Guide to the Hillside Neighborhood in Portland, Oregon

Also Known as Kings Heights

Hillside_LogoHillside is a Northwest Portland neighborhood in the city’s West Hills with an area of 448 acres and a population of 2,200 (2010 Census). The neighborhood is adjacent to the Northwest District, which is home to many restaurants, food markets, and shops. It borders Macleay Park which is part of the 5,000 plus acre Forest Park. Downtown Portland is minutes away. The photo to the left is a view looking east from King’s Heights.

Besides the boundary with the Northwest District, the neighborhood shares boundaries with the neighborhoods of Arlington Heights and Forest Park.

View a map of the Hillside neighborhood.

The promoters of the original Westover development called the area “the finest residential section in the United States.” The Westover developers’ plan to terrace the hill, then known as “Scotch Nubbin,” so that they could build homes. That was completed in 1914 and homes started to be built. Since then the neighborhood has grown to approximately 575 households.

Origin of Name King’s Heights

How Hillside got its name is unknown, but we can assume because it is on a hillside. The neighborhood is commonly known as King’s Heights. About 1852, Amos Nahum King purchased the rights to 513 acres, and part of the property included the Hillside neighborhood. That part of the property up in the hills in the Northwest area soon became known as King’s Heights. Amos’ acreage also include the neighborhoods of Northwest District (aka Nob Hill), Arlington Heights, Goose Hollow, among others.

Schools in the Hillside 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).

  • Schools in the Neighborhood  A list of public and private schools in neighborhoods adjoining the Hillside neighborhood. Hillside does not have any schools located in its neighborhood.
  • Public School in the Neighborhood  Elementary schools: Chapman. Middle school: East-West Sylvan. High school: Lincoln High School.  
  • School Report Cards  Report Cards for schools and districts in Oregon. Select “Portland SD 1J” to view individual schools within the Portland Public School District. 

Hillside Home Styles

home_hahnMany homes have a view of the city or mountains like the photo above. Some can see the ships lying to the northeast on the Willamette River. Most of the homes on the steep, winding streets are gracious older homes, generally without much of a yard. Some condominium complexes have been built in the lower reaches of the neighborhood. This is expensive real estate, and most homes are in the million and above range.

You will find English Tudor, Queen Ann Victorian, Colonial, and Foursquare homes in the neighborhood. Contemporary homes that are built on steep lots using modern building technology are evident.

The photo is of the Henry Hahn house in King’s Heights and was designed by noted local architect Emil Schacht. The home was built in 1906, and it is one of Portland’s best examples of the Arts & Crafts style.

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 other information about Portland neighborhoods and suburban communities. To read the magazine’s latest stories and numbers visit the Real Estate section. 

The numbers on the website and the printed magazine are divided into four sections (real estate, people, crime, and lifestyle) on 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. 

The magazine added a feature on their website for homes sold in 2014 and it’s also available for homes sold in 2015 — an interactive map where you can click on a neighborhood and a pop-up displays five items (1-year median price change, 5-year median price change, median gross rent, walkability score and percent of newcomer) for a Portland neighborhood as well as a suburban community. Note the detailed numbers for each of the four sections for homes sold in 2015 are displayed below the map.   

To visit 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. Note the detailed numbers for each of the four sections for homes sold in 2014 and 2015 are displayed below the map. To access the Portland neighborhoods and metro communities demographic data and home prices by year: 

Hillside Demographics  Below is some facts about the Hillside 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 Hillside by visiting the Portland Monthly’s website.

  • Average year homes built in the neighborhood:  1976
  • Percent of residents below poverty level:  6.8%
  • Percent of neighborhood size with parks:  29%
  • Live within a 1/2 mile of a park:  100%
  • Commute by bike or walking:  8.6%

