97008 receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
97086
97008
Opportunity
53 · Bottom 46%
vs50 · Bottom 40%
Growth
68 · Top 18%
vs73 · Top 12%
Climate
78 · Top 23%
vs73 · Top 38%
Physical resilience
48 · Bottom 39%
vs54 · Bottom 45%
Housing affordability
62 · Bottom 25%
vs63 · Bottom 26%
Schools
61 · Top 38%
vs75 · Top 20%
Access
94 · Top 45%
vs92 · Bottom 49%
Economic stability
65 · Top 41%
vs69 · Top 32%
Measured values
| Metric | 97086 | 97008 | Source period |
|---|---|---|---|
| Population | 34,567 | 28,611 | 2024 ACS 5-Year |
| Median household income | $102,359 | $96,116 | 2024 ACS 5-Year |
| Per capita income | $51,898 | $50,998 | 2024 ACS 5-Year |
| Population density | 3,300/sq mi | 5,400/sq mi | 2024 ACS 5-Year |
| Median home value | $697,400 | $578,100 | 2024 ACS 5-Year |
| Median gross rent | $1,746 | $1,763 | 2024 ACS 5-Year |
| Homeownership rate | 62.7% | 56.9% | 2024 ACS 5-Year |
| Unemployment rate | 5.1% | 5.2% | June 2026 |
| Employment change (year over year) | -0.9% | -0.8% | June 2026 |
| Bachelor's degree or higher | 41.9% | 50.4% | 2024 ACS 5-Year |
| Poverty rate | 9.5% | 10.6% | 2024 ACS 5-Year |
| Housing units permitted (12 months) | 247 | 1,127 | 12 months ending July 2026 |
| Permits per 1,000 residents | 9.2 | 11.5 | 12 months ending July 2026 |
| Permit change (year over year) | -20.8% | 303.9% | 12 months ending July 2026 |
| Average July high | 82°F | 82°F | 1991-2020 Normals |
| Average January low | 37°F | 34°F | 1991-2020 Normals |
| Annual precipitation | 40.7" | 35.9" | 1991-2020 Normals |
| Distance to major airport | 10 mi | 13 mi | NASR current cycle |
| Average commute | 28.0 min | 26.5 min | 2024 ACS 5-Year |
| Median age | 40.2 | 40.6 | 2024 ACS 5-Year |
| Public schools | 6 | 10 | 2024-25 school year |
| Students per teacher | 21.21 | 16.75 | 2024-25 school year |
| Math proficiency | 40.7% | 51.4% | 2019-20 school year |
| Reading proficiency | 53.8% | 65.2% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 58.6% | 55.7% | 2024-25 school year |
A bolded value is the more favorable of the two where the metric has a clear direction. Metrics like population and density have no inherent better or worse and are shown unweighted.
Physical risk tradeoff
97086
Elevated or high exposure: earthquake, heat wave.
97008
Elevated or high exposure: earthquake.
Full profiles: 97086 — Happy Valley, OR · 97008 — Beaverton, OR · How this is calculated: methodology