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City · 12,854 residents · Clackamas County, Oregon

Sandy , Oregon

In Sandy, a typical home is worth $470,300 and typical rent is $1,861 a month. Compared with all of Clackamas County, the typical home value is 23% lower and typical rent is 6% higher.

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  • Typical home value

    $470,300

    23% below the county

    About the same as Oregon

    • Sandy
    • Clackamas
    • Oregon

  • Typical rent

    $1,861a month

    6% above the county

    22% above Oregon

    • Sandy
    • Clackamas
    • Oregon

  • Typical household income

    $108,984a year

    5% above the county

    31% above Oregon

    • Sandy
    • Clackamas
    • Oregon

  • Households that own their home

    75%

    4 points above the county

    11 points above Oregon

    • Sandy
    • Clackamas
    • Oregon

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$515,755
about the same as 12 months ago
Typical rent
$1,858 a month
2.1% less than 12 months ago

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

Sandy is in Clackamas County. The FHA loan limit ($701,500 for a one-unit home), the fair market rents and the help on this page are those of all of Clackamas County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets Sandy apart

What this place has that others do not, from public data, most unusual first.

  1. Sandy has the 3rd largest share of rent-burdened renters of the 93 cities in Oregon with more than 5,000 people (68%).

  2. The typical home in Sandy is worth $470,300, 23% less than in Clackamas County as a whole ($611,000).

Sources: U.S. Census Bureau (Average 2020–2024).

The homes here

Housing in Sandy

What homes there are in Sandy, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

Detached houses, standing on their own, make up 73% of homes here, against 68% in Clackamas County.

Year built

Here half of the homes date from 2003 or later; in Clackamas County, from 1985 or later.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

With a mortgage

$2,427 a month

Clackamas County: $2,559 a month

Without a mortgage

$703 a month

Clackamas County: $871 a month

Owners with a mortgage

79%

Clackamas County: 68%

Owning costs less in Sandy: with a mortgage, the typical cost is $2,427 a month; in Clackamas County, $2,559. Without one, $703.

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

From 2015–2019 to 2020–2024, the typical home value in Sandy rose 67%; in Clackamas County, it rose 55%.

The typical rent in Sandy rose 52% over the same time; in Clackamas County, it rose 36%.

Here income did not keep up with housing: it rose 48%, while home values changed +67% and rent +52%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureSandyClackamas CountyOregonUnited States
Rental vacancy Unreliable estimate4.9%4.2%5.5%
Homeowner vacancy Unreliable estimate0.9%0.7%0.9%
More than one person per room Unreliable estimate2.2%3.2%3.4%
People per household 2.852.562.422.53
Drive alone 78%67%65%69%
Carpool Unreliable estimate7%9%9%
Public transit Unreliable estimate1%2%3%
Walk or bike Unreliable estimate3%5%3%
Work from home 15%21%19%15%
Other means Unreliable estimate1%1%2%
Typical commute Unreliable estimate20 to 29 minutes20 to 29 minutes20 to 29 minutes

Households in Sandy are bigger: 2.85 people on average; in Clackamas County, 2.56.

To get to work, 78% of workers in Sandy drive alone; in Clackamas County, 67%.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in Sandy?

A typical home costs more than the typical income allows

We start with a typical home in Sandy, worth $470,300, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 43% of the typical household income in Sandy, which is $108,984 a year. For that payment to be 28% of income, a household would need to earn about $166,162 a year.

The calculator's FHA and conventional loan limits are those of all of Clackamas County.

Your numbers

Local data
$

Starts at the typical home value in Sandy. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $16,461 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$3,877

at 7.18% · 30 years

Loan amount
$461,781
Total interest
$664,395
Paid off in
November 2056

Includes $7,942 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $2,543 a month

  • Tight

    $2,543 to $3,270 a month

  • Hard

    more than $3,270 a month

    Your payment · 43%

Compared with the typical household income in Sandy ($108,984 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$3,877
Principal & interest$3,128
Property tax$345
Home insurance$196
FHA mortgage insurance (MIP)$208

You need at least $16,461 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

Sandy and Clackamas County

Sandy is in Clackamas County, Oregon. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

Sandy's own numbers

Typical home value
$470,300
Typical monthly rent
$1,861
Typical yearly household income
$108,984
Households that own their home
75%
Effective property tax rate
0.88%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Clackamas County

FHA limit, one-unit home
$701,500
Conventional limit, one unit
$832,750
HUD fair market rent, 2 bedrooms
$1,878
Price change over 5 years (FHFA)
+36%
Homes in a high flood-risk zone
1.3%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Clackamas County.

