Guide to the Eastmoreland Neighborhood in Portland, Oregon

eastmoreland_logoEastmoreland is an early-twentieth century, a tree-filled neighborhood in inner Southeast Portland. In addition to the Reed neighborhood to the north, other bordering neighborhoods are Woodstock to the east, the City of Milwaukie to the south, and Sellwood-Moreland across Highway 99 on the west.

If you like wide tree-lined streets (lots of elms), quiet neighbors, and a variety of house styles, move to Eastmoreland. Take a drive on SE Reed — it’s a boulevard with a median — and soon you’ll be looking at the “Houses for Sale in Eastmoreland.” 

To get to Eastmoreland from the downtown head east and cross over the Willamette River. Take a right on SE Martin Luther King Jr. Boulevard (aka Highway 99). Proceed for four miles and you’ll see the Eastmoreland Golf Course. The neighborhood extends north to SE Woodstock Street and then SE Bybee, south to SE Crystal Springs Boulevard, east to SE 39th Avenue, and west to approximately SE 25th Avenue.

The Eastmoreland Golf Course is a public 18-hole course on 140 acres. Chandler Egan, a former national amateur golf champion, and leading golf course architect, designed the course, and in 1917, Portland had its first public golf course. Golf Digest ranks it among the nation’s top 75 public courses.

History of Eastmoreland

Reed-Collge-PlaceBoth Westmoreland and Eastmoreland, like the Ladd and Laurelhurst subdivisions, were part of the real estate holdings of the Ladd Estate Company. Ladd had lots to suit most pocketbooks. Over in the southwest part of the greater Portland area were Ladd properties that became part of Dunthorpe, an aristocratic suburb of manor houses and country estates. To the north of Westmoreland and Eastmoreland is another Ladd property, Brooklyn. The center of Brooklyn is the Southern Pacific’s railroad yards. When it was first developed and for some years after that, Brooklyn was home for hundreds of European immigrants, many of whom worked in the railroad yards.

The only sour note in Eastmoreland peaceful setting was the battle between the Southern Pacific Railroad (SP) and the Eastmoreland community. SP owned vacant land alongside its tracks between Eastmoreland and Westmoreland. The SP hoped to use those 15 acres to extend its Brooklyn yards. When that plan was proposed, in the early 1950s, Eastmoreland took the matter to court, claiming that such railroad expansion would cause damage to Eastmoreland property values, In 1956, a federal judge upheld the plaintiffs and enjoined the SP from expanding its yards.

Eastmoreland is the home of Reed College. Reed was founded in 1908, and its first classes were held in 1911. Reed is named for Oregon pioneers Simeon and Amanda Reed. Reed has a full schedule of lectures, concerts, and exhibits that many of the Eastmoreland residents attend.

Origin of the Name Eastmoreland

Eastmoreland got its name from Julius Caesar Moreland, a successful real estate developer and also a prominent county judge. The neighborhood to the west of Eastmoreland is called Westmoreland and part of the Sellwood-Westmoreland neighborhood association. Highway 99/SE McLoughlin Boulevard separates Eastmoreland from Westmoreland.

Schools in the Eastmoreland Neighborhood

Find your school attendance area or a school site and view the boundary area using School Locator. Read how to use the interactive map by clicking on the “Information” icon (circle with an “i” in the center).

Light Rail in Eastmoreland

The 7.3 mile Portland-Milwaukie Light Rail (Orange Line) opened for riders in September 2015. It travels past Portland State University, South Waterfront, over a new mixed-use transit bridge to OMSI and through inner Southeast on its way to Milwaukie.

Eastmoreland, along with the Sellwood-Moreland neighborhood, shares a station on the line on their border at the intersection of  SE Bybee and SE McLoughlin Boulevard.  The platform is a center island configuration immediately north of and below the Bybee Boulevard bridge. There are stairs and an elevator access down to the station from both the south and north sides of Bybee Boulevard.

Another station is accessible to Eastmoreland neighborhood residents that are located near the intersection of SE Tacoma Street and McLoughlin Boulevard, in the City of Milwaukie Ardenwald-Johnson Creek neighborhood. This station provides a direct connection to the Springwater Corridor and includes a 320-space park and ride facility. 

Read more about the Portland-Milwaukie Light Rail Line.

Eastmoreland Home Styles

Eastmoreland is full of tree-lined streets and stately homes that pay homage to the Colonial Revival and English Cottage styles of architecture. Today the neighborhood is well established and stable. Of the 1,500 lots in the neighborhood, only a few remain empty.

The controversy in the neighborhood is that builders are buying homes with double lots and tearing down the existing house and erecting two large homes that are close together. This changes the appearance of the neighborhood. Many of the older homes in Eastmoreland were built on lots that exceeded the city code for size, so homes have a wide expanse between them.

