Happy Valley, OR vs. Milwaukie, OR: Cost of Living Comparison (2025)
Which Portland suburb gives you more for your money: Happy Valley or Milwaukie? This cost of living comparison is perfect for families relocating to the Portland area, professionals choosing between job offers, or anyone weighing the real-life expenses of living in Happy Valley vs Milwaukie in 2025.
1. Housing Costs
Housing is often the biggest factor in cost of living. Here’s how typical rent and home prices compare between Happy Valley and Milwaukie:
| Housing Type | Happy Valley | Milwaukie |
|---|---|---|
| 2BR Apartment (Monthly Rent) | $1,800 | $1,500 |
| 3BR House (Median Price) | $650,000 | $550,000 |
🏆 Winner: Milwaukie. Housing costs an estimated 15-20% less in Milwaukie compared to Happy Valley.
2. Utilities and Energy Costs
Utility bills are fairly similar between the two cities. Expect to pay around $200/month for electricity, water, and gas for a 2BR apartment. Costs may be slightly higher in the winter due to heating needs.
🏆 Winner: Tie. No significant difference in utility costs.
3. Groceries and Daily Expenses
Groceries and everyday items cost about the same in Happy Valley and Milwaukie. Budget around $400/month per person for food, toiletries, and basic goods. Eating out is also comparable, with a meal for two ranging from $40-80 at most restaurants.
🏆 Winner: Tie. Grocery and daily living costs are nearly identical.
4. Taxes and Fees
Property taxes are slightly higher in Happy Valley at a rate of $12.89 per $1,000 assessed value vs $11.26 in Milwaukie. However, city service fees and average HOA dues tend to be a bit lower in Happy Valley. Overall, taxes and fees are quite close between the two.
🏆 Winner: Happy Valley, but just barely. Lower city fees offset the higher property tax rate.
5. Cost Summary
| Monthly Expense | Happy Valley | Milwaukie |
|---|---|---|
| Housing (2BR Rent) | $1,800 | $1,500 |
| Utilities | $200 | $200 |
| Groceries (2 people) | $800 | $800 |
| Transportation | $200 | $150 |
| Taxes & Fees | $300 | $325 |
| Misc Expenses | $400 | $400 |
| Estimated Monthly Total | $3,700 | $3,375 |
6. Lifestyle Fit
Happy Valley offers more space and newer housing, but with less walkability and longer commutes. Milwaukie provides easier access to Portland, more public transit, and a quainter downtown – though yards are smaller.
Quick facts:
• Happy Valley homes are 300-400 sq ft larger on average than in Milwaukie
• Commuting to central Portland takes 10-15 mins longer from Happy Valley
7. Frequently Asked Questions
Q: Is Happy Valley more affordable than Milwaukie?
A: Milwaukie has a slight edge. Housing costs 15-20% less, enough to make Milwaukie more affordable overall despite Happy Valley’s lower taxes.
Q: Which city has lower rent?
A: Milwaukie. Expect to pay around $300 less per month to rent a 2BR apartment compared to Happy Valley.
Q: Where is it cheaper to buy a home?
A: Also Milwaukie. The median price for a 3BR house is about $100,000 lower in Milwaukie vs Happy Valley as of 2025.
8. Conclusion
While Happy Valley and Milwaukie are fairly close in cost of living, Milwaukie comes out slightly ahead thanks to lower housing costs. Milwaukie may be the better fit for:
- Renters on a tighter budget
- Homebuyers looking to spend under $600K
- Those who prioritize a shorter commute to Portland
However, Happy Valley can be worth the premium for families who value:
- More space and newer homes
- Highly-rated schools
- A suburban lifestyle
Ultimately, both cities provide a relatively affordable alternative to living in central Portland. For more info, check out:
• Can You Afford to Live in Happy Valley? Monthly Budget Guide
• Cost of Living in Happy Valley, OR: Full 2025 Breakdown