The Hillsboro Market Has Split — What the Intel Layoffs Really Mean for Homeowners

As we move into the final weeks of 2025 and begin looking ahead to early 2026, many Hillsboro homeowners are feeling uneasy.

You’ve probably seen the headlines.
You’ve heard about layoffs.
You’ve noticed homes sitting longer in some neighborhoods… while others seem to sell almost instantly.

So which is it?

Is the Hillsboro market slowing down — or speeding up?

The truth is more nuanced than any headline can capture:

👉 The Hillsboro housing market hasn’t slowed. It has split.

And understanding which side of that split your home falls on may be the single most important real estate decision you make heading into 2026.

Why This Market Feels So Confusing Right Now

In a “normal” market, trends move broadly:

• Prices rise together
• Prices fall together
• Inventory tightens or loosens across the board

That’s not what’s happening in Hillsboro today.

Instead, we’re seeing two very different market realities exist at the same time — often just a few miles apart.

The catalyst?
The Intel layoffs of mid-2025.

When Intel reduced its workforce, the impact wasn’t evenly distributed across the city. Certain neighborhoods felt it immediately. Others barely felt it at all.

That divergence is shaping how 2025 ends — and how 2026 begins.

Market #1: Intel-Adjacent Neighborhoods Are Under Pressure

Neighborhoods closest to Intel campuses — particularly parts of Orenco Station and AmberGlen — have experienced the most noticeable changes.

Here’s what’s happening in these areas:

• Homes are taking significantly longer to sell
• Prices have corrected closer to 2020–2021 levels
• Sellers are more motivated — often due to job changes or relocation
• Buyers are more analytical and value-focused

This isn’t panic selling.

It’s necessity selling.

Many homeowners in these neighborhoods aren’t listing because they want to — they’re listing because life changed. Employment shifted. Relocation became real. Uncertainty crept in.

That shift changes buyer psychology.

Instead of urgency, buyers feel patience.
Instead of bidding wars, they expect leverage.

Homes are selling — but only when priced and positioned strategically.

Market #2: South Hillsboro & Newer Communities Are Quietly Thriving

Now here’s where the story takes a turn.

While Intel-adjacent neighborhoods adjust, South Hillsboro and newer master-planned communities are telling a completely different story.

In these areas, we’re seeing:

• Faster days on market
• Consistent buyer activity, even in Q4
• Strong interest from families, upsizers, and Portland relocators
• Demand driven by lifestyle — not a single employer

Why the difference?

Because these neighborhoods aren’t dependent on one job source.

Buyers here are motivated by:

• Newer construction
• Parks, trails, and greenways
• Schools and community planning
• Walkability and future town centers
• Space and value compared to Portland proper

This type of demand tends to be more resilient, especially heading into a new year.

Even as 2025 winds down, these areas continue to move — and they’re positioned well as we head into early 2026.

This Isn’t a “Good Market” or “Bad Market” — It’s a Timing Market

One of the biggest mistakes homeowners make right now is asking:

“Is it a good time to sell?”

That question is too broad for today’s environment.

The better questions are:

• Where is my home located?
• Who is buying in my neighborhood?
• Why are they buying right now?
• How much competition will I face in 90 days?

Because in a split market, timing matters more than it has in years.

Why Early 2026 Could Be a Strategic Window for Many Homeowners

As we cross into January, several forces will collide at once:

1. Buyer Motivation Resets

After the holidays, buyers return with:

• Fresh pre-approvals
• New job relocations
• “Buy before spring” urgency
• Renewed focus and clarity

January–March often brings serious buyers — but fewer sellers.

2. Many Sellers Are Still Waiting

Thousands of homeowners postponed selling in 2025, hoping for:

• Lower rates
• More certainty
• A clearer market

Many of them will list in April and May 2026.

That means early-year sellers may face less competition than spring sellers.

3. Builders Still Offer Incentives Early

If you’re planning to move into new construction, Q1 often brings:

• Closing cost credits
• Rate buy-downs
• Upgrade incentives

These tend to shrink once buyer traffic increases later in the year.

Who Is Positioned to Win in Early 2026?

Based on current data and buyer behavior, these seller groups should be paying close attention right now:

✔ Homeowners in South Hillsboro or Newer Communities

These areas continue to see consistent demand and faster sales. Early 2026 could offer strong outcomes before inventory increases.

✔ Upsizers & Move-Up Families

Families with 5–10 years of equity often have flexibility and strong buyer interest — especially if their home is newer and move-in ready.

✔ Long-Term Owners With Strong Equity

If you’ve owned your home for 7, 10, or 20+ years, you may have more leverage than you realize — even in a shifting market.

✔ Owners Near Intel Who Want Predictability

For Intel-adjacent neighborhoods, selling before spring competition arrives may reduce risk and uncertainty.

Who Might Want to Wait?

Selling early isn’t right for everyone.

You may benefit from waiting if:

• You purchased in 2022–2023 and are near break-even
• Your home needs major renovations you’re not ready to do
• Your timeline is tied to a summer relocation
• You’re comfortable waiting to see where rates and inventory settle

In a split market, strategy matters more than speed.

The Biggest Risk Right Now: Assuming Spring Is Always Better

Spring is traditionally seen as “safe.”

But in markets like this one, spring can also mean:

• More listings
• More price competition
• More negotiating buyers
• Less leverage for sellers

In contrast, early 2026 offers something rare:

Motivated buyers + limited inventory + clearer pricing expectations.

That combination doesn’t last long.

Key Takeaways as 2025 Comes to a Close

Let’s simplify what matters most:

• The Hillsboro market has split — not stalled
• Intel layoffs affected specific neighborhoods, not the entire city
• Location and buyer type now matter more than market headlines
• Early 2026 may be a strategic selling window for many homeowners
• Timing your move requires neighborhood-level insight, not generic advice

This isn’t about guessing where the market goes next.

It’s about understanding where your home fits today — and using that clarity to plan wisely.

Thinking Ahead to 2026? Let’s Get You Clarity

If you’re a Hillsboro homeowner and wondering:

• Which side of the market your neighborhood is on
• How buyer demand looks where you live
• What your equity and timing options really are
• Whether early 2026 makes sense for your goals

I’m happy to help.

💬 Message me and I’ll share a personalized Hillsboro market snapshot for your neighborhood — no pressure, just data and direction.

As we close out 2025, the best move you can make is an informed one.

Let’s start 2026 with clarity.