Within the City of Lake Oswego, a tree removal permit is required to remove any tree with a diameter of 6 inches or more. On average, about 2,615 trees are permitted to be removed each year. There are a variety of reasons. Most are invasive, dead, and hazardous, along with trees removed for the purpose of developing residential zoning.
I live in Lake Grove, which is well knows to be a forested setting. I have 4 huge fir trees and huge walnut. Tree health is critical. About 10 years ago, I had an arborist go through my trees and limb them to remove hazardous branches. It was money well spent. When be storms roll through, I don’t fear my trees because I know that they are healthy.
Are you looking for tree care tips? Seasonal advice is updated quarterly by an ISA Board Certified Master Arborist. Visit www.lakeoswego.city/tree. This website contains archives where you can learn about invasive pests, best practices for buying a new tree, planting, pruning, watering and more.
Last week, Lake Oswego saw 13 properties enter the market, 17 move to Pending status, and 13 that Closed/Sold. Right now there are 204 properties available ranging from $179,500 to $8,900,000.
Here’s the breakdown~
NEW Feb 2-8, 2026
Address
List Price
Beds
Baths
SF
Prop Type
4405 THUNDER VISTA LN
$320,000
2
2.1
2002
CONDO
4000 CARMAN DR, A17
$365,000
2
2
1100
CONDO
16250 PACIFIC HWY #69
$499,995
2
2
1328
CONDO
5399 W SUNSET DR
$575,000
3
1
1064
DETACHD
580 2ND ST
$850,000
2
1.2
1464
CONDO
808 3 ST, C2
$869,000
2
2.1
999
DETACHD
801 3rd ST
$949,900
3
2.1
1589
DETACHD
17973 SAINT CLAIR DR
$975,000
4
3
3323
DETACHD
668 MCVEY AVE #12
$998,000
3
1.1
992
CONDO
17738 KELOK RD
$1,100,000
5
3
2879
DETACHD
49 BRIARWOOD RD
$1,650,000
3
2.1
3074
DETACHD
815 E AVE
$2,095,000
3
3.1
2946
DETACHD
2600 SUMMIT DR
$6,900,000
4
3.1
4864
DETACHD
PENDING Feb 2-8, 2026
Address
List Price
Beds
Baths
SF
Prop Type
Days
81 OSWEGO SUMMIT
$235,000
1
1
764
CONDO
19
344 CERVANTES CIR
$248,800
2
1.1
912
CONDO
58
4000 CARMAN DR, A17
$365,000
2
2
1100
CONDO
3
1708 CONIFER DR
$599,000
3
2
1657
DETACHD
13
5189 ROSEWOOD ST
$665,000
3
2.1
1544
DETACHD
287
39 NOVA CT
$715,000
4
2.1
2457
DETACHD
5
2164 SUMMIT DR
$849,900
3
2
2004
DETACHD
4
808 3 ST, C2
$869,000
2
2.1
999
DETACHD
0
6290 CARMAN DR
$899,000
4
1.1
1828
DETACHD
560
1604 COUNTRY CLUB RD
$949,900
4
3.1
3878
DETACHD
162
5530 BAY CREEK DR
$990,000
4
2.1
2922
DETACHD
11
17349 BANYAN LN
$1,149,000
4
3
2866
DETACHD
23
12 HIDALGO ST
$1,335,000
4
3
2784
DETACHD
225
17623 BROOKHURST DR
$1,495,000
4
3.2
3844
DETACHD
10
707 1st ST
$1,799,000
3
3
3200
CONDO
16
530 4th ST #9
$2,100,188
2
2.1
1859
CONDO
49
4401 COBB WAY
$2,149,900
4
4
3289
DETACHD
60
CLOSED/SOLD Feb 2-8, 2026
Address
Opening
Closed
Beds
Baths
SF
Prop Type
Days
88 OSWEGO SMT / Main
$205,000
$200,000
1
1
764
CONDO
7
86 KINGSGATE RD #22
$299,900
$262,000
2
2
924
CONDO
120
6375 SW DAWN ST
$625,000
$480,000
3
2.1
2080
DETACHD
61
4520 TRILLIUM WOODS
$875,000
$744,000
3
2.1
1992
ATTACHD
238
6244 FROST LN
$869,900
$794,500
4
3.1
2304
DETACHD
79
1951 GREENTREE RD
$1,099,995
$900,000
3
3
2509
DETACHD
375
2703 GLEN EAGLES RD
$1,095,000
$945,000
3
2
1554
DETACHD
98
2255 GLEN HAVEN RD
$1,125,000
$1,028,000
3
3
2814
DETACHD
86
13920 SHIREVA DR
$1,395,000
$1,091,000
5
3
3212
DETACHD
210
1685 FERNWOOD DR
$1,399,900
$1,375,000
5
3
2630
DETACHD
2
4201 HAVEN ST
$1,399,950
$1,450,000
4
4
2730
DETACHD
1
17367 CANAL CIR
$2,300,000
$1,950,000
3
3.1
2551
DETACHD
225
2820 DELLWOOD DR
$2,550,000
$2,561,383
5
4.1
4162
DETACHD
0
Criteria:Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings (***We’ve used “Days” in each category for ease of understanding) .
