Corvallis’ 2025 Housing Market Tells a New Story, Hints at Just a Little Relief for Buyers

The Mid-Valley housing market concluded 2025 with a complex set of shifting trends. Like usual, we’re tracking Corvallis, Albany and Lebanon. What is unusual is just how each of those three markets differed from one another over the last year.

Across the Mid-Valley markets we’re examining, end-of-year data reveals significant variations in price growth, inventory levels, and sales volume. While some areas saw sharp annual price growth in December, others demonstrated remarkable long-term stability as the year drew to a close.

Corvallis: Stability and Opportunities for Buyers

The Corvallis real estate market demonstrated remarkable long-term price stability throughout 2025. While December saw a localized shift in monthly figures—including a median sales price of $482,000—the Year-to-Date (YTD) median sales price held firm at $565,000, showing 0.0% change from the 2024 annual average. This suggests that despite monthly fluctuations, the core value of Corvallis property remained resilient over the course of the entire year.

For prospective homeowners, the year-end data offers several encouraging signs, most notably a boost in selection as active inventory rose 53.7% compared to December 2024. While the total number of transactions slowed by 18.8% YTD, the underlying value of property increased, with the YTD median price per square foot rising 1.3% to $311. Sellers also continued to find success, receiving an average of 99.6% of their list price for the year. Furthermore, new listings continued to enter the market in December at a rate 12.5% higher than the previous year, ensuring fresh options for the coming season.

Albany: A Year of Growth and Rising Inventory

Albany emerged as a leader in price appreciation for the final month of the year. The median sales price for December reached $430,000, representing a significant 10.7% increase compared to December 2024. Looking at the broader annual picture, Albany’s YTD median sales price rose 4.6% to $455,900.

A notable trend in Albany is the dramatic surge in active inventory, which jumped 87.9% compared to December 2024, ending the month with 163 units. Despite the higher volume of homes for sale, demand remained steady throughout the year, with closed sales increasing 8.4% YTD compared to 2024. Homes also moved faster in December than in the previous month, with median days on market dropping 15.4% to 66 days.

Lebanon: Affordability and Consistent Value

Lebanon remains the most affordable of the three markets, ending the year with a YTD median price of $389,000, a modest 1.0% increase over 2024. The monthly data for December was even stronger, with the median sales price of $386,000 representing a 7.2% increase over December 2024.

Lebanon’s market saw a shift in pace by year-end, as the median days on market rose to 102, a 32.5% increase over the previous December. While the city saw a 13.6% boost in closed sales from November to December, the overall YTD sales volume fell 8.7% compared to 2024. Inventory growth in Lebanon was the most conservative of the three cities, with active listings increasing 8.7% year-over-year.

Summary of Regional Trends

A shared trend across the region is a slight decrease in the percentage of list price received, with all three cities hovering between 98.8% and 99.8% for the month of December.

The 2025 Willamette Valley housing market is like a winter garden; while the overall growth has slowed and some plants have withered in the cold December air, the significant increase in inventory suggests that new seeds are being planted for a potentially more active spring season.

Samantha Alley has over 30 years of real estate experience and is a Principal Broker in the State of Oregon; she is a Team Leader and Office Advocate at REMAX/Integrity in Corvallis. She can be reached at sam@hometeamoregon.com