Imagine stepping out your front door and being on a forest trail in minutes, then getting to downtown for dinner in under half an hour. If you’re weighing a move to Portland’s West Hills in 97221, you’re likely looking for more space, daily access to nature, and a practical commute. In this guide, you’ll learn how daily life works here: where 97221 sits, parks and schools to know, commute options, typical homes and prices, plus a buyer checklist tailored to the hills. Let’s dive in.
Zip code 97221 covers a large slice of Portland’s West Hills, including parts of Sylvan‑Highlands, Southwest Hills, and West Haven‑Sylvan. The area rises along the eastern edge of the Tualatin Mountains, so many streets wind and climb instead of following a flat grid. Wooded lots, terraced yards, and quick trail access are part of everyday life. The City describes Sylvan‑Highlands as a hillside neighborhood with direct access to major parks and curving, view-rich streetscapes (City of Portland, Sylvan‑Highlands).
The 97221 ZCTA has roughly 12,900 residents, with a median household income near $145,600 and a mean one‑way work commute of about 20.7 minutes, based on American Community Survey 5‑year estimates (Census Reporter, 97221 profile). Households tend to be dual‑income and value proximity to both downtown and the west‑side job centers. The housing stock skews toward single‑family homes with an owner‑occupied majority.
If daily outdoor time is a must, 97221 delivers. Forest Park spans about 5,200 acres with a network of trails anchored by the Wildwood Trail. Families use nearby trailheads for short hikes, after‑school walks, and weekend loops. Review trail conditions, leash rules, and seasonal advisories before you go (Portland Parks & Recreation, Forest Park).
Just across the ridge, Washington Park brings together the International Rose Test Garden, Portland Japanese Garden, Oregon Zoo, and Hoyt Arboretum. Parking is limited at peak times, and transit and a park shuttle support visits, so planning ahead pays off (Explore Washington Park, plan your visit). For big‑view moments, Pittock Mansion’s grounds are a favorite family stop, and the City has implemented a managed, paid parking plan that affects weekend timelines (Pittock Mansion parking plan).
Public schools that commonly serve parts of 97221 include Bridlemile Elementary, West Sylvan Middle School, and Lincoln High School. Attendance boundaries can shift and overlap, so always verify a specific street address with Portland Public Schools before you buy. Start by exploring school pages like Bridlemile Elementary or West Sylvan Middle School to understand programs and contacts.
Many West Hills families also consider nearby private schools with short drop‑off drives. Options often include Catlin Gabel (PK–12 on Barnes Road), Jesuit High School, and Oregon Episcopal School. You can review admissions and visit options on each school’s site, such as Catlin Gabel.
Day‑to‑day errands vary by your exact pocket in the hills. Many residents use the NW 23rd/Nob Hill corridor for boutiques, cafes, and medical offices, along with the Uptown shopping center and groceries down the hill. Neighborhood associations host events and volunteer opportunities, which is a nice on‑ramp to meet neighbors and pitch in on nearby trails and parks (City of Portland, Sylvan‑Highlands).
Expect a mix of early‑20th‑century revival styles like Craftsman and Tudor, a strong presence of mid‑century and Northwest Regional modern homes, and newer contemporary remodels. Many mid‑century and Northwest‑style houses lean into wood, big windows, and a close relationship to the site. For architectural context, the Northwest Regional style is a useful reference for the look and feel you’ll spot across the hills.
Lots here are often wooded and sloped, with tiered gardens and long or curved driveways. Flat, fenced lawns are less common than in suburban subdivisions. View corridors, decks, and forested backdrops are frequent selling points.
As of late 2025 and early 2026, major aggregators reported median home values in 97221 generally in the low to mid $700,000s, with some sources indicating medians reaching into the mid $800,000s depending on the month and micro‑neighborhood. One December 2025 snapshot showed a median sale price near $730,000, and index values around $734,000. Listing medians in certain subareas can trend higher. The key takeaway: medians vary by source and by pocket, so treat $700,000 to $850,000 as a broad range and check live numbers with your broker and local MLS for your target street and style.
Recent months have shown moderate inventory and slower turnover than the peak pandemic years. Days on market and activity can tighten in sought‑after pockets near trail access or with strong views. If you are aiming for a specific architecture type or lot profile, be ready to move when the right fit hits the market.
Many West Hills homes were built before 1960. Plan for potential updates to electrical and plumbing systems, roof and gutter maintenance under big trees, and drainage that suits a sloped site. Seismic retrofits and garage access on steeper lots are common discussion points during inspections. On the upside, mid‑century and Northwest‑style homes often offer expansive windows and decks that connect everyday living to the forested setting.
U.S. 26 is the main east‑west route serving 97221, connecting you to downtown, Beaverton, and Hillsboro. Burnside and I‑405 are typical downtown approaches. The mean one‑way travel time to work for residents is about 20.7 minutes based on ACS 5‑year estimates (Census Reporter, 97221 profile).
Transit options in the hills center on bus service. TriMet Line 63 serves the Washington Park area and links key park destinations to the city network (TriMet Line 63 schedule). Lines 15 and 20 along the Burnside and NW 23rd corridors add frequent north‑south and east‑west connections nearby. Within the hills, frequency depends on the street and route, so most families keep at least one car. When visiting Washington Park attractions, plan for limited parking and consider the park shuttle or transit for peak times (Explore Washington Park, plan your visit).
Use this quick list to focus your search and due diligence:
If you want daily access to trails, a short reach to downtown and the west‑side job centers, and a home that feels tucked into the trees, 97221 is a strong fit. You trade flat streets and big lawns for decks, views, and a forested backdrop. With a clear plan for schools, commute, lot conditions, and maintenance, you can land a home that supports your family’s routine and weekend adventures.
Want tailored advice and live market data for your exact pocket, budget, and style wish list? Connect with the local team at Green Buck Real Estate. We’ll help you compare micro‑neighborhoods, evaluate homes on the hillside, and move confidently from search to keys.
Address 4200 Mercantile Dr #700 Lake Oswego, OR 97035
Address 4200 Mercantile Dr #700 Lake Oswego, OR 97035