Portland Monthly Magazine Guide to Neighborhoods

PDXMonthlyMag_April2014In their April issue every year, the Portland Monthly Magazine features the past year home prices along with information about Portland neighborhoods and suburban communities. To read the magazine’s latest stories and numbers visit the Real Estate section. 

We urge you to purchase the print copy of the magazine even though the website offers more details about a neighborhood or community because the print copy has a handy fold-out that you can read and use as a reference if you’re in the market for a home. The magazine is available in supermarkets, drug stores, etc.  You can subscribe to the magazine and receive a copy (monthly) in the mail.

The numbers on the website, as well as the printed magazine, are divided into four sections (real estate, people, crime, and lifestyle) into each of the Portland 90 plus neighborhoods as well as about 25 suburban communities. The website offers over 50 items of information about each Portland neighborhood and suburban community. 

To view the magazine’s website latest stories and numbers visit their Real Estate section — click on “Neighborhoods” to view the numbers for the Portland neighborhoods and click on “Suburbs” for the numbers on communities in the metro area. 

Portland Neighbors By the Numbers  Note that the item you select displays the year the information is published. For example, if you select “2017 Demographics and Home Prices” the magazine will display “2018 . . .” since that is the year the magazine publishes the 2017 numbers.

Eastmoreland Demographics  Below are some facts about the Eastmoreland neighborhood gleaned from the magazine’s website. A few numbers can tell much about the character of a neighborhood. You can view more data about Eastmoreland by visiting the Portland Monthly’s website.

  • Renters’ median monthly housing:  $1,459 in 2017 — price includes estimated utilities
  • Average year homes built in the neighborhood:  1948
  • Percent of residents below poverty level:  11.4%
  • Percent of  neighborhood land area that is in parks:  2%
  • Percent of residents that live within a 1/2 mile of a park:  85%
  • Percent of residents that commute by bike or walking:  14.9%

1Eastmoreland Home Prices:  2007-2016

  • Number of Homes  Sold in Eastmoreland—►  78 homes sold in 2016 and 1% were distressed sales.  110 homes sold in 2015 and 0.9% were distressed sales. 102 homes sold in 2014 and 3% were distressed sales. 95 homes sold in 2013 and none were distressed sales. 76 homes sold in 2012 and 3% were distressed sales. 68 homes sold in 2011 and 16% were distressed sales. 56 homes were sold in 2010 and 4% distressed sales.
  • Median Price for Homes Sold in Eastmoreland—►  $734,835 in 2016, $664,979 in 2015, $612,000 in 2014, $540,000 in 2013, $486,000 in 2012, $425,000 in 2011, $542,500 in 2010, $435,000 in 2009, $535,000 in 2008, and $592,000 in 2007.
  • Average Cost per Square Foot—►  $247 in 2016,  $226 in 2015, $209 in 2014.
  • 1-Year Median Sales Price Change in Eastmoreland—►  The change was 10% in 2015, The change was 8.7% in 2014, 11% in 2013, 14% in 2012, -23% in 2011, and in 2010 the change was 18%.
  • 5-Year Median Sales Price Change in Eastmoreland—►  2012 to 2016 the change was 51%. 2011 to 2015 the change was 56.5%. 2010 to 2014 the change was 14%. 2009 to 2014 the change was 1%. 2008 to 2012 the change was -9%. 2007 to 2011 the change was -29%. 2006 to 2010 the change was 1%.
  • Metro Area Average and Median Home Prices in 2017—►  Average price $379,900 and median price $428,700.  Click here to view prices from previous years.

Please be aware that the above figures are subject to error and are intended as guidelines only. 

Find a Home in Eastmoreland

Homes for Sale in Eastmoreland

Parks in Eastmoreland

CrystalSpringsEastmoreland has three parks. The Crystal Springs Rhododendron Gardens (9.49 acres) are botanical gardens located on SE 28 Avenue between the Eastmoreland Golf Course and Reed College. It is affectionately known as the “Rhody Gardens.” The development of a display and test garden was initiated in 1950 by the Portland Chapter of the American Rhododendron Society. Referred to as Shakespeare Island by Reed College students because of the Shakespearean plays that had been performed there, it was abandoned and overgrown with brush and blackberries. Through the efforts of chapter members and other volunteers, and with the support of Park Superintendent C.P. Keyser, the garden flourished. The Crystal Springs Rhododendron Garden is available for weddings, memorials, anniversaries, and other special events. Other parks:

  • Eastmoreland Playground Park is a small park catering to children located at SE 30th Avenue and Crystal Springs Boulevard.
  • Berkeley Park (6.45 acres) includes a baseball field, softball field, soccer field, park play area, walking paths, picnic tables, playground, tennis court, and an outdoor wading pool.
  • At the south end of the neighborhood, lies part of the Springwater Corridor. This corridor is the major southeast segment of the 40-Mile Loop which was inspired by the 1903 Olmsted plan of a parkway and boulevard loop to connect park sites. The trail is over 21 miles long.

