Milwaukie, OR vs. Happy Valley, OR: Cost of Living Comparison (2025)
Considering a move to the Portland, Oregon area? This article provides a detailed cost of living comparison between two popular suburbs: Milwaukie and Happy Valley. Whether you’re relocating for work, buying a home, or renting in 2025, we’ll help you decide which city best fits your lifestyle and budget.
Housing Costs
Housing is often the biggest factor in cost of living. Here’s how typical housing expenses compare in Milwaukie vs Happy Valley:
| Housing Type | Milwaukie | Happy Valley |
|---|---|---|
| Median Home Price | $450,000 | $550,000 |
| Mortgage Payment (20% down) | $1,800/month | $2,200/month |
| 2BR Apartment Rent | $1,400/month | $1,600/month |
🏆 Winner: Milwaukie. Buying a home in Milwaukie costs about 18% less than in Happy Valley, while renting is around 12% cheaper.
Utilities and Energy Costs
Utility costs are fairly similar between the two cities, as they share the same climate and energy providers. Expect to pay around $150-200 per month for electricity, gas, water, and sewer in a typical 2BR apartment.
One difference: Happy Valley has slightly higher water costs due to infrastructure fees. Budget an extra $10-15/month compared to Milwaukie.
🏆 Winner: Milwaukie, but only by a small margin. You might save $100-200 per year on utilities compared to Happy Valley.
Groceries and Daily Expenses
Both suburbs have easy access to major grocery chains like Fred Meyer, Safeway, and WinCo Foods. Prices are comparable, with a typical family of four spending around $800-1000 per month on groceries in either city.
Restaurant prices are also similar. A meal at a casual sit-down spot runs about $12-15 per person in both Milwaukie and Happy Valley. Fast food or to-go options are $8-10.
🏆 Winner: Tie. Grocery and dining out costs are nearly identical in these two Portland suburbs.
Taxes and Fees
Clackamas County, which includes both Milwaukie and Happy Valley, has a property tax rate of $2.98 per $1,000 assessed value. So annual property taxes on a $450K home would be about $1,341 in Milwaukie vs $1,639 on a $550K home in Happy Valley.
One notable difference: Happy Valley has more master-planned developments with HOA fees. These can range from $50-300 per month. Milwaukie has fewer HOAs overall.
🏆 Winner: Milwaukie. Lower home prices and fewer HOAs give Milwaukie the edge in this category.
Cost Summary
| Expense Category | Milwaukie | Happy Valley |
|---|---|---|
| Housing (Mortgage*) | $1,800 | $2,200 |
| Utilities | $180 | $195 |
| Groceries | $900 | $900 |
| Transportation | $500 | $500 |
| Taxes (Property) | $112 | $137 |
| Misc Expenses | $500 | $500 |
| Estimated Monthly Total | $3,992 | $4,432 |
*Based on median home prices with 20% down. Adjust housing costs based on your situation. All figures are estimates. See our Sample Monthly Budgets for Milwaukie in 2025 for more details.
Lifestyle Fit
Milwaukie and Happy Valley are both quiet, family-friendly Portland suburbs. But there are a few key differences:
- Milwaukie is a bit older and more established, with a cute downtown area and easy access to public transit. Homes are smaller but more affordable.
- Happy Valley is newer, with more master-planned developments and cul-de-sac neighborhoods. Homes are larger and pricier, but schools are highly rated.
Ultimately, both cities provide a great quality of life. It comes down to your budget, commute, and community preferences.
Frequently Asked Questions
Is Milwaukie more affordable than Happy Valley?
Yes, Milwaukie is generally more affordable. Housing costs are the biggest factor, with homes and rent prices averaging 10-20% less than Happy Valley.
Which city has lower utility bills?
Utility costs are similar, but Milwaukie is a bit cheaper. Happy Valley residents pay slightly higher water and sewer fees.
Is it cheaper to buy a home in Milwaukie or Happy Valley?
Milwaukie has lower home prices overall. In 2025, the median home price is around $450,000 in Milwaukie compared to $550,000 in Happy Valley.
The Bottom Line
While both Milwaukie and Happy Valley are great places to live, Milwaukie comes out ahead in terms of affordability. Lower housing, utility, and tax costs make it attractive for those on a budget.
However, Happy Valley offers newer homes, amenities, and top-notch schools that may be worth the added cost for some families. It really depends on your specific needs and preferences.
For a full breakdown of expenses, check out our Cost of Living in Milwaukie, OR: Full 2025 Breakdown. You can also compare other Portland suburbs to see which fits your budget best.