Selling in Lake Oswego, West Linn or Tualatin?A flat fee, not a commission.
Licensed local agents who list, negotiate and close your home south of Portland for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
Lake Oswego (about 39,700 people), West Linn (about 26,600) and Tualatin (about 28,100) are neighboring suburbs just south and southwest of Portland, along the Willamette and Tualatin rivers and Interstates 5 and 205, and Landian works across all three with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution. Cash-back rebates are not available in Oregon; a seller credit can be requested instead.⁶
Lake Oswego, West Linn and Tualatin at a glance
Lake Oswego has the highest Census median home value of the three, West Linn the highest share of homeowners, and Tualatin the youngest housing and the most renters. All three average shorter commutes than Clackamas County’s 26.5 minutes. Zillow put the typical Lake Oswego home value at $863,163 in September 2026.
Lake Oswego
Clackamas County
Residents (2025 est.)
39,722
Median home value*
$932,200
Homeowners
69.3%
Average commute
21.6 min
West Linn
Clackamas County
Residents (2025 est.)
26,567
Median home value*
$770,200
Homeowners
82.7%
Average commute
24.3 min
Tualatin
Washington County
Residents (2025 est.)
28,139
Median home value*
$628,200
Homeowners
55.1%
Average commute
21.4 min
U.S. Census Bureau QuickFacts: residents are the July 1, 2025 population estimate; *median value of owner-occupied homes, homeowners (owner-occupied share of homes) and mean travel time to work are American Community Survey 2020-2024 figures, so recent sale prices can run higher.
Living in Lake Oswego, West Linn and Tualatin
The suburbs people ask us about when they look south of Portland: a lake town, a river town above Willamette Falls, and a city built around a man-made lake downtown, with the schools, the parks and the drive into Portland that bring people here.
Oregon Iron Company furnace, George Rogers Park
Lake Oswego
A lake town with an iron-town past
Albert Alonzo Durham founded Oswego in 1847 and named it after his New York birthplace. The Oregon Iron Company followed in 1865, and its first smelter began production in 1867 in what is now George Rogers Park, the 26-acre park on the Willamette River where the stone furnace still stands, listed on the National Register. The City of Oswego incorporated in 1910; in 1960 it annexed part of Lake Grove to the west and became Lake Oswego.
Oregon Iron & Steel then sold large tracts to developers such as Paul Murphy and the Ladd Estate Company. Murphy built the Oswego Lake Country Club in the 1930s and sold the area as a place to “live where you play,” and homes filled in around the lake through the 1940s and 1950s. Oswego Lake, about three miles long, has been looked after by the private Lake Oswego Corporation since 1942. Downtown, Millennium Plaza Park overlooks Lakewood Bay and hosts the Saturday farmers’ market, in its 25th season in 2026, and a First Sunday Market sets up in Lake Grove.
West Linn began as Robert Moore’s 1840s settlement on the slope above Willamette Falls, which he renamed Linn City in 1845 after Senator Lewis F. Linn of Missouri. The Willamette Falls Locks opened on the West Linn side in 1873 and have been closed since 2011. The city incorporated in 1913, taking in West Oregon City, Bolton, Sunset and Willamette Heights, and merged with the neighboring town of Willamette in 1916. The 1922 Oregon City Bridge, a steel arch by Conde McCullough, carries Highway 43 across the river to Oregon City.
The Willamette district, by Willamette Falls Drive, is the historic core: listed on the National Register of Historic Places in 2009, with 38 designated historic properties in Victorian and early-twentieth-century styles; its period of significance runs from 1895, when the first houses went up, to 1929. Most of the rest of the city is homes. The city puts 82% of its 8.1 square miles in residential use, and counts about 585 acres of parks and open space, among them the 136-acre Mary S. Young Park and the 27-acre Camassia Nature Preserve.
Giant pumpkins at the 2025 Pumpkin Regatta, Tualatin
Tualatin
A lake downtown, a river and a mastodon
Tualatin incorporated in 1913 and sits where Interstate 5 meets Interstate 205, 12 miles south of Portland by the city’s count. Its downtown is built around the Lake of the Commons, a 5.17-acre plaza with a man-made lake, walking paths and a summer splash pad. Each fall the lake hosts the West Coast Giant Pumpkin Regatta, where since 2004 costumed paddlers have raced giant pumpkin boats.
