HomeOregonClackamas CountyHappy Valley
Happy Valley, Oregon: commercial real estate data.
Happy Valley is a Census city of 26,738 people across 11.90 square miles of land, in Clackamas County. Median household income is $122,151, 78.9 percent of occupied homes are owned, and the SBA record carries 57 7(a) approvals to borrowers here worth $24.2 m since FY2020.
Underlined figures are computed by MMCG Analytics, not published by the agency.
Happy Valley
What Happy Valley is
- Census place typecity
- Land area11.9 sq mi
- Water area0.06 sq mi
- Population per square mile of land2,246
- County holding the largest share of its areaClackamas County, 100.0 percent
US Census Bureau, cartographic boundary file, places, 2024 vintage. US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
Happy Valley
How many people live in Happy Valley
- Population26,738
- Median age39.0
- Population under 187,132
- Share under 1826.7 percent
- Population 65 and over4,234
- Share 65 and over15.8 percent
- Households9,002
- Family households6,939
- Share of households that are families77.1 percent
US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
Happy Valley
Income and work in Happy Valley
- Median household income$122,151
- Per capita income$54,741
- Civilian labor force14,133
- Employed13,455
- Unemployed678 plus or minus 227
- Unemployment rate4.8 percent plus or minus 1.6
- Adults 25 and over17,524
- Adults 25 and over with a high school diploma or higher95.0 percent
- Adults 25 and over with a bachelor degree or higher46.4 percent
- Adults 25 and over with a graduate degree17.4 percent
US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
Happy Valley
Housing in Happy Valley
- Housing units9,450
- Occupied units9,002
- Vacant units448 plus or minus 194
- Vacancy rate4.7 percent plus or minus 2.0
- Owner occupied7,106
- Renter occupied1,896
- Ownership rate78.9 percent
- Median owner-occupied home value$725,300
- Median gross rent, monthly$2,029
- Annual rent as a share of median income19.9 percent
- Single family units7,591
- Share single family80.3 percent
- Units in buildings of two or more1,744 plus or minus 358
- Share in buildings of two or more18.5 percent plus or minus 3.7
- Mobile homes115 plus or minus 57
- Median year structure built2009
US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
Happy Valley
How Happy Valley gets to work
- Workers 16 and over who commute10,024
- Commuting under 15 minutes2,492
- Share commuting under 15 minutes24.9 percent
- Commuting 30 minutes or more4,044
- Share commuting 30 minutes or more40.3 percent
- Drove alone63.7 percent
- Carpooled5.5 percent plus or minus 1.9
- Public transport1.4 percent plus or minus 0.9
- Walked3.6 percent plus or minus 1.9
- Worked from home23.9 percent
US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
Happy Valley
SBA loans in Happy Valley (7(a))
- Approvals57
- Gross approval$24,167,200
- Average approval$423,986
- Median approval$150,000
- Ninetieth percentile approval$1,050,400
- Largest approval$3,875,000
- Jobs supported587
- Jobs per approval10.3
- Loans with a final outcome13
- Paid in full11
- Charged off2
- Median term120 months
- Share on real estate terms of 20 years or more10.5 percent
- Share to franchises33.3 percent
- Distinct lenders21
- Distinct industries by NAICS41
Counted by borrower city: approvals to borrowers whose address is in Happy Valley, in any county, FY2020 to FY2026. Only 13 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
US Small Business Administration, 7(a) FOIA release, FY2020 to FY2026 year to date, as of 2026-06-30.
Happy Valley
SBA loans in Happy Valley (504)
- Approvals2
- Gross approval$4,024,000
- Average approval$2,012,000
- Median approval$2,012,000
- Largest approval$3,831,000
- Jobs supported42
- Loans with a final outcome1
- Charged off0
- Median term270 months
- Distinct CDCs2
Counted by borrower city: approvals to borrowers whose address is in Happy Valley, in any county, FY2010 to FY2026. Only 1 loan has reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published.
US Small Business Administration, 504 FOIA release, FY2010 to FY2026 year to date, as of 2026-06-30.
Happy Valley
Flood risk in Happy Valley
- NFIP communityCity of Happy Valley
- NFIP community number410026
- Participating in the NFIPYes
- Community Rating System classNone
- Currently effective map date06/17/08
The City of Happy Valley participates in the National Flood Insurance Program as community 410026 and carries no Community Rating System class, so no CRS premium discount applies to it.
Federal Emergency Management Agency, NFIP Community Status Book (OpenFEMA), as of 2026-09-26.
Clackamas County, not Happy Valley
Clackamas County context, not Happy Valley figures
- Establishments in Clackamas County12,862
- Covered employment, Clackamas County174,320
- Average annual pay, Clackamas County$69,863
- Housing units permitted, Clackamas County1,140
Every figure in this section is published for Clackamas County as a whole and is not a measurement of Happy Valley.
All Clackamas County figures →
US Census Bureau, County Business Patterns, 2023. US Bureau of Labor Statistics, Quarterly Census of Employment and Wages, 2024 annual averages. US Census Bureau, Building Permits Survey, 2024 annual.
Coverage
What this page does not hold.
Parcel detail, zoning and the flood zone at an address are not on this page; they resolve at the address in the platform. How this page was built →
Common questions
Happy Valley questions, answered from the record.
How many people live in Happy Valley, Oregon?
26,738, in 9,002 households. Happy Valley city covers 11.90 square miles of land, which is 2,246 people per square mile. Source: US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
What county is Happy Valley in?
Clackamas County, which holds 100.0 percent of the place by area. Source: US Census Bureