milwaukie and Oregon City. Here is the same Zillow index for each, so the comparison is apples to apples.

Three things stand out. First, Gladstone and Milwaukie are priced almost the same. Second, Oregon City runs about $85,000 higher, even though it is two miles away. Third, Gladstone sits about $100,000 under the county figure.

Oak Grove and Jennings Lodge, the unincorporated area just north of Gladstone, came in near $520,000 on Zillow's neighborhood index for the same month. I cover that area on my Oak Grove and Jennings Lodge page.

For the neighbors in detail, see my Oregon City housing market report and my Milwaukie housing market report.

Rents and the Gladstone Housing Market

Zillow's rent index put the typical Gladstone rent at $1,742 a month in August 2026. That is up 5.4 percent in a year, while home values rose 0.2 percent.

Rents rising faster than prices changes the rent-or-buy math a little each month. It does not settle it. The answer depends on your down payment, your loan program and how long you plan to stay. My guide on how much house you can afford in Oregon walks through the payment side.

What the Gladstone Housing Market Means for Buyers

Here is how I turn the numbers above into a loan plan.

Standard loans cover almost every Gladstone home

The 2026 conforming loan limit for Clackamas County is $832,750. The FHA limit is $701,500. Even Zillow's upper-third value for Gladstone, about $600,400, fits under both. Jumbo financing rarely comes up here.

Down payment at the Gladstone median

Closing costs and prepaid taxes and insurance come on top of those figures. Gladstone is not eligible for USDA loans. My page on how much down payment you need in Clackamas County compares the options in more depth.

Appraisals in a thin market

With about ten sales a month, an appraiser has few recent comparables to choose from. That matters most for unusual homes: riverfront lots, large custom houses and new townhomes near Portland Avenue. I flag those files early. My Clackamas County appraisal guide covers what happens when a value comes in low.

Taxes and the November ballot

Gladstone has three tax codes on the 2025-26 roll. They run from about $18.35 to about $20.15 per $1,000 of assessed value. In addition, a $55.3 million Gladstone School District bond is on the November 3, 2026 ballot. A bond can change the rate, so I check the outcome before I build an escrow estimate for a 2027 closing.

Get approved before you shop

The good houses still go in two weeks. A full pre-approval lets you write a clean offer on day one, and it gives you leverage on the houses that have been sitting.

What the Gladstone Housing Market Means for Homeowners

If you already own in Gladstone, the plateau cuts two ways.

Your equity is real, but it is not growing fast. Owners who bought before 2021 are sitting on large gains. Owners who bought in 2022 or later are close to where they started, before paying down principal.

If you are selling, price to the comparables. More than a third of listings took a price cut. Homes that start too high are the ones sitting for 100 days or more.

If you want to use your equity, there are three common routes:

• A cash-out refinance replaces your loan and pulls equity out.
• Removing mortgage insurance can lower your payment once your equity is high enough.
• A recast lowers the payment after a lump-sum paydown, without a new loan.

Whether any of them pays depends on the loan you have now. My guide on whether you should refinance now is the place to start.

What I Am Watching in the Gladstone Housing Market

• The school bond vote on November 3, 2026. It affects next year's tax rate either way.
• Days on market this fall. If the 50-plus-day closings keep coming, the summer median of 14 days will rise.
• Spring 2027 listings. Sales volume has been stuck near 110 a year. More listings would give buyers more to choose from.
• The gap with Oregon City. An $85,000 spread between two cities two miles apart tends to pull buyers toward the cheaper one.

I refresh the figures on this page when the sources publish new periods. Each number above shows the month it covers.

Frequently Asked Questions About the Gladstone Housing Market

What is the median home price in the Gladstone housing market?

Redfin's median sale price for Gladstone was about $490,000 for the three months ending August 2026, down 8.5 percent from a year earlier. Zillow's home value index for the city was about $512,000 in August 2026, up 0.2 percent. The two differ because Redfin reports the middle price of the homes that sold, and only about ten homes sell in Gladstone in a typical month. Zillow estimates the value of a typical home whether it sold or not.

Are home prices dropping in Gladstone, Oregon?

Not by much. Redfin's median sale price fell 8.5 percent year over year in the three months ending August 2026, but that figure rests on 32 sales and moves with the mix of homes that closed. Zillow's home value index for Gladstone rose 0.2 percent over the same year and has stayed between roughly $494,000 and $519,000 since mid-2022. I read the Gladstone housing market as flat, not falling.

Is the Gladstone housing market a buyer's market or a seller's market?

It is more balanced than it was a year ago. Redfin still scores Gladstone as very competitive, and the median home went pending in 14 days in the three months ending August 2026. But homes sold for 98.9 percent of list price on average, only 25.8 percent sold above list, and 37.6 percent of listings took a price cut. A well-priced home still moves quickly. An overpriced one gives a buyer room to negotiate.

How long do homes take to sell in Gladstone?

Redfin's median was 14 days on market for the three months ending August 2026, up from 8 days a year earlier. The median hides a wide spread. The seven most recent Gladstone-area closings with a reported market time on Redfin on October 7, 2026 took between 53 and 182 days. Homes priced right for their condition go fast, and the rest can sit for months.

How much do I need for a down payment in Gladstone?

At Redfin's median sale price of about $490,000, a 3 percent conventional down payment is $14,700, an FHA 3.5 percent down payment is $17,150, and 5 percent is $24,500. Eligible veterans can use a VA loan with no down payment. Gladstone is not eligible for USDA zero-down loans. Closing costs and prepaid taxes and insurance come on top of the down payment.

How does the Gladstone housing market compare with Oregon City and Milwaukie?

On Zillow's home value index for August 2026, Gladstone was about $512,400, Milwaukie about $518,000 and Oregon City about $598,000. The Clackamas County figure was about $612,700. Gladstone sits close to Milwaukie and well under Oregon City and the county. Over five years, Gladstone values rose 9.5 percent, against 7.0 percent in Milwaukie and 10.8 percent in Oregon City.