Once a year we get these insights! Here is your look at the greater Portland area calculated for the previous month, and at this time of year, we get year-end info with Lake Oswego broken out at the bottom (Comparisons to Nov & 2024 year-end). ***Be sure to check out the Neighborhoods Report below which categorizes into smaller pieces all over the metro & compares Nov to Dec as well as year-end 2024 to 2025 in each area.
Overview/Fluctuations ~ December 2025/Year-End Market Data
New Listings and Pending sales over the whole metro area are down from last year at this time, while Closed Sales rose by 6.5%. Average Sale Price is up overall, whereas it’s both up & down in various areas. North Portland is down notably from last year at this time and NW Washington County also saw a significant drop in price. Hillsboro and Forest Grove areas also took dips. Inventory is up slightly from last year at this time and down significantly from November. See Neighborhoods Report below. While rates have been recently dipping into the upper 5’s they are currently in the low 6% range amid uncertain world events and the related effect on markets.
Lake Oswego: As mentioned below, it is more difficult to draw generalized conclusions on Lake Oswego because of the huge range of prices, ie all the way from $150,000 condos to $11,000,000 Lakeside Properties~ but we can see that Average Sale Price rose a bit and Closed sales decreased from Dec 2024 to Dec 2025. The mid-way (Median) sale price in 2025 in Lake Oswego was $850,000 as compared to Dec 2024 where it was $831,000, so not much change there. Days on the Market is approx the same as well.
Rates: “After a highly volatile week from concerns about a trade war erupting with Europe, markets are calming down. Rates are in the low 6% range.” Gary Boyer, Certified Mortgage Planner, Premier Mortgage Resources
There were 1,005 New Listings in December which decreased 5.9% from the 1,068 in Dec 2024, & decreased a whopping 30.1% from the 1,437 in the previous month/Nov.
At 1,633 December 2025’s Closed Sales (Solds) are up 6.5% from Dec 2024’s 1,534, and down 26.4% from the previous month’s total of 1,520.
At 1,234 December’s Pending Sales (Accepted Offers) are down 6.9% from Dec 2024’s 1,326, and down a substantial 24.2% from the previous month/November’s total of 1,628 Accepted Offers.
The Average Sale Price for December 2025 of, $596,400 is up $18,100. from last year /December 2024’s $578,300, and down $3,300 from the previous month/Nov’s $599,700.
The “Median Sale Price” (the price smack dab in the middle of all sales) in December 2025 of $535,000 is up $10,000 from December 2024’s $525,000, & unmoved from the previous month’s $535,000.
LAKE OSWEGO: (Month of December ’25)
259 Active Listings (Nov 338) Dec 2024: 204 42 New Listings (Nov 71) Dec 2024: 46 53 Pending Sales (Nov 85) Dec 2024: 55 81 Closed Sales (Nov 65) Dec 2024: 80 Average Sale Price for December: $1,110,300 (Nov $1,032,700) Dec 2024: $937,000 NOTE: Higher-Priced vs Lower-Priced Homes Sales can skew the “Average” in any given month. Lake Oswego has quite a variety, so this tends to be a less meaningful stat, generally speaking, in this niche. 102 Days on the Market (Nov 81) Dec 2024: 97
The data listed above is as reported by the Regional Multiple Listing Service (RMLS)
Whether you celebrate Christmas, Kwanzaa, Hanukkah, Solstice or a combination, Dianne and I wish you a peaceful & cozy holiday filled with warmth and loved-ones.
We’re taking a little break as we always do, and will catch you up with all the happenings in a couple of weeks.
Last week in Lake Oswego there were 5 properties that entered the market, 13 moving to Pending status and 13 that Closed/Sold. Right now there are 212 homes available ranging from $179,000 to $9,950,000.