Everything about Clackamas County

Buying

Buying a home in Sandy

A typical home in Sandy is worth $470,300: 23% below the county and about the same as Oregon. With the typical household income in Sandy ($108,984 a year), a typical home costs 4.3 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • Sandy 4.3 years
  • Clackamas 5.9 years
  • Oregon 5.8 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Clackamas County

According to FHFA’s house price index, home prices in Clackamas County rose 87% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Clackamas County.

Period County Oregon U.S.
Last year (2025) +1.6% +0.9% +2.9%
5 years (2020–2025) +36% +35% +47%
10 years (2015–2025) +87% +86% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

Sandy next to Clackamas County, Oregon and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • Sandy $470,300
  • Clackamas $611,000
  • Oregon $477,600
  • United States $332,700
Typical monthly rent
  • Sandy $1,861
  • Clackamas $1,758
  • Oregon $1,525
  • United States $1,413
Typical yearly household income
  • Sandy $108,984
  • Clackamas $103,517
  • Oregon $83,011
  • United States $80,734
See the full table
Sandy next to Clackamas County and Oregon
Measure Sandy Clackamas County Oregon U.S.
Typical home value $470,300 $611,000 $477,600 $332,700
Typical monthly rent $1,861 $1,758 $1,525 $1,413
Typical yearly household income $108,984 $103,517 $83,011 $80,734
Households that own their home 75% 71% 63% 65%
Typical yearly property tax $4,123 $5,171 $3,876 $3,119
Effective property tax rate 0.88% 0.85% 0.81% 0.94%
Renters with high rent for their income 68% 53% 52% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Clackamas County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in Sandy

For a typical $470,300 home in Sandy, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, Sandy's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $3,877a month

    Least cash to close
    Down payment
    $16,461
    Cash to close
    $30,570
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $208

  • Conventional, 5% down $3,791a month

    Down payment
    $23,515
    Cash to close
    $37,624
    Rate
    7.18%
    Mortgage insurance
    PMI · $223

  • Conventional, 20% down, no PMI $3,090a month

    Down payment
    $94,060
    Cash to close
    $108,169
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $3,524a month

    Down payment
    $70,545
    Cash to close
    $84,654
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is FHA, 3.5% down.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for Sandy and for Clackamas County.

Property tax

Effective rate in Sandy

0.88%of the home’s value each year

$4,123 a year for the typical owner in Sandy.

  • Sandy 0.88%
  • Clackamas 0.85%
  • Oregon 0.81%

What Oregon publishes 3 percent cap on maximum assessed value (Measure 50) (Oregon Legislature (Oregon Revised Statutes))

Exemptions and deadlines in Oregon

Flood risk in Clackamas County

FEMA does not publish these numbers by city: they are for all of Clackamas County.

Homes in the high-risk zone
1.3%
1,926
Of those, with NFIP insurance
41%
County Oregon U.S.
Homes in the high-risk zone 1.3% 2.8% 3.5%
Of those, with NFIP insurance 41% 25% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in Sandy

Typical rent in Sandy is $1,861 a month: 6% above the county. In Sandy, 68% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Clackamas County, by unit size. To pay the 2-bedroom one ($1,878 a month) without spending more than 30% of your income, you would need to earn $36.12 an hour working full time.

HUD fair market rent for all of Clackamas County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $1,527 $29.37 $61,080
1 bedroom $1,633 $31.40 $65,320
2 bedrooms $1,878 $36.12 $75,120
3 bedrooms $2,550 $49.04 $102,000
4 bedrooms $3,069 $59.02 $122,760

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in Sandy

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). Sandy is in ZIP code 97055.

For 2 bedrooms it is $1,930: $52 more than the fair market rent for Clackamas County ($1,878).

