HFO Multifamily Marketwatch for Oregon and SW Washington
Business & Finance
About
HFO's team of researchers and experts in the apartment market for Oregon and SW Washington review the latest news of interest to area multifamily owners and investors.
Episodes
- Washington Housing Crossroads: The State Looks for a New Housing Playbook
Washington state faces a housing shortage, with production, policy, and regulation currently misaligned despite the recognized need for more housing.
- Oregon's 2026 Housing Session
This episode of HFO Multifamily Marketwatch discusses Oregon's 2026 legislative session, examining its potential effects on apartment owners, developers, and investors.
- Portland Governance, Rising Utility Costs, and Taxes
This HFO Multifamily Marketwatch episode examines Portland governance, rising utility costs, and taxes, focusing on their impact on apartment owners and investors in Oregon and SW Washington.
- Clark County and Vancouver Multifamily Market Update
This HFO Multifamily Marketwatch episode covers the Clark County and Vancouver multifamily markets. While part of the same metro, these areas exhibit different trends but collectively show strong apartment fundamentals in the Pacific North…
- Corvallis–Albany Multifamily Market Update
This episode provides a market update for Corvallis and Albany, Oregon, highlighting the divergent trends currently observed in these two adjacent markets.
- Policy and Capital Market Developments Across OR, WA, and Federal Levels
This HFO Multifamily Marketwatch episode discusses policy and capital market developments across Oregon, Washington, and the federal level. The discussion highlights a broader shift in housing policy, characterized by increased regulation,…
- Positive Economic Signals in Oregon and SW Washington
The HFO Multifamily Marketwatch episode discusses positive economic signals, focusing on policy and capital market developments at the state and federal levels in Oregon and Washington.
- Multifamily Delinquencies Hit Post Global Financial Crisis: What it means for Multifamily deals in 2026
Multifamily loan delinquencies are rising and have reached their highest level since the Global Financial Crisis. This episode explores what this trend signifies for multifamily deals in the year 2026.
- University of Oregon Next Generation Housing Plan
The University of Oregon is undertaking a project to construct additional student housing within a residential neighborhood. This initiative aims to integrate the housing into existing blocks and adhere to zoning regulations, while also ad…
- When Vacant Does Not Mean Available
The HFO Multifamily Marketwatch episode "When Vacant Does Not Mean Available" addresses the phrase "When vacant does not mean available," which is becoming a policy and finance challenge for low-income housing in Portland.
- Portland Housing Bonus Alignment Project
The HFO Multifamily Marketwatch discusses the City of Portland's Housing Bonus Alignment Project, which affects multi-dwelling and commercial mixed-use zones. The episode will cover the project's details, its impact on underwriting, and it…
- HFO 2026 Investment Roundtable Highlights
Highlights from the HFO Multifamily Marketwatch investor roundtable discuss the Portland metro outlook, macroeconomic landscape, capital markets, lending conditions, and tax strategies impacting multifamily investors.
- Washington Focused Legislative and Economic Update
This episode of HFO Multifamily Marketwatch provides a Washington-focused update on the multifamily market. It analyzes the interplay of policy, capital markets, and local zoning to clarify the current state of the sector in Washington.
- Oregon and National Multifamily Legislative Update for 2026
This HFO Multifamily Marketwatch episode covers the 2026 Oregon multifamily legislative and event updates. It also addresses national trends influencing leasing, staffing, and tenant behavior.
- Opportunity Zones 2.0 — The Rules Changed, and the Clock Still Matters
This episode discusses the original Opportunity Zones program, the approaching 2026 tax deadline, and the new Opportunity Zone 2.0 era.
- HFO Interview with Anjalie Kolachalam, Policy Manager at Up for Growth
Anjalie Kolachalam, Policy Manager at Up for Growth, joined HFO's Greg Frick to discuss the issue of housing underproduction. They explored reasons for apparent improvements in numbers and actionable steps for cities and the federal govern…
- HFO Interview with Iain MacKenzie, Founder of Next Portland
Greg Frick speaks with Iain MacKenzie, founder of the Next Portland blog, which was a key resource for tracking apartment development in Portland from 2014 to 2022. The discussion covers the site's history and its upcoming return.
