As spring fully settles in, the housing markets in Corvallis, Albany, and Lebanon continue to reflect a dynamic mix of seasonal activity, pricing shifts, and expanding inventory. The latest April 2025 numbers from the Willamette Valley Multiple Listing Service paint a picture of opportunity—for both buyers looking to make a move and sellers hoping to capitalize on early-season momentum.
They also illustrate market contrasts between Mid-Valley markets.
To appreciate Corvallis’ current market, it’s useful to start with a look at Albany’s. Their market saw a slight cooling in home values last month, with the median sales price falling to $433,500—down 3.7% from April 2024 and 7.3% from March 2025. While that price adjustment may raise eyebrows, it’s accompanied by a 30% month-over-month jump in closed sales, indicating that buyers are still active and responding to improved affordability and increased inventory. The drop in our area feels dramatic it is actually indicator that more less expensive homes are selling than the upper end, as we have seen a surge in less expensive inventory in the past couple of months.
Homes in Albany are spending less time on the market, now averaging just 54 days. Sellers received 100% of their asking price on average. There were 93 new listings added and total inventory climbing to 137 homes. The local market is moving into a more balanced position. Months of available inventory sits at 2.1—leaning seller-friendly, but gradually easing. We often see this in the spring.
By contrast, Corvallis continued its upward price trend in April, with the median sales price reaching $600,000—a 4.3% increase year-over-year and a 1.4% gain over March. Closed sales jumped by 43.8%, totaling 46 transactions, and homes are still moving at a steady pace with a median of 55 days on market.
Sellers are commanding strong offers, receiving 101.6% of list price on average. New listings surged to 89—up nearly 49% from the previous month—boosting active inventory to 104 homes. However, the months of supply dipped slightly to 2.3, indicating continued pressure in a high-demand environment.
Year to date, Corvallis homes are averaging a sales price of $567,800, up 0.8% from 2024. Total closed sales reached 133, down 12.5% from the same period last year. Inventory remains tight, with 217 new listings for the year thus far, an 11.1% drop from 2024.
Lebanon showed solid performance in April, with the median sales price climbing to $431,598—a 13.6% increase over last year and up 16.7% from March. Closed sales came in at 36 homes, up 38.5% month-over-month, and homes averaged 69 days on market.
List-to-sale price ratios remained strong at 99.9%, and new listings climbed to 55 for the month. Inventory rose to 101 homes, while months of supply dropped to 2.8, pointing to continued buyer competition.
Looking at the year to date, Lebanon has seen 96 closed sales so far, a 9.4% decrease from the same period in 2024. The median price year-to-date sits at $381,750, up 2.3% year-over-year. Sellers are receiving 100% of asking price on average, with 164 new listings on the books—a 9.3% increase over last year.
Overall, April brought a wave of new inventory and improved buyer activity, especially in Corvallis and Albany. While year-to-date numbers show we’re still catching up to last year’s performance in some areas, the month-over-month trends suggest we’re heading into a more balanced and active market. For sellers, now is the time to price strategically and make sure your home shows well. For buyers, more options are becoming available—but competition remains real.
Whether you’re planning to sell, buy, or simply keep a pulse on your local market, the current climate offers promising opportunities with the right guidance.
Samantha Alley has 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
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