Beaverton receives the higher standardized Area Score. That reflects AreaProfile's weighting, not a judgment about which place is better to live in.
Signals
Happy Valley
Beaverton
Opportunity
54 · Bottom 46%
vs49 · Bottom 36%
Growth
68 · Top 20%
vs72 · Top 14%
Climate
78 · Top 22%
vs73 · Top 38%
Physical resilience
48 · Bottom 40%
vs54 · Bottom 46%
Housing affordability
68 · Bottom 31%
vs63 · Bottom 25%
Schools
56 · Top 43%
vs80 · Top 14%
Access
94 · Top 44%
vs93 · Top 48%
Economic stability
72 · Top 26%
vs69 · Top 31%
Measured values
| Metric | Happy Valley | Beaverton | Source period |
|---|---|---|---|
| Population | 26,738 | 97,812 | 2024 ACS 5-Year |
| Median household income | $122,151 | $98,622 | 2024 ACS 5-Year |
| Per capita income | $54,741 | $52,507 | 2024 ACS 5-Year |
| Population density | 2,246/sq mi | 4,956/sq mi | 2024 ACS 5-Year |
| Median home value | $725,300 | $569,800 | 2024 ACS 5-Year |
| Median gross rent | $2,029 | $1,826 | 2024 ACS 5-Year |
| Homeownership rate | 78.9% | 50.5% | 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 | 46.4% | 50.1% | 2024 ACS 5-Year |
| Poverty rate | 7.7% | 10.1% | 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 | 12 mi | 13 mi | NASR current cycle |
| Average commute | 28.6 min | 26.0 min | 2024 ACS 5-Year |
| Median age | 39.0 | 37.8 | 2024 ACS 5-Year |
| Public schools | 13 | 41 | 2024-25 school year |
| Students per teacher | 22.12 | 17.36 | 2024-25 school year |
| Math proficiency | 34.0% | 55.9% | 2019-20 school year |
| Reading proficiency | 48.9% | 67.7% | 2019-20 school year |
| Free or reduced-price lunch eligibility | 58.5% | 55.3% | 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
Happy Valley
Elevated or high exposure: earthquake, heat wave.
Beaverton
Elevated or high exposure: earthquake.
Your best match
Weight what matters to you. Your preferences stay in this browser and never change either Area Score.
Happy Valley
67
Your Score
63
Area Score
Beaverton
69
Your Score
65
Area Score
Select your priorities to see which of the two fits them better.
Full profiles: Happy Valley, OR · Beaverton, OR · How this is calculated: methodology