1Hillside Home Prices:  2007-2015

  • Number of Homes Sold in Hillside—►  83 homes sold in 2015 and 3.6% were distressed sales. 69 homes sold in 2014 and 33% of the sales were for condos — 3% were distressed property sales. 77 homes sold in 2013 and 4% were distressed sales. 76 homes sold in 2012 and 13% were distressed sales. 81 homes sold in 2011 and 15% were distressed sales. 43 homes sold in 2010 and 16% were distressed properties sales.
  • Median Price for Homes Sold in Hillside—►  $645,000 in 2015, $665,000 in 2014, $595,000 in 2013, $510,500 in 2012, $502,000 in 2011, $639,000 in 2010, $577,500 in 2009, $683,050 in 2008, and $740,000 in 2007.
  • Average Cost per Square Foot—►  $327 in 2015, $273 in 2014.
  • 1-Year Median Sales Price Change in Hillside—►  -3.0% sales price change in 2015. 2014 the change was 12%. 2013 the change was 17%. 2012 the sales price change was 2%. 2011 the sales price change was -21%.
  • 5-Year Median Sales Price Change in Hillside—► 28.5% change for the years 2011-2015. 2010 to 2014 the sales price change was -9%. 2009 to 2013 the sales price change was -19%. 2008 to 2012 the sales price change was -30%. 2007 to 2011 the sales price change was -32%. 2006 to 2010 the sales price change was -7%.
  • Portland Metro Area Median Home Price—►  $308,000 in 2015, $285,500 in 2014, $265,000 in 2013, $235,000 in 2012, $221,000 in 2011, $239,900 in 2010, $247,000 in 2009, $278,000 in 2008, and $290,000 in 2007.
  • Portland Metro Area Average Home Price—►  $354,500 in 2015, $333,000 in 2014, $310,600 in 2013, $275,000 in 2012, $263,300 in 2011, $282,100 in 2010, $289,900 in 2009, $330,300 in 2008, and $342,000 in 2007.

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

Find a Homes in Hillside

Homes for Sale in Hillside

Parks and Community Centers in Hillside

macleayparkMacleay Park is a natural area for hiking located at NW 29th Avenue and Upshur Street. It was acquired in 1897 and has a history bordering on the Appalachians “Hatfields and McCoys.” Danford Balch was the original owner and settler of this area. He arrived in Oregon in 1847 and settled his donation land claim in 1850. A nearby claim was taken by the Stump family. The two families did not care for each other. Mortimer Stump, the eldest son of the clan, began courting Anna, the oldest of the Balch daughters. Danford warned Mortimer to stay away from his fifteen-year-old daughter, but Mortimer paid no heed. When Anna turned sixteen, she and Mortimer ran away to Vancouver, Washington, where they eloped. Two weeks later, Danford took his shotgun and met members of the Stump family, including his new son-in-law, at the Stark Street Ferry. As the ferry was loading, Danford shot both barrels into Mortimer, who died instantly. On October 17, 1859, he was hanged at a public gallows in front of over 500 witnesses. The creek that runs through the property bears his name because for years after his hanging people still referred to the area as the Old Balch Place. The property was eventually acquired by Donald Macleay, a prominent Portland merchant. Hence the name of Macleay Park.

The Hillside Community Center facilities includes classrooms, gymnasium, tennis courts, soccer field, outside play area, kitchen, and office.

The story of how the Community Center started tells one a lot about the character of the neighborhood. Owned by an art school who could not afford its upkeep, the building was about to be sold to developers. Residents felt that the site would be better used as a park and community center. The problem, of course, was money. The community was given a year to raise $106,500 to purchase the land and the buildings on it. After an exhaustive neighborhood fundraising effort, plus contributions from the City Council and private foundations, the community was still $25,000 short. To make up the difference, twelve families took out second mortgages on their homes to guarantee the loan that finalized the purchase. This group was known as the ‘Trembling Twelve.’ In spring of 1974, the neighbors turned the property over to the City of Portland, which accepted it as a public park and agreed to maintain it and staff a community center there.

Hillside has 124 acres of parkland and open spaces according to Metro and the Portland Department of Parks and Recreation.

Hillside’s Treasure: Pittock Mansion

home_pittockmansionThe Pittock Mansion was home to Portland pioneers Henry and Georgiana Pittock from 1914 to 1919. During the late 1800s and the early 1900s, their lives and work paralleled the growth of Portland from a small Northwest town site to a thriving city with a quarter million population. With its eclectic architectural design and richly decorated interior, including family artifacts, the Pittock Mansion stands today as a living memorial of this family’s contributions to the blossoming of Portland and its people.

English-born Henry Lewis Pittock journeyed on a wagon train from Pennsylvania to Oregon in 1853 where, at the young age of 19, and in his words, “barefoot and penniless,” he began working for Thomas Jefferson Dryer’s Weekly Oregonian newspaper. In 1860, at the age of 26, he married 15-year-old Georgiana Martin Burton of Missouri. A consummate businessman, Henry Pittock took ownership of the Weekly Oregonian in 1860, changing its format to the daily paper we read today. He went on to build an empire incorporating real estate, banking, railroads, steamboats, sheep ranching, silver mining, and the pulp and paper industry.