Eastmoreland has 90 acres of parkland and open spaces according to Metro and the Portland Department of Parks and Recreation.

Reed College

Eastmoreland is the home of Reed College, a well-regarded liberal arts college founded in 1908. Reed College ranks in the top four of all U.S. colleges and universities for the percentage of graduates who earn Ph.D.s in all fields. It has produced 31 Rhodes scholars, second only to one other liberal arts college.

Reed is the only college in the world with a nuclear reactor that is owned and operated by an undergraduate educational institution. It is operated and maintained by undergraduate college students under the supervision of a director and associate director who are members of the college staff. Since the reactor only produces 250 kilowatts of heat (about ten times as much as a home heating furnace), a meltdown or another serious event is not likely since the reactor doesn’t produce enough heat to melt down.

Walking in Eastmoreland

Eastmoreland has a variety of walking tours to include a tour of historical homes, two tree walks, a garden walk, and a walk along the creek and bridges of the Springwater Corridor.

  • Crystal Springs Creek Walking Tour  Crystal Springs Creek arises from a series of springs in Reed Canyon (on the Reed College campus) and meanders down through Eastmoreland Golf course and the Crystal Springs Rhododendron Garden, where several other springs contribute to it.  It then passes under McLoughlin Blvd. and through the backyard of Westmoreland’s Union Manor retirement home.  The stream then makes it’s way south, running through Westmoreland Park. Click here to download the guide for the 2.5-mile walk. 
  • Historical Homes  Timber Press has published a walking tour of historical homes in the Eastmoreland and Sellwood neighborhoods. The tour guide provides a map, brief description of each home, and the address of each home. Click here to download the guide.
  • Southeast Portland Creeks and Bridges  In 2006, three bridges opened on the Springwater Corridor Trail, closing a large gap in the 40-Mile Loop trail and reconnecting the communities. Click here to download the guide.
  • Westmoreland to Crystal Springs  Discover Crystal Springs Rhododendron Gardens in this four-mile walk. Click here to download the guide.

Walk Score helps you find a walkable place to live. Walk Score is a number between 0 and 100 that measures the walkability of any address. Portland is the 14th most walkable city in the U.S. with a Walk Score of 63, a Transit Score of 50 and a Bike Score of 72. There are over 3,000 restaurants and coffee shops in Portland. People in Portland can walk to an average of five restaurants and coffee shops in five minutes.

The Walk Score for the Eastmoreland  neighborhood is 50, the Transit Score is 42, and the Bike Score is 72.


Somewhat Walkable

Walk Score®


out of 100

Eastmoreland is the 60th most walkable neighborhood in Portland.

Find Eastmoreland apartments on Walk Score

More About Eastmoreland

Learn more about Eastmoreland by visiting Portland Maps. The site provides a list of businesses, demographic data, crime stats, parks, schools, aerial photos, maps, elevation, hazards, and more for the neighborhood. All you need is a property address – use “7101 SE Reed Place” or an address of your choice.

