Tigard, OR
Bull Mountain
Washington County's most coveted hilltop address — views, space, and no city taxes
Overview
Bull Mountain sits above Tigard on a ridge between Highway 99W and Scholls Ferry Road, and on a clear day you can see Mt. Hood from the upper streets. The neighborhood is unincorporated Washington County — it has resisted annexation into Tigard for decades — which means no city income tax, Washington County property taxes rather than Tigard's, and land use decisions that go through the county rather than city hall. That distinction matters at closing and it matters at tax time.
Most of the housing was built between the mid-1990s and the early 2010s: larger single-family homes on cul-de-sacs, many with territorial or mountain views, served by Tigard-Tualatin School District. Alberta Rider Elementary, Mary Woodward Elementary, and Twality Middle School are the primary feeder schools. Tigard High School, recently remodeled and offering the International Baccalaureate program, is the high school for the area. SW Beef Bend Road and SW Bull Mountain Road are the main routes down to 99W — they narrow at the bottom and back up during morning rush hour.
The tradeoff for the views and the square footage is car dependence. There is no walkable commercial core on the hill — groceries, coffee, and everything else require a drive down. Walk Scores on most Bull Mountain streets are in the single digits. Transit is minimal. If one person in the household works from home and the other commutes, the commute itself is 30–40 minutes to downtown Portland via I-5 on a normal day; longer during Tigard and Tualatin rush-hour slowdowns on 99W.
Getting Around
30–40 min by car via I-5 or Hwy 99W (45+ in rush hour); limited bus service to Tigard Transit Center
Local Life
Restaurants
Coffee
Bars & Nightlife
Schools
Tigard-Tualatin School District 23J
Parks & Green Space
Bull Mountain Park
Cook Park
Northview City Park
The Market
Prices shown are estimates based on recent sales. Contact David & Bri for current market data.
Your team
We actually know Bull Mountain — and we’ll tell you the truth about buying here.
David & Bri, Movement Mortgage. Portland born, Portland based — the local read no rate sheet gives you.
Buying in Bull Mountain?
Get expert guidance from a Portland team that knows this market — David & Bri, Movement Mortgage. NMLS #1367416 / #265974.
What Clients Say
“We wanted space, good schools, and we didn't want city taxes. Bull Mountain checked every box. Bri walked us through exactly what the unincorporated status meant for our mortgage and taxes before we even wrote the offer.”
“The jumbo loan process felt manageable because Bri kept it simple. She explained each step and the numbers were always straight.”
FAQ
4 questions
Is Bull Mountain part of Tigard?
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No. Bull Mountain is unincorporated Washington County — it sits within Tigard's Urban Growth Boundary but has repeatedly voted against annexation into the city. That means you pay Washington County property taxes (not Tigard's) and there is no Tigard city income tax. Land use decisions go through Washington County. This is a real financial distinction worth understanding at the time of purchase.
What schools serve Bull Mountain?
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Tigard-Tualatin School District 23J, consistently one of Oregon's top-rated districts. Your specific elementary school depends on your address — Alberta Rider and Mary Woodward are the main feeders. Both rate very high. From there, students go to Twality Middle School and then Tigard High School, which has an International Baccalaureate program and was recently remodeled.
How far is the commute to downtown Portland?
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Figure 30–40 minutes in normal traffic, 45–55 during peak morning commute. The options are SW Beef Bend Rd to I-5 via Tualatin, or down Bull Mountain Rd to 99W into Portland. I-5 is generally faster but depends on Tualatin-area traffic. There's a Park & Ride on SW Bull Mountain Rd for TriMet buses to the Tigard Transit Center, but transit options are limited compared to Portland proper.
How much do homes cost on Bull Mountain?
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Median is around $650,000, with most homes trading between $500k and $1.2M. Larger homes on lots with Mt. Hood or valley views push toward the top. Because the housing stock is relatively modern (1990s–2010s), you get more finished square footage per dollar compared to comparable lots in Lake Oswego or SW Portland.