Henry and Georgiana were at the pinnacle of their successful lives when they commissioned architect Edward Foulkes to design and build their new home overlooking Portland, the city they loved. They began planning and designing their new home in 1909. The mansion was completed in 1914, replete with stunningly progressive features including a central vacuum system, intercoms, and indirect lighting. The threat of demolition at the hands of land developers and the extensive damage caused by a storm in 1962 brought concerned citizens together to raise funds to preserve the site. Seeing this popular support, and agreeing that the house had tremendous value as a unique historic resource, the City of Portland purchased the estate in 1964 for $225,000. Fifteen months were spent restoring it. The mansion opened to the public in 1965 and had been a community landmark ever since.

The mansion is located in the Hillside neighborhood, and it is open to the public. Below is a video of many areas of Portland to include a brief tour of the Pittock Mansion.

 

Walking in the Hillside Neighborhood

The 5,000 plus acre Forest Park borders the King’s Heights neighborhood on the West, and its 70 miles of trails are used daily by many of the King’s Heights residents.

We recommend Laura Foster’s Portland Hill Walks book. It’s no ordinary guidebook as it contains no restaurant ratings, no rehashed explanations of how the city got its name. Instead, in twenty meandering, view-studded strolls from forested canyons to cityscape peaks, this lively travelogue answers questions you may never have thought to ask. It’s available from Timber Press here in Portland. The book includes lots of city history while pointing out fun ways to get to know your backyard.

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 Hillside neighborhood is 45, the Transit Score is 51, and the Bike Score is 49.

Hillside

Car-Dependent

Walk Score®

45

out of 100

Hillside is the 66th most walkable neighborhood in Portland.

Find Hillside apartments on Walk Score

More About Hillside

Learn more about the Hillside neighborhood by visiting Portland Maps. The site provides a list of businesses, demographic data, crime stats, parks, schools, aerial photos, maps, elevation, and more for the Hillside neighborhood. All you need is a property address — use ”44 NW Macleay Blvd” or an address of your choice.

  • Hillside Neighborhood Association  Visit the Hillside Neighborhood Association
  • Location of Neighborhood  Look directly West into the hills while shopping and browsing along NW 23rd Avenue and you’ll see the Hillside neighborhood.
  • Hillside Boundaries   North: NW Cornell Road. South: West Burnside Street. East: NW Westover Road and NW Cornell Road. West: NW Hilltop Road.
  • Map of Boundaries  Hillside.
  • 2Drive Time to Downtown  Ten minutes.
  • Topography  Winding roads that go up and down – very hilly. Mature trees in yards in parks.
  • Streets and Sidewalks  Most of the streets are narrow and winding. Sidewalks are fairly common.
  • Livability Study  96% of Hillside residents rated their neighborhood “good” or “very good.” See Livability Study.
  • Public Transportation  TriMet serves the Hillside neighborhood with two bus routes. No MAX light rail or streetcar lines in Hillside. 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  5.5% of the neighborhood residents commute using public transportation, 4.4% bike and 4.2% walk.
  • 3Census 2010 Demographics Population: 2,200 persons. Area size in acres: 448. Average population density: 4 persons per acre. Number of households: 1,190. Average size of household: 1.85 persons. Median household income: $125,206. Homeowners: 81 Renters: 18%. Diversity: 7.9% non-Caucasian. More census data about Hillside at Portland Online and City Data.
  • 4Crime Stats   There were 43 property crimes  (assault, arson, burglary, larceny, robbery, theft from auto, vehicle theft) in 2043. There was one violent crime  (aggravated assault, homicide, robbery, rape) committed in 2014. There were 18 crimes per 1,000 residents in 2014. For the latest crime statistics and historical data for Portland neighborhoods, 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. Arlington Heights zip code: 97210.
  • 5Shopping and Services Hillside does not have any services in the neighborhood. Just minutes away in the Northwest District, Hillside residents can shop at a large supermarket along with numerous specialty shops. Besides the large food markets such as Zupan’s and Fred Meyer, Northwest residents shop at Trader Joe’s on NW Glisan Street, City Market on NW 21st Avenue, and Elephant’s Delicatessen just off West Burnside. It also has a couple of good bakeries along with a meat market.
  • Eating Out It all lies at the bottom of the hills and just minutes from the homes. The Northwest District offers numerous restaurants. Urban Spoon rates over 100 restaurants, coffee places, and sandwich shops in the Nob Hill neighborhood.
  • Public Library The closest library is the Northwest District Branch located at 2300 NW Thurman Street.
  • Who Lives in Hillside With a median household income just under $100,000, Hillside residents are mostly professional white-collar workers. The median age is 49.
  • Cars in the Neighborhood Audis, BMWs, Mercedes, and other luxury autos along with a second car which is usually a SUV.
  • 6Biking Hillside has one mile of bike lanes.

Map of Kings Heights Neighborhood

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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 www.portlandmaps.com.
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.