  • Neighborhood Association Website  Eastmoreland Neighborhood Association.
  • Location  From downtown cross over the Willamette River on the Burnside Bridge and take a right on SE Martin Luther King Jr. Boulevard (aka Highway 99). Proceed for four miles and when you see the Eastmoreland Golf Course (on your left), you’re in Eastmoreland.
  • Eastmoreland Boundaries North to SE Woodstock Street and then SE Bybee, south to SE Crystal Springs Boulevard, east to SE 39th Avenue, and west to approximately SE 25th Avenue.
  • Map of Eastmoreland Boundaries  Eastmoreland.
  • Topography  Flat to very moderate rolling hills. Mature trees on most properties. Parks are wooded.
  • Sidewalks and Streets  The street pattern is a pleasing combination of grid and winding. The neighborhood has sidewalks for walking.
  • 2Drive Time to Downtown  15-16 minutes.
  • Public Transportation  There are six bus routes in the neighborhood and Reed College students are frequent riders — see bus schedule and routes at the TriMet website. The Milwaukie MAX light rail Orange Line has a stop in Eastmoreland and another station on the southwest border of the neighborhood in the City of Milwaukie (SE Tacoma Street/Johnson Creek Station and it includes a 320-space park and ride facility) is accessible to Eastmoreland residents. Transit Score provides a 0-100 rating indicating how well an address is served by public transportation. Ratings range from “Rider’s Paradises” to areas with limited or no nearby public transportation.
  • Commuting  8.6%% of the neighborhood residents commute using public transportation, 6.8% by biking, and 8.4% walk.
  • 32010 Census Demographics  Population: 5,007. Area: 721 acres. Population density (people per acre): 6. Households: 1,593. Average size of household: 3.14 persons. Median household income: $79,259. Families with children: 26.2%. Homeowners: 92%. Renters: 8%. Diversity: 9.5% non-Caucasian. More census data about Eastmoreland at Portland Online and City Data.
  • 4Crime Stats  There were 178 property crimes  (assault, arson, burglary, larceny, robbery, theft from auto, vehicle theft) in 2017. There were four violent crimes (aggravated assault, homicide, robbery, rape) committed in 2017. There were 28 crimes per 1,000 residents in 2014. For the latest crime statistics and historical data for the neighborhood, visit the Portland Police Bureau website.
  • Sex Offenders  Click here for the State of Oregon Sex Offender Inquiry System. After agreeing to the “Conditions of Use Statement,” you will be redirected to an “Enter Search Criteria” page. Insert a zip code in the “Zip” field and click on the “Query” button. Eastmoreland zip code: 97202.
  • 5Shopping and Services  Along the east border of Eastmoreland, SE 39th Avenue has some stores like Trader Joe’s and neighboring Sellwood-Moreland and Woodstock have a New Seasons Market and Moreland a QFC. On the east edge of the neighborhood (SE Woodstock), Eastmoreland residents can travel a few blocks east on SE Woodstock, and there are some business establishments including a Safeway Market plus a New Seasons. Also, a hardware store along with numerous other retail establishments and restaurants are located in both Sellwood-Moreland and Woodstock.
  • Eating Out  No eating places (other than Reed College and the Eastmoreland Club Course) are located in Eastmoreland. But you are close to Sellwood-Moreland, and they have a variety of eating establishments.
  • Public Library  The closest branch library of the Multnomah County Library system is the Sellwood-Moreland on SE 13th Avenue.
  • Who Lives in Eastmoreland  Doctors, lawyers, merchants, and professors from Reed College. Residents make certain their children receive a good education – the average daily attendance at Duniway Elementary is over 95%. Dr. Warren Bland, the author of Retire in Style: 60 Outstanding Places Across the USA and Canada retired to Eastmoreland in the Spring of 2006. The median age of a resident is 36.4 according to Census 2010. Mayor Charlie Hales (his term started in 2013) and U.S. Senator Ron Wyden both live in Eastmoreland.
  • Cars in the Neighborhood  If they make it, you’ll see it on the streets of Eastmoreland. You would think that a college neighborhood would have all sorts of vehicles driving the neighborhood streets. But Reed is different from most colleges with regards to cars. Most Reed students are too busy to drive. Looks at the numbers and they reveal why Reed students are not found driving around Portland. Reed ranks first in the nation in the production of future Ph.D.s in the life sciences; second in chemistry and the humanities; third in foreign languages, history, and political science; fourth in the physical sciences, mathematics and computer sciences, and science and engineering; fifth in physics, social sciences, and sixth in anthropology. Among all institutions of higher learning, it ranks third in the nation in all fields.
  • 6Biking  Quality is fair. Eastmoreland has 2.5 miles of bike lanes. Bicycle Trip Planner will map a route for you and just provide a starting point address and your destination address.

Map of the Eastmoreland Neighborhood


1Real Estate Values  Data on real estate values provided by RMLStm. Distressed properties refer to the percentage of total homes sold that were short sales and bank-owned properties. The One Year Median Sale Price Percent Change is based on a comparison of the rolling average sale price for the last 12 months with the 12 months before — this is an example for 2014:  (1/1/2014 – 12/31/2014) with 12 months before (1/1/2013 – 12/31/2015). The Five Year Median Sales Price Percent Change is calculated in the same way using a five-year time span.
2Drive Time to Downtown  Estimated commuting time obtained from Yahoo Maps and Google Maps. Drive time was calculated from a central intersection in each neighborhood to Pioneer Courthouse Square during the morning peak commute time.
3Demographics Data   Numbers were obtained from Census 2010 and
4Crime Statistics  Numbers on crime were obtained from the Portland Police Bureau.  The Uniform Crime Reports documents crimes in three categories: Part I, Part II-A, and Part II-B. Part I crimes are classified as either violent or property crimes. Aggravated assault, forcible rape, murder, and robbery are classified as violent while arson, burglary, larceny-theft, and motor vehicle theft are classified as property crimes. Part II-A crimes are drugs, embezzlement, forgery, fraud, prostitution, sex offenses, simple assault, stolen property, vandalism, and weapons. Crimes per 1,000 figures are based on reported incidents of violent crime as well as larceny, burglary, and vehicle theft. For the latest crime statistics and historical data for the Portland neighborhoods, visit the Portland Police Bureau website.
5Shopping and Services  Numbers were determined from local directory listings and county/municipal library systems.
6Biking  Quality  Rating based on the 2007 Cycle Zone Analysis conducted by the City of Portland Office of Transportation. The six-tier ratings have been reduced to three levels: High, Fair, and Low.