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Q3 • 2021

TMGMultifamily

MARKET PULSE

A Snapshot of the Pacific Northwest Multifamily Housing Market

There is only good news for multifamily investors! While 2020 had a lulling effect at its start, it rebounded quickly in the second half of 2020 and has continued to gain momentum in nearly all markets. Class B & C properties stayed strong throughout 2020 & 2021 and Class A properties had notable gains in Q2 2021. Overall, Q2 rents in nearly all metro markets were higher than pre-COVID levels, and signs point to continued growth. Vacancy in many markets is at an all-time low even as new construction properties are coming on line at a steady pace. Net absorption is nearly 5x higher than this time last year and 4.5% above pre-COVID 2019 levels. Read below for specific submarket snapshots.

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VANCOUVERMultifamily

12 Mo. Delivered Units
1,709		 12 Mo. Absorption Units
1,881		 Vacancy Rate
3.3%		 12 Mo. Asking Rent Growth
9.4%
  • Construction has continued at a quicker pace in Vancouver than almost anywhere else in the metro. Despite this construction surge, demand is high and vacancies remain low.
  • Vancouver’s year-over-year rent growth is consistently outpacing the Portland metro’s overall performance.
  • Vancouver has around 940 units under construction, more than almost any other area submarket, set to expand existing inventory by 2.9%.
Vancouver Q4 Overall and Stabilized Vacancy
Vancouver Q4 Market Rent Per Unit and Rent Growth
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PORTLANDMultifamily

12 Mo. Delivered Units
6,612		 12 Mo. Absorption Units
11,204		 Vacancy Rate
4.4%		 12 Mo. Asking Rent Growth
9.4%
  • Vacancies have trended downward since mid-2020, and have dipped below the frictional 5% mark.
  • Apartment demand remains strong going into Q4 2021. The region’s affordability and high quality of life are driving robust in-migration, which underpins apartment demand.
  • Average rent levels are rising fast. Market rent metro-wide is currently $1,520 per month.
  • Portland’s outlying suburband communities continue to post the strongest rent growth, while Downtown Portland has seen some visible rent growth in 2021 following a more than 6% decrease in 2020.
Portland-Metro Q4 Overall and Stabilized Vacancy
Portland-Metro Q4 Market Rent Per Unit and Rent Growth
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SALEMMultifamily

12 Mo. Delivered Units
597		 12 Mo. Absorption Units
843		 Vacancy Rate
2.0%		 12 Mo. Asking Rent Growth
6.3%
  • The strength of Salem’s apartment sector has helped it weather lingering effects of the pandemic.
  • Boasting exceptionally low vacancy rates, Salem’s 2.0% is substantially lower than the national figure of 4.5%.
  • Continued demand for apartments has fueled strong rent growth in Salem, which is now performing near the top of all Oregon metros.
  • Cumulative rent gains over the past ten years of 57.1% outpace national performance at 39.4%.
Salem Q4 Overall and Stabilized Vacancy
Salem Q4 Market Rent Per Unit and Rent Growth
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TRI-CITIESMultifamily

12 Mo. Delivered Units
507		 12 Mo. Absorption Units
461		 Vacancy Rate
3.0%		 12 Mo. Asking Rent Growth
13.7%
  • Apartment rents in the Tri-Cities market rose at a 13.7% annual rate by the start of Q4 2021, and have posted an average annual gain of 6.4% over the past three years.
  • In addition to the 540 units delivered over the past three years, there are 340 units currently underway.
  • Vacancies were somewhat below the 10-year average at the start of Q4 2021, but were essentially flat over the past 4 quarters.
Tri-Cities Q4 Overall and Stabilized Vacancy
Tri-Cities Q4 Market Rent Per Unit and Rent Growth

On August 26, 2021, the US Supreme Court struck down the CDC’s federal eviction moratorium, declaring it unconstitutional. Any landlords who had cases on hold due solely to a receipt of a CDC declaration may now proceed with termination of tenancy due to non-payment.

Oregon: Oregon’s Eviction Moratorium ended on June 30, 2021, and regular rent payments resumed on July 1, 2021. The grace period for repayment of rent balances owed during the Emergency Period (April 1, 2020 - June 30, 2021) in Oregon ends February 28, 2022. Several Emergency Senate Bills (SB 282, SB 278) have provided “safe haven” periods of 60-90 days for tenants who are unable to pay their rent and offers them time to apply for rental assistance under the OERAP program. SB 278 has also offered a Landlord Guarantee Program (LGP) which provides funding for landlords with tenants unable to pay rent during the safe haven period.

Washington: Washington’s “The Bridge” eviction moratorium was extended through October 31, 2021. At a glance, this Proclamation does not further limit any actions when it comes to addressing past due rent. Rent increases are permitted as of July 1, 2021. Tenants are still required to pay rent on time, as has been expected since August 1, 2021. All of Washington is required to participate in an Eviction Resolution Pilot Program (ERP) through local dispute resolution centers to assist tenants in achieving reasonable repayment plans before serving a 14-day notice to vacate.

Multifamily Property Management

Vancouver/Clark County

7710 NE Vancouver Mall Dr Ste B
Vancouver WA 98662

Portland Metro

16520 SW Upper Boones Ferry Rd Ste 250
Portland OR 97224

Salem

698 12th St SE Ste 240
Salem OR 97301

Tri-Cities

30 S Louisiana St Ste 1
Kennewick WA 99336

This Multifamily Market Pulse brought to you by TMG Multifamily, providing property management services across Washington and Oregon since 1985. The TMG Family of Companies specializes in both multifamily and single family property management, homeowners association management, maintenance, and home repair.

Carmen Villarma

CARMEN VILLARMA
President, CPM, AMO
carmen.villarma@tmgnorthwest.com
(360) 606-8201

All data in this report is pulled from CoStar

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