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

If you own a home in Hillsboro right now, you’re living through one of the most unusual real estate markets the city has seen in over a decade.

Not because demand has collapsed.
Not because buyers have disappeared.
But because the market itself has split in two—and the dividing line runs right through the impact of the Intel layoffs of July 2025, which affected more than 2,400 Oregon workers (including 500+ in Hillsboro) .

Some neighborhoods are seeing steep price corrections and motivated sellers.
Others—often just a few miles away—are experiencing strong demand, fast-moving inventory, and competitive offers.

For homeowners, this split market presents both risk and opportunity depending on where you live, how long you’ve owned your home, and what your next move might be.

In this article, we’ll break down what’s really happening, what the data shows, and how Hillsboro homeowners should interpret these shifts heading into 2026.

The Big Picture: A Market in Transition, Not Collapse

Before we zoom into neighborhoods, it’s important to see the whole landscape clearly.

According to the most recent market study :

• Hillsboro home prices are up slightly year over year (+1.0%)
• But days on market have nearly doubled (from 26 to 46 days)
• Inventory is rising across multiple neighborhoods
• Market conditions vary dramatically based on proximity to Intel campuses

This is what a balanced market looks like—but balanced markets rarely feel “balanced” to the people inside them. They feel uneven. Emotional. Uncertain.

And that’s especially true when the city’s largest employer goes through a major restructuring.

The Hillsboro Market Has Split into 2 Distinct Realities

Reality #1: Neighborhoods Near Intel Are Experiencing Price Corrections

Certain areas—especially in North Hillsboro—are feeling the shockwaves of Intel’s layoffs more directly than others.

🏷️ Example: Orenco Station — Ground Zero of the Intel Effect

The data is clear:

• Median sale price: –19.1% YoY
• Price per square foot: –24.3% YoY
• Days on market: 74 days (up from 36)
• Sellers: Tech layoffs, underwater equity, investor exits

Thousands of Hillsboro residents built their lives near Ronler Acres and Jones Farm to be closer to work. When that work suddenly disappears, people must move quickly—sometimes urgently.

As a result:

• Homes are sitting longer
• Price reductions are more common
• Many recently purchased homes are now at 2020–2021 pricing levels

This is creating a value-buying opportunity for buyers… but for sellers, it requires a more strategic approach.

Reality #2: Newer Master-Planned Communities Are Still Thriving

On the other side of the market, we’re seeing something completely different.

🏡 Example: South Hillsboro (Reed’s Crossing & Surrounding)

Despite an 11% price dip, the area is one of the fastest-moving submarkets in the entire city:

• Median days on market: 18 days
• Homes sold/month: +33.3% increase
• Homes selling over list: 31%
• Competition score: 87 (Very competitive)

Why?

Because South Hillsboro and Reed’s Crossing represent the new “ideal” for modern suburban living:

• 80+ acres of parks & greenways
• New schools
• Walkability
• New construction (with warranties)
• Town center opening in 2025

Buyers want turnkey homes, community amenities, and lifestyle-driven neighborhoods—and they’re willing to pay for it.

The result?
While older neighborhoods near Intel are cooling, newer communities are absorbing demand from across the Portland metro area.

Why This Split Is Happening: The Intel Ripple Effect

Intel has always been a cornerstone of Hillsboro’s economy. In many neighborhoods, it’s not just “one employer”—it’s the primary reason people moved there.

So when layoffs hit:

1. Proximity becomes a liability—at least in the short term

Neighborhoods like Orenco Station and AmberGlen saw immediate listing activity from:

• Laid-off employees needing to relocate
• Tech workers proactively leaving Oregon for stronger job markets
• Investors pulling out due to uncertainty

2. Older homes struggle to compete with new construction

Reed’s Crossing, Brookwood, and newer phases of South Hillsboro offer:

• Energy efficiency
• Modern layouts
• Builder incentives
• Community design

Even in a cooling market, these neighborhoods remain high-demand.