- HFO TV interviews Mark McMullen VP of Policy and Research at the Common Sense Institute of Oregon
HFO TV interviews Mark McMullen, VP of Policy and Research at the Common Sense Institute of Oregon. They discuss reasons for stalled housing production, Oregon's population slowdown, and the potential effect of new state condo rules on hou…
- Oregon and Southwest Washington Multifamily Update for 2026
The HFO Multifamily Marketwatch covers the Oregon and Southwest Washington multifamily market. This episode discusses policy shifts, new state laws, and early market momentum for 2026.
- Is It Time to Repipe? Plumbing Risk and Strategy for Aging Multifamily
This episode of HFO Multifamily Marketwatch discusses plumbing systems in older apartment buildings, focusing on when to repair leaks versus undertaking a full repipe. Matt Dorn, Senior Project Manager at Caliber Mechanical, shares his exp…
- Mass Timber, Real Returns, and the Future of Multifamily
This episode discusses mass timber, its investment appeal, and its implications for multifamily real estate portfolios. Noel Johnson, an expert with over twenty years of development experience, shares insights on the topic.
- Washington State of Play: Rent Caps, Rising Costs, and the National Cooling Trend
This episode discusses Washington State's rental market, covering new rent control legislation and market conditions in Seattle and Spokane. It also examines national apartment trends, including rising vacancy rates and buyer hesitancy.
- Portland's Pause: Cooling Rents, Unspent Funds, and the Supply Hangover
This episode examines the Portland multifamily market, highlighting cooling rents and rising vacancies. It also notes that Portland city hall found $21 million in unspent funds.
- HFO TV interviews Angela Wilhelms, Oregon Business & Industry CEO
Angela Wilhelms, CEO of Oregon Business and Industry, discussed OBI's report ranking Oregon as the seventh most regulated state. She highlighted the burden of 179,000 regulations, with 74% of small businesses struggling to comply, and call…
- HFO TV interview with Emily Picha, from EcoNorthwest, discussing investment strategies for Downtown Portland
Emily Picha of EcoNorthwest discusses the "All In on Central City" report, which details over 100 projects and public-private strategies intended to boost investment and livability in downtown Portland.
- Economist Joe Cortright, from the City Observatory, discusses the US economy and impacts on Oregon.
Economist Joe Cortright of City Observatory analyzes the slowing US economy and its specific impacts on Oregon, including dependence on migration, trade, and the risks from infrastructure costs and tax revenue volatility.
- HFO Interview with Amy Vander Vliet, regional economist for the Oregon Employment Division, discussing Portland's economic status.
Amy Vander Vliet, regional economist, outlines Portland's economic trajectory through four phases: pandemic loss, recovery, stagnation, and recent decline, noting significant impacts on construction and manufacturing.
- Fall 2025 Apartment Report: Turning the Corner
This episode discusses the Fall 2025 Multifamily NW Apartment Report, summarizing its highlights. It examines past trends, future directions, and data insights regarding multifamily housing in Oregon and Southwest Washington.
- Shutdown Shockwaves: How Missed Paychecks Are Hitting Washington State: Renters and Landlords
This episode examines the effects of the federal government shutdown on renters and landlords in Washington State, focusing on how missed paychecks and interrupted programs are creating ripple effects in the region.
- HFO Interview with Isaac Jones, CPA with Perkins & Co., discussing the evolution and benefits of Opportunity Zones
Isaac Jones of Perkins & Co. explains Opportunity Zones, noting the program is now permanent with OZ 3. Investors must recognize capital gains within 180 days and invest in a Qualified Opportunity Fund. Benefits include tax deferral, poten…
- HFO Interview with Tom Rinehart - Executive Director of Oregon Smart Growth
Greg Frick interviews Tom Rinehart, Executive Director of Oregon Smart Growth, discussing the organization's focus on addressing Oregon's housing supply crisis and advocating for solutions with elected officials.
- HFO Interview with Andrea Bell - Director of Oregon Housing and Community Services
Greg Frick interviews Andrea Bell, Director of Oregon Housing and Community Services. Bell discusses the agency's role in tracking accountability and statewide progress on Oregon's goal to construct 36,000 housing units per year.
- 3Q 2025 Oregon and Southwest Washington Multifamily Market Updates
The HFO Multifamily Marketwatch episode discusses 3Q 2025 multifamily market updates for Oregon and Southwest Washington. Key topics include vacancy and rent trends, new construction, and investor insights across the Portland metro, Willam…
- Q3 2025 Washington Multifamily Update
This episode provides the Q3 2025 update for Washington's multifamily market, broken down by submarket. It is relevant for individuals who own or manage multifamily properties in the state.
