Claim OwnershipHFO Multifamily Marketwatch for Oregon and SW Washington
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HFO's team of researchers and experts in the apartment market for Oregon and SW Washington review the latest news of interest to area multifamily owners and investors.
362 Episodes
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This week: Discussing Multifamily housing occupancy in Portland $1 trillion-plus of multifamily debt will mature by 2027 Multifamily sales drop 74% YOY HFO’s podcasts are sponsored J.R. Johnson, specialists in multifamily restoration and repair, and by Gantry Inc, the country’s largest independent mortgage banking firm focused exclusively on commercial real estate.
Isaac Jones, CPA with Perkins & Co., discusses the evolution and benefits of Opportunity Zones, highlighting the initial confusion caused by the 2017 Tax Cuts and Jobs Act and the subsequent impact of the pandemic. The new Opportunity Zone Act 3 (OZ 3) makes the program permanent, providing more clarity and certainty. Investors must recognize a capital gain within 180 days and invest in a Qualified Opportunity Fund. Key benefits include deferred tax on capital gains, potential reduction of gains recognized, and tax-free appreciation if held for over 10 years. The program incentivizes investment in low-income communities, with ground-up development or substantial rehabs being ideal projects.
In this episode, HFO Partner Greg Frick interviews Tom Rinehart, executive director of Oregon Smart growth. Oregon Smart Growth focuses on ways to help solve the state's housing supply crisis. The organization promotes solutions elected leaders, including Portland's mayor and the City Council.
In this episode, HFO Partner Greg Frick interviews Andrea Bell, the director of Oregon Housing and Community Services, who provides the latest update on what is happening at the agency charged with measuring accountability and statewide progress on Oregon's goal of building 36,000 housing units per year.
Our focus this week will be on the highlights, including vacancy and rent trends, new construction activity, and investor insights across the Portland metro, Willamette Valley , and Southwest Washington markets.
In today's episode we’re diving into the Q3 2025 update for Washington’s multifamily market by submarket. Whether you own a handful of units or manage thousands across the state, this episode is for you.
With office vacancies soaring, the idea of converting commercial buildings into housing sounds like a win-win—but is it feasible? In this video, Ezra Hammer unpacks the legal and logistical hurdles of office-to-residential conversions, from zoning and building code constraints to floorplate challenges and financing gaps. While popular in theory, conversions often face major headwinds—especially in cities like Portland where planning code changes lag market needs. Developers exploring adaptive reuse or value-add multifamily opportunities will find this discussion a must-watch primer on turning empty square footage into livable density.
Monique Claiborne, CEO of Greater Portland Inc., offers a compelling economic case for investing in the Portland metro area. From robust job creation in tech and advanced manufacturing to a favorable talent pipeline fueled by remote work trends, Claiborne highlights why Greater Portland remains a magnet for employers and investors. This video is a must-watch for multifamily owners evaluating long-term growth prospects tied to Intel’s fab expansion, clean tech investment, and the region’s world-class livability advantages.
In this insightful interview, land use attorney Ezra Hammer breaks down California’s use of the “Builders’ Remedy” law and its potential application in Oregon. He explains how the legal framework bypasses local zoning when jurisdictions fail to meet state-mandated housing goals—enabling developers to push through multifamily projects without traditional entitlements. Hammer explores the risks, court cases, and political appetite for such a remedy in Oregon, and offers actionable guidance for developers eager to pursue housing in restrictive jurisdictions. If you’re navigating stalled approvals or NIMBY pushback, this video is your legal roadmap.
In this episode of Multifamily Marketwatch, HFO’s Senior Data Analyst Michael Pierce breaks down three major regulatory changes reshaping the apartment investment landscape in Washington State. Tune in to learn what multifamily property owners must do to comply with the new Clean Buildings Tier 2 law, how Senate Bill 5184 is eliminating costly parking mandates, and why Washington’s Transit-Oriented Development Law (HB 1491) is one of the most aggressive pro-density policies in the nation. This timely briefing is essential for multifamily investors, developers, and asset managers looking to reduce costs, unlock tax incentives, and stay ahead of compliance deadlines.
In this episode of Multifamily Marketwatch, Michael Pierce explores Oregon’s latest push to ramp up housing construction and investment. With five new laws signed by Governor Tina Kotek—including fast-tracked permitting, infrastructure funding, and support for modular and mixed-income housing—developers are finding new opportunities across the state. Plus, hear about Eugene’s plan for 520 units of student housing, Happy Valley’s new mandatory $130 parking charge, and why Portland is quietly becoming one of the best multifamily investment plays on the West Coast. This is must-know intel for multifamily owners and developers navigating Oregon’s next housing wave.
Charlie Kokernak of Gantry Inc. delivers a practical, forward-looking take on the multifamily lending environment heading into 2026. Touching on interest rates, debt yields, refinancing pain, and lender sentiment, Kokernak helps multifamily investors understand what to expect in both agency and private lending markets. With institutional sales slow and distress brewing in some segments, this conversation offers key insights on how to finance, refinance, and restructure deals in today’s high-rate environment.
Today's episode explores vacancy taxes, a topic that several Portland City Council members are currently discussing. Some argue the proposal can help reduce vacant properties across the city. But is it really the solution to our housing crisis, or are they simply looking at a policy that sounds promising but falls short?
In this episode of Multifamily Marketwatch, Michael Pierce dives into Portland’s multifamily market as it begins to stabilize after years of volatility. With vacancy rates trending down, absorption picking up, and construction slowing to a crawl, what does this mean for investors and developers? Tune in for a positive outlook on Portland’s market and how strategic patience may be the key to success.
This episode features the latest Oregon wins and woes for landlords from the 2025 legislative session. Andor law co-founder Marcel Gesmundo discusses the recent Oregon legislative session. Discover the latest housing provider wins, including the defeat of several bills that would have had a negative impact on the industry. Additionally, Gesmundo discusses the ongoing efforts to promote housing production and streamline processes within the state. Marcel serves on the board of directors of the Government Affairs Committee for Multifamily NW.
Brad Kraus, a partner at Warren Allen, breaks down the latest legislative changes impacting rental housing providers in Washington State. Discover the new rent increase caps, mandatory forms, and service of process requirements that are now in effect. This episode is crucial for understanding how to navigate these updates and avoid costly management mistakes.
Seattle's affordable housing is unraveling—1,100 units for sale, rising costs, and legal battles. In Portland, a major nonprofit is selling 80 homes, hoping to turn renters into owners. Crisis or opportunity?
Bond yields are bouncing and lender sentiment is shifting. In this episode of HFO’s Multifamily Marketwatch, Michael Pierce breaks down the recent Treasury market volatility, explains the role of credit spreads in loan pricing, and shares what multifamily owners and investors need to know to navigate today’s cautious lending environment.
Seattle’s apartment pipeline is drying up as construction permits plunge and housing costs drive record out-migration from Washington. In this episode, HFO’s Michael Pierce breaks down the latest permitting data, rent trends, and policy debates every multifamily owner, investor, and developer needs to know.
Permitting across the Portland metro is plummeting, but Oregon’s lawmakers are responding with bold new reforms to accelerate housing development. In this episode, HFO’s Michael Pierce explores the latest permit trends, housing bills, and investment opportunities multifamily owners, developers, and investors need to track across Oregon’s shifting real estate landscape.
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