Kings Heights, which the City of Portland calls Hillside, sits west of the NW 23rd corridor and straight uphill from it, running from W Burnside north to NW Cornell Road. The neighborhood mixes early-20th-century single-family homes on view lots with a distinct band of prewar apartment buildings and condo conversions along the lower streets closer to NW 23rd.
Two markets share the same neighborhood boundary: a small-N upper-elevation single-family market with view premiums, and a much more active condo market in the older buildings at the base of the hill.
About this data. Market statistics on this page are compiled from sold and active residential listings reported to Regional Multiple Listing Service (RMLS) over the trailing 12 months. Refreshed twice daily; last refresh Sep 8, 2026 at 11:48 PM Pacific. Data deemed reliable but not guaranteed; statistics reflect listing activity reported to RMLS and may not include private, off-market, or new construction sales. © RMLS. Equal Housing Opportunity. Presented by Lovejoy Real Estate.
The Kings Heights polygon covers two distinct housing markets that share the same hillside. The single-family segment is small-N; a headline median can move several percent on one high or low sale, so read that row as directional and lean on $/sqft and days on market for a truer picture. The condo segment is deeper: prewar buildings and later conversions along the lower streets closer to NW 23rd trade far more actively.
If you are shopping Kings Heights for a larger single-family home with a view, look at the upper-elevation listings. If you are shopping for a condo close to the NW 23rd corridor at those price points, the lower elevation is where the inventory lives. Both are legitimate Kings Heights addresses; they just live different real estate lives.
Kings Heights is a small, low-turnover residential pocket. Housing stock includes stately older single-family homes on view lots along streets like NW Westover and NW Cumberland, plus a mix of period-revival and mid-century designs. The lower blocks along NW 23rd Place and NW 24th Avenue include a distinct band of historic apartment buildings that have been converted to condominiums over the years. Homeownership rate for the area is high per the City’s neighborhood profiles based on 2020 Census data; buyers should verify the current figure by address if that matters to their decision.
Kings Heights is primarily residential, but residents are one to three blocks downhill from the NW 23rd Avenue corridor, one of the oldest continuously operating commercial streets in Portland. A short list of longstanding stops:
Kings Heights runs up against Forest Park, and it’s just across W Burnside from the north end of Washington Park. Hoyt Arboretum, with 190 ridge-top acres, 12 miles of trails, and about 2,000 different tree and shrub species, is a few minutes further into the park (Hoyt sits inside Washington Park in the Arlington Heights neighborhood, not on the Kings Heights boundary). The Portland Japanese Garden and the International Rose Test Garden are both in Washington Park; parking around them fills quickly on summer weekends and traffic backs up through the neighborhood.
The Oregon Zoo and the World Forestry Center are both in Washington Park, with educational exhibits and interactive programming.
Schools serving this area (verify boundaries by address using the Portland Public Schools boundary maps):
Streets in Kings Heights are steep and narrow, and most trips out of the neighborhood are by car. TriMet Line 20 (Burnside/Stark) runs along W Burnside at the neighborhood’s southern edge and connects to downtown; nearby lines on NW 23rd and Everett provide additional coverage. Approximate drive times:
Kings Heights gives you a quiet residential hillside with view potential a few blocks from the busiest close-in commercial corridor on the west side. You give up flat streets, easy parking, and single-family scale in the condo band. Because the SFR segment is small-N, comparable-sale analysis is harder here than in most Portland neighborhoods; the earlier you talk to us the better.
Direct alternatives: the Alphabet District for corridor amenities without the hill; Willamette Heights and the Forest Park neighborhood for a deeper wooded setting further north; the Pearl District for high-density condo living on flat ground.
Reach out before you are ready. Because the single-family segment is thin, the earlier we talk, the better positioned you are when something fits. Every consultation starts with your priorities: budget, housing style, timing, and what you are not willing to give up. Use the form below, or reach us at clientcare@lovejoyrealestate.com.