  • 97055 $1,930$2,620

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for Sandy when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Low-income apartments

Low-income apartments in Sandy

HUD lists 2 buildings with rents for lower incomes in Sandy. These are the largest.

  • Holiday Gardens Apartments 39655 Evans St, Sandy 97055 208 low-income homes · 1 bd: 204 · 2 bd: 4 · In service since 2016 · For older adults
  • Firwood Village 39501 Evans St, Sandy 97055 24 low-income homes · In service since 2012

See all 47 buildings in Clackamas County Source: HUD, Retrieved November 6, 2026

Free help

Help to buy or rent in Sandy

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 2 HUD-approved agencies with an office in Clackamas County; 1 says it serves in Spanish.

A man leans over the armchair where a girl is reading a book.

HUD counseling is free or low-cost

Assistance programs in Sandy

No down payment, repair or rent-help program on our list is for Sandy or Clackamas County. The ones below are statewide in Oregon: they work in Sandy the same as in the rest of the state.

Which programs do I qualify for? All programs in Oregon

  • OHCS Down Payment Assistance

    Statewide in Oregon

    Oregon state funds for the down payment and closing costs, delivered by local organizations: up to $60,000 or 20% of the price, sometimes as a grant or as a forgivable second mortgage, for first-time or first-generation buyers with income up to 100% of the area median. Offered by Oregon Housing and Community Services (OHCS).

    GrantForgivable

    See the program Official page

  • FirstHome (Flex Lending)

    Statewide in Oregon

    Oregon Housing and Community Services mortgage for low- and moderate-income first-time buyers, with down payment assistance of 4% or 5% of the loan as a second mortgage. Offered by Oregon Housing and Community Services (OHCS).

    Type not stated

    See the program Official page

  • NextStep (Flex Lending)

    Statewide in Oregon

    Oregon Housing and Community Services mortgage for any buyer, including people who have owned a home before, with down payment assistance of 4% or 5% of the loan as a second mortgage that can be forgivable or repayable. Offered by Oregon Housing and Community Services (OHCS).

    Type not stated

    See the program Official page

Housing counselors near Sandy

The HUD-approved agencies closest to the center of Sandy, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • DevNw

    421 High Street, Suite 110, Oregon City · 17 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 6 more
    (503) 655-8974

  • Hacienda Community Development Corporation

    6700 NE Killingsworth St, Portland · 19 miles away · Spanish

    • Mortgage delinquency and default
    • Workshops for new owners
    • and 3 more
    (503) 961-6432

  • Portland Housing Center DBA Arrive

    3233 NE Sandy Blvd, Portland · 20 miles away · Spanish

    • Budget and financial counseling
    • Budget and credit workshops
    • and 3 more
    (503) 282-7744

Every agency in Clackamas County All counseling agencies in Oregon

Help in Spanish near Sandy

3 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of Sandy

HUD’s record names them for Sandy or Clackamas County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

  • Housing Authority of Clackamas County Public housing and Section 8 vouchers (503) 655-8267

All housing agencies in Oregon Source: HUD

Cities

Other cities in Clackamas County

These cities are also in Clackamas County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Clackamas County Housing in Oregon
See 2 more cities in Clackamas County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to Sandy, with the typical home value.

Neighboring counties

If Clackamas County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in Sandy.

All guides
A father smiles as he carries his baby on his shoulders outdoors.

Questions

Housing questions about Sandy

Short answers with the numbers for Sandy and all of Clackamas County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in Sandy?

The typical home value in Sandy is $470,300, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Clackamas County it is $611,000.

How much does it cost to rent in Sandy?

Typical rent in Sandy is $1,861 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Clackamas County is $1,878.

What is the FHA loan limit in Sandy?

Sandy uses the FHA limit for all of Clackamas County (2026): $701,500 for a one-unit home and $1,349,050 for a four-unit home.

How much property tax do owners pay in Sandy?

The typical homeowner in Sandy pays $4,123 a year, according to the U.S. Census Bureau. That is 0.88% of the home’s value; in Clackamas County, the rate is 0.85%.

Where can I find free help to buy or rent in Sandy?

There are 2 HUD-approved counseling agencies with an office in Clackamas County. 1 says it serves in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).