The Tualatin River runs along most of the city’s northern edge. Tualatin Community Park has a boat ramp onto it, and Brown’s Ferry Park, 28.33 acres named for the settler who started the first ferry in the area, has a canoe ramp and dock, a river overlook and seasonal kayak and canoe rentals. The city counts more than 200 acres of parks, trails and natural areas. In the public library stands a mastodon skeleton dug up near Nyberg Creek in 1962 and carbon-dated to about 14,000 years ago.
Willamette Falls, between West Linn and Oregon City
Rivers and parks
Two rivers, a waterfall and a forest
The Willamette River runs past all three. In Lake Oswego, George Rogers Park and the nine-acre Foothills Park, finished in 2005, sit on the riverbank, and Foothills hosts Wednesday evening concerts in July. In West Linn, the 15-acre Willamette Park sits where the Tualatin River meets the Willamette, next to the Bernert Landing boat ramp, and Mary S. Young Park lies between Highway 43 and the river, with trails, river access and an off-leash dog park.
Between West Linn and Oregon City, the Willamette drops over Willamette Falls. Toward Portland, Tryon Creek State Natural Area protects 658 acres of second-growth forest with 8 miles of hiking trails, about 15 minutes from downtown; Oregon State Parks calls it the state’s only state park inside a major metropolitan area. Its 3-mile paved bike path runs along Terwilliger Boulevard to State Street in Lake Oswego.
Willamette Falls
Willamette Park
Bernert Landing
Tryon Creek State Natural Area
Foothills Park
What homes here look like
Mostly single-family houses, with more apartment buildings in Tualatin. The Census counts about 76% of West Linn’s homes as detached houses, 61% of Lake Oswego’s and 51% of Tualatin’s, and puts the median year built at 1982 in Lake Oswego, 1988 in West Linn and 1992 in Tualatin (2020-2024). Oregon’s House Bill 2001 (2019) requires cities of more than 25,000 people, which includes all three, to allow duplexes, triplexes, quadplexes, townhomes and cottage clusters where detached houses are allowed; Lake Oswego updated its code in 2022.
Lake Oswego
Census median value $932,200; Zillow’s typical value $863,163 in September 2026, up 1.5% on a year earlier. The Lake Oswego Corporation’s shareholders include about 690 lakefront owners and 515 families in 20 waterfront easement associations.
West Linn
Census median value $770,200; Zillow’s typical value $762,150 in September 2026, up 1.7% on a year earlier. 82.7% of homes are lived in by their owners, the highest share of the three.
Tualatin
Census median value $628,200; Zillow’s typical value $625,648 in September 2026, about flat on the year. The newest housing of the three, and the most renters: 55.1% of homes are owner-occupied.
Blue Heron Bay, Oswego Lake
Schools
Three districts, and their lines do not always follow city limits. Most of Lake Oswego is in the Lake Oswego School District, about 6,800 students in 11 schools, Lake Oswego and Lakeridge high schools among them; a portion of the city in Multnomah County is in Portland Public Schools. West Linn is in the West Linn-Wilsonville School District, about 8,500 students across 42 square miles of West Linn, Wilsonville and rural Clackamas County, with West Linn High School one of its three high schools.
Most of Tualatin is in the Tigard-Tualatin School District, which runs 11 elementary, 3 middle and 3 high schools, Tualatin High School among them; a small part of the city is in West Linn-Wilsonville. Attendance zones follow the street address, so check a specific home with the district’s boundary map.
The Census puts the average commute at 21.6 minutes in Lake Oswego, 24.3 in West Linn and 21.4 in Tualatin (2020-2024), all shorter than the Clackamas County average of 26.5. Highway 43 is the river road: it runs as Willamette Drive through West Linn, as State Street through downtown Lake Oswego and as Macadam Avenue into Portland. Interstate 205 crosses West Linn and meets Interstate 5 at Tualatin.
For transit, TriMet line 35 runs seven days a week from Oregon City along Highway 43 through West Linn to the Lake Oswego Transit Center and on to downtown Portland. In Tualatin, WES commuter rail stops at the Tualatin station, with 129 park-and-ride spaces, every 45 minutes in weekday rush hours between Wilsonville and Beaverton, and weekday line 96 buses take I-5 toward downtown Portland. Line 76 links Tualatin with Tigard and Beaverton every day, with some trips continuing over I-205 through West Linn to Oregon City.