Here is the breakdown:
NEW Nov 17-23, 2025
Address
List Price
Beds
Baths
SF
Prop Type
100 KERR PKWY #30
$199,000
1
1
617
CONDO
57 GREENRIDGE CT
$475,000
2
2
1314
ATTACHD
9 BRITTEN CT
$650,000
3
2.1
1972
ATTACHD
13932 SUNDELEAF DR
$1,149,900
3
2.1
3068
DETACHD
2254 KNAUS RD
$4,275,000
4
5.1
7366
DETACHD
PENDING Nov 17-23, 2025
Address
List Price
Beds
Baths
SF
Prop Type
Days
90 WHEATHERSTONE PL / Main
$524,900
3
2.1
1692
CONDO
48
17401 HILL WAY
$697,000
3
2
1634
DETACHD
6
38 MORNINGVIEW CIR
$789,000
4
3
2408
DETACHD
208
4280 BERNARD ST
$825,000
4
2.1
2383
DETACHD
7
731 CLARA CT
$914,900
4
2.1
2700
DETACHD
47
1405 CHERRY CREST AVE
$998,000
3
2.1
3138
DETACHD
233
135 FURNACE ST #22
$1,199,000
2
2.1
1927
CONDO
12
1700 WOODLAND TER
$1,249,998
4
2.1
2558
DETACHD
5
16878 CANYON DR
$1,325,000
4
2.1
2750
DETACHD
389
3730 UPPER DR
$1,500,000
4
2
2752
DETACHD
229
4241 Cobb WAY
$1,898,000
4
3.1
3397
DETACHD
70
455 FURNACE ST
$1,899,000
4
3.1
3856
DETACHD
3
3548 LAKEVIEW BLVD
$6,475,000
4
3.2
6919
DETACHD
176
SOLD Nov 17-23, 2025
Address
Opening
Closed
Beds
Baths
SF
Prop Type
Days
71 OSWEGO SUMMIT / Upper
$278,000
$275,000
2
2
1140
CONDO
62
59 Oswego Summit / Upper
$299,000
$289,000
2
2
1140
CONDO
28
5665 BONITA RD
$795,000
$625,000
2
1
1200
DETACHD
125
2424 GLENMORRIE DR
$765,000
$720,000
3
1
1440
DETACHD
96
17360 ALPINE WAY
$824,900
$900,000
5
3
3085
DETACHD
5
5037 PARKHILL ST
$1,395,000
$1,200,000
5
2.1
3289
DETACHD
106
18541 WAXWING WAY
$1,000,000
$1,225,000
3
2.1
2048
DETACHD
5
5437 ROSALIA WAY
$1,295,000
$1,295,000
4
2.1
3369
DETACHD
4
4300 ORCHARD WAY
$1,295,000
$1,310,000
5
3
3229
DETACHD
2
700 PEBBLE BEACH CT
$1,595,000
$1,425,000
4
2
2527
DETACHD
68
17595 KELOK RD
$2,975,000
$2,325,000
5
4
3957
DETACHD
151
3140 SW CHILDS RD
$3,400,000
$2,930,000
5
6.1
6522
DETACHD
170
2406 GLEN EAGLES RD
$4,150,000
$4,499,900
5
5.1
5608
DETACHD
597
Criteria: Homes in the 97034 and 97035 zip code, listed, pending or sold between the dates listed above as reported by the Regional Multiple Listing Service (RMLS). DETACHD refers to Single Family Detached Residence, MFG refers to manufactured housing, and ATTACHD refers to single-family residences with some portion of the structure attached to another property, but not constituting CONDO ownership. DOM stands for days on market, or the number of days from when the listing became active and when it received an acceptable offer, with CDOM standing for “cumulative days on market” accounting for “refreshed” listings (***We’ve used “Days” in each category for ease of understanding) .
We wish for you a long weekend of relaxing time with family and friends. We all have so much to be grateful for, and Dianne and I are grateful for YOU! ~ Happy Thanksgiving from us at the Property Blotter. ~
Dianne and I were very honored to learn that our little Blog here, which we’ve been writing together for over 15 years was chosen as one of the Top Real Estate Blogs in Oregon. We don’t usually include link-backs unless it’s Lake Oswego or real estate-related (polite notice to all you sites out there : ) but we were flattered enough to make an exception here. We always hope that our work impacts and helps people, and it’s nice to see it being noticed out there in the wild. Check out “Feedspot” HERE
