October in Happy Valley is a different market than the one buyers braced for a few years ago. Prices are holding roughly flat to slightly up, active inventory sits well above where it stood at the end of 2025, and homes are taking longer to sell. Here is what the freshest published readings show, and what they mean if you are shopping or listing this month.
The price picture, in the latest readings
Each tracker measures something slightly different, so the honest summary is a range rather than a single number. Zillow's Home Value Index, updated in late August, puts Happy Valley's average home value at $678,674, down a fraction of a percent from a year earlier. Redfin's most recent reading shows a median sale price near $658,000, up about 2.2 percent year over year, with an average sale price around $675,000. A 12-month reading from Homes.com lands the median near $670,000, with single-family homes closer to $699,500. The common thread: values are essentially flat or gently up, not falling, even as the pace has slowed.
Inventory keeps climbing
The biggest story of the year remains supply. At the start of December 2025, roughly 94 homes were active in the area. This fall, trackers count from about 187 active listings in an early-September reading up to 257 to 316 depending on the service and the boundary they draw. Buyers now walk into a market with several times the selection they had a year and a half ago, and price per square foot has softened to roughly $280 to $289 across the services that publish it.
Two clocks, both slower
The market's temperature shows up in timing, and the different trackers measure timing differently. Zillow reports typical homes going pending in about 20 days, which measures how quickly an accepted offer follows a listing. Redfin shows days on market running closer to 57, which counts from listing to closing and naturally runs longer. Either way, the trend is the same: weeks, not hours, and a growing share of homes takes two to three months to sell, especially at higher price points.
What this October means if you are buying
This is the most buyer-friendly Happy Valley market in years. Multiple offers still happen on well-priced homes, but they are no longer the default, and sellers are increasingly negotiating on price, closing costs, and inspection items. The caveat is financing: with rates holding above 7 percent, payment matters more than price, so run the monthly math before you fall for a home. Our post on the September rate move walks through what a point costs on a typical loan.
What it means if you are selling
For sellers, the fall reset rewards realism. Price against recent sold comparables from day one rather than last spring's list prices, and expect the first two to three weeks to do most of the work. Homes that are priced well and show well are still finding buyers; homes that test the market sit, collect price cuts, and lose their early momentum. In a market with this much inventory, the first impression is the whole game.
The takeaway
Happy Valley is settling into a normal, seasonal market: flat values, abundant choice, and negotiation on the table. For buyers, that is a window worth taking seriously before the holidays slow activity further. For sellers, it is a reason to price thoughtfully and let a local team show you the street-level comps that headline numbers hide.