What you'd keep in Lake Oswego, West Linn and Tualatin
Three example prices across Lake Oswego, West Linn and Tualatin, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000.⁶
On a home around $650,000
Traditional listing side (2.5%)$16,250
1% service (about $3,000 minimum)$6,500
Landian flat fee$5,999
$10,251⁵⁶
more in your pocket than a traditional listing
On a home around $850,000
Traditional listing side (2.5%)$21,250
1% service (about $3,000 minimum)$8,500
Landian flat fee$7,999
$13,251⁵⁶
more in your pocket than a traditional listing
On a home around $1,200,000
Traditional listing side (2.5%)$30,000
1% service (about $3,000 minimum)$12,000
Landian flat fee$9,999
$20,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$7,999 flat for a home around $850,000. That’s 0.94%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
How Landian works in Lake Oswego, West Linn and Tualatin
The same three steps as everywhere on Landian, with licensed agents who work Lake Oswego, West Linn, Tualatin and the rest of the Portland metro.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Kayaks on the Tualatin River
Moving to Lake Oswego, West Linn and Tualatin?
Moving for the lake, the schools or the rivers? Tell us which towns you are watching and you are matched with a licensed buyer’s agent who works Portland’s south suburbs.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution. Oregon does not allow cash-back rebates to buyers, so when the seller contributes more than the fee, your agent requests a seller credit toward your closing costs instead.¹
Questions about Lake Oswego, West Linn and Tualatin
How much does it cost to sell a house in Lake Oswego, West Linn or Tualatin with Landian?
One flat fee set by your home's price, not a percentage: $5,999 flat for a home around $650,000. $7,999 flat for a home around $850,000. $9,999 flat for a home around $1,200,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Lake Oswego, West Linn and Tualatin?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Oregon. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian have agents in Lake Oswego, West Linn and Tualatin?
Yes. Landian has office pages for Lake Oswego and Portland and matches you with licensed local agents within about 75 miles of your home, so West Linn, Tualatin and the rest of the Portland metro are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Which school districts serve Lake Oswego, West Linn and Tualatin?
Most of Lake Oswego is in the Lake Oswego School District (about 6,800 students, 11 schools); a portion of the city in Multnomah County is in Portland Public Schools. West Linn is in the West Linn-Wilsonville School District (about 8,500 students). Most of Tualatin is in the Tigard-Tualatin School District, with a small part in West Linn-Wilsonville. Zones follow the street address, so check each district’s boundary map for a specific home.
What is a typical home value in Lake Oswego, West Linn and Tualatin?
Zillow put the typical home value at $863,163 in Lake Oswego, $762,150 in West Linn and $625,648 in Tualatin in September 2026. The Census medians for owner-occupied homes, 2020-2024 survey figures, are $932,200, $770,200 and $628,200. Your Landian fee is set by your own home’s expected price, not a city average.
Can I get into Portland without driving?
TriMet line 35 runs every day along Highway 43 from Oregon City through West Linn and the Lake Oswego Transit Center to downtown Portland. Tualatin has WES commuter rail in weekday rush hours, every 45 minutes between Wilsonville and Beaverton, and weekday line 96 buses up I-5 toward downtown.
Does buying in Lake Oswego come with use of the lake?
Not automatically. The Lake Oswego Corporation manages Oswego Lake, and lake privileges belong to lakefront owners and to properties whose recorded deeds grant an easement, going back to the Oregon Iron and Steel Company. The privileges cannot be sold, bought or transferred on their own, and the corporation’s website has an eligibility lookup by address.
Which county are Lake Oswego, West Linn and Tualatin in?
West Linn is in Clackamas County. The Census Bureau estimates about 37,220 of Lake Oswego’s 39,722 residents live in Clackamas County and about 2,500 in Multnomah County. Tualatin is mostly in Washington County, about 24,950 residents, with about 3,190 in Clackamas County.
How does buying a home in Lake Oswego, West Linn or Tualatin work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution. Oregon does not allow cash-back rebates to buyers, so if the seller contributes more than the fee your agent requests a seller credit toward closing costs instead.
Your Lake Oswego, West Linn or Tualatin home. One flat fee.
Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