3. Demographics are shifting

Across Hillsboro, several groups are selling for different reasons:

• Distressed tech workers (urgent need to sell)
• Empty nesters (downsizing after 20+ years)
• Investors (exiting markets with softening rents/prices)
• Lifestyle movers (seeking community-focused living)

Each seller type responds differently to market changes—meaning pricing strategies must adjust accordingly.

Neighborhood-by-Neighborhood: What Homeowners Should Know

📍 Orenco Station & AmberGlen — “Sell Smart, Sell Strategically”

These neighborhoods are where the Intel impact is felt most:

• Large shares of tech workers
• High concentration of condos/townhomes
• Inventory spikes following layoffs

If you’re a homeowner here, your strategy should emphasize:

• Pricing ahead of the market
• Professional staging & photography
• Broad exposure to out-of-state buyers
• Fast timelines for buyers relocating to PNW

The good news?
Value-focused buyers are returning, especially those priced out of Portland during the pandemic boom.

But sellers must approach the market with data-driven precision.

📍 South Hillsboro — “A Balanced Decline with Intense Demand”

Even with an 11% price correction, homes are selling:

• Quickly
• Competitively
• Often with multiple offers

Why?

Because families are:

• Upsizing
• Moving into Reed’s Crossing
• Coming from Portland for more space
• Prioritizing community over square footage

If you’re a homeowner here, you are in one of the most resilient micro-markets in Hillsboro.

📍 Tanasbourne & Jackson School — “The Quiet, Steady Middle”

These aren’t Intel-dependent areas—and their data reflects stability.

Typical sellers include:

• Long-term owners
• Downsizers
• Estate sales
• Move-up families

As redevelopment continues (e.g., former Macy’s converting to apartments), these neighborhoods will attract:

• Empty nesters wanting walkable living
• Families wanting established communities
• Renters converting to ownership

If you’re selling here, your biggest advantages are:

• Strong long-term equity
• Consistent buyer demand
• Stable pricing

What This Means for Homeowners Planning Their Next Move

1. Timing matters—but differently depending on location

If you're near Intel:
Act quickly and price strategically while demand from value-seeking buyers is still strong.

If you're in South Hillsboro:
You have leverage—but correct pricing still drives best results.

If you're in Tanasbourne/Jackson School:
You can focus on maximizing equity, not rushing.

2. Equity positions are dramatically different across neighborhoods

• Long-term owners (15–25 years) have excellent equity
• 2022–2023 buyers in Orenco Station may be underwater
• South Hillsboro owners typically have 5–10 years of appreciation
• Condo/townhome owners near tech hubs may need strategic pricing

Understanding your equity story is the first step to making smart decisions.

3. This is not a “bad” market—it’s a segmented market

For some sellers, this is the best market they’ve had in years.
For others, it’s a transitional market requiring a real strategy.

The key is knowing which side of the split your home falls on.

So… What Should Hillsboro Homeowners Do?

Here’s a practical roadmap:

Step 1 — Determine your micro-market

Every neighborhood right now behaves like its own ecosystem.

Step 2 — Get a data-driven pricing model

Emotion-based pricing is punished in cooling areas—but rewarded in high-demand ones.

Step 3 — Study buyer psychology in your submarket

• Are they relocating tech workers?
• Portland families seeking space?
• Value seekers buying the dip?
• Empty nesters wanting convenience?

Each group responds to different messaging and negotiation structures.

Step 4 — Build a sell-to-buy transition plan

Especially for families moving into Reed’s Crossing or leaving the Intel orbit.

Step 5 — Leverage opportunity, not fear

Market transitions create windows that don’t last long.

Final Takeaway: Hillsboro’s Market Didn’t Break — It Evolved

The Hillsboro real estate market is not in crisis.
It’s not collapsing.
And it’s not slowing across the board.

It’s splitting—and understanding that split is the #1 advantage homeowners can have right now.

Some neighborhoods need protection.
Some neighborhoods offer opportunity.
Some neighborhoods offer stability.

If you want clarity about where your home falls—and what that means for your next move—I’m here to help break it down with real data, not headlines.