Portland, OR
Piedmont
North Portland's stable middle — solid schools, quiet blocks, honest prices
Overview
Ainsworth Elementary on N Borthwick Avenue has one of the better reputations of any elementary school in North Portland — within PPS, families who care about school ratings seek it out, and that affects where people buy. The residential streets around Ainsworth are 1920s and 1930s bungalows on lots around 5,000 sq ft, with the mature landscaping that comes from a neighborhood that's been settled for 90 years. N Dekum Street has a small commercial node — a few restaurants, a coffee shop — that gives the neighborhood its own modest gravity.
Piedmont sits between Overlook to the south and Kenton to the north, and it has a quieter character than either. There's no signature park, no dramatic geography, no trendy commercial strip. What it has is stable: homeowners who stay, well-kept blocks, and a price point that's accessible without being in the investor-target range. The neighborhood association is active and long-established. People buy here and the turnover is low.
The transit situation is honest about its limitations. The Interstate MAX line is accessible but requires a walk or bike ride to reach — this isn't a neighborhood where you walk out your front door and step onto light rail. For downtown commuters who want to drive, the commute is straightforward. For people who want to be car-free, Piedmont requires more planning than Kenton or Overlook. Prices are lower than Overlook for roughly equivalent housing, and that gap reflects the transit and geography difference.
Getting Around
22 min by car, 30 min by bike, 35 min on bus to Interstate MAX connection
Local Life
Restaurants
Coffee
Bars & Nightlife
Schools
Portland Public Schools
Parks & Green Space
Piedmont Park
Peninsula Park
The Market
Prices shown are estimates based on recent sales. Contact David & Bri for current market data.
Relevant Loans
Your team
We actually know Piedmont — 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 Piedmont?
Get expert guidance from a Portland team that knows this market — David & Bri, Movement Mortgage. NMLS #1367416 / #265974.
What Clients Say
“Ainsworth was the whole reason we looked in Piedmont. Bri ran the financing scenarios and we got a 1930s bungalow two blocks from the school for $451k. The house needed paint and nothing else.”
“I'd been priced out of Overlook and thought North Portland was done for me. Bri showed me Piedmont. We closed in 30 days on a 3-bedroom for $438k. I still feel like I found something.”
FAQ
4 questions
Why do families choose Piedmont over other North Portland neighborhoods?
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Ainsworth Elementary. It's one of the better-rated PPS elementary schools in North Portland and families who care about elementary school ratings shop around it specifically. That reputation drives meaningful demand for houses in the attendance zone. If your kids are past elementary age or you don't have kids, the premium for Ainsworth proximity doesn't apply to you.
How much does a home cost in Piedmont?
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Median is around $470k — meaningfully below Overlook and Irvington, roughly comparable to Arbor Lodge. Most houses trade between $360k and $580k. The 1920s–1930s bungalows are the dominant type: 1,100–1,600 sq ft, 5,000 sq ft lots, original hardwood floors in most. Well-maintained and move-in ready homes go quickly.
What's the commute like from Piedmont?
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Driving to downtown takes about 22 minutes. The Interstate MAX isn't walkable from most of the neighborhood — you're biking or driving to a station. If you need daily transit downtown, Kenton or Overlook are better positioned. Bus service runs on N Interstate but isn't fast.
Is Piedmont a good neighborhood for first-time buyers?
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Yes. The price range is accessible, the neighborhood is stable, and the housing stock is solid 1920s–1930s construction. FHA works well here. The main thing to know is that competition increases notably below $450k — investor buyers show up in that range. At $470k–$550k for a move-in ready bungalow, first-time buyers tend to have less competition.