- Can Vacant Offices Become Housing? What Developers Need to Know
This episode examines the complexities of converting vacant office buildings into residential housing, covering legal, logistical, and financial obstacles. It highlights challenges specific to cities like Portland where zoning and planning…
- Why Investors Should be Bullish on Portland's Economic Outlook
Monique Claiborne, CEO of Greater Portland Inc., details the economic strengths of the Portland metro area, including job growth in key sectors and a robust talent pool, making it an attractive location for investors.
- Builders' Remedy in Oregon? Lessons from California's Bold Housing Law
Ezra Hammer explains California's 'Builders' Remedy' law, which allows multifamily projects to bypass local zoning if housing goals aren't met. He considers its risks and applicability in Oregon, offering guidance for developers facing hou…
- Washington's Big Shift: Clean Buildings, Parking Reform, and Transit-Oriented-Development Incentives
Michael Pierce discusses three Washington State regulatory changes impacting multifamily investments: the Clean Buildings Tier 2 law, parking mandate elimination via SB 5184, and the pro-density Transit-Oriented Development Law (HB 1491).
- Oregon Housing Acceleration: New Laws, Lease Changes, and Why Portland's Back
This episode of HFO Multifamily Marketwatch covers Oregon's new housing legislation aimed at boosting construction and investment, featuring changes to permitting and support for various housing types. It also touches on specific local dev…
- Multifamily Lending Outlook: 2025 and Beyond
Charlie Kokernak of Gantry Inc. provides an outlook on the multifamily lending environment for 2025 and beyond, covering interest rates, debt yields, refinancing, and lender sentiment in both agency and private markets.
- Portland's Vacancy Tax Proposal: Quick Fix or Quagmire?
This HFO Multifamily Marketwatch episode discusses a proposed vacancy tax in Portland, Oregon. It explores arguments that the tax could reduce vacant properties but questions whether it is a genuine solution to the housing crisis.
- Portland Multifamily Market Q2 2025: Stabilizing Fundamentals, Suburban Strength, and a Pipeline Slowdown
Michael Pierce analyzes Portland's Q2 2025 multifamily market, noting stabilization with decreasing vacancy rates and rising absorption. The episode also covers a slowdown in new construction, suggesting strategic patience for investors.
- Oregon Housing Policy: Wins & Woes for Landlords
This episode reviews the 2025 Oregon legislative session's impact on landlords, highlighting successful opposition to detrimental bills and ongoing initiatives to increase housing production and streamline processes.
- Washington Rent Control & Lease Changes: What Owners Need to Know
Brad Kraus discusses recent legislative changes for Washington rental housing providers, including rent increase caps, mandatory forms, and service of process rules.
- Affordable Housing on the Brink: Seattle's Crisis & Portland's Pivot
The episode discusses Seattle's affordable housing crisis, marked by 1,100 units listed for sale and increasing expenses. It also covers a Portland initiative where a nonprofit is selling 80 homes to facilitate renters becoming owners.
- Yields, Spreads, and the Price of Risk: Understanding the Cost of Capital in Today's Market
Michael Pierce analyzes recent Treasury market volatility and the role of credit spreads in loan pricing for multifamily owners and investors, advising on navigating the current cautious lending climate.
- Washington's Apartment Squeeze: Permits Plunge as Residents Flee High Costs
Apartment construction permits in Washington are falling as residents leave due to high costs. Michael Pierce analyzes permitting data, rent trends, and policy discussions relevant to multifamily property owners, investors, and developers.
- Permits Down, Pressure Up: Oregon's Housing Reform and the Future of Multifamily Supply
In this episode, Michael Pierce discusses plummeting permit trends in the Portland metro, Oregon
- How Portland State is Preparing the Next Generation of Real Estate Managers
Michael Havlik, director of Portland State University's Real Estate Center, explains how undergraduate programs prepare students for property management careers, emphasizing technology, ethics, and essential skills.
- Housing Solutions: Breaking Through Portland's Urban Development Challenges
In this episode, consultant Jennifer Shuch of Leland Consulting Group shares insights into the challenges facing housing production, including economic hurdles, zoning restrictions, and the critical need for more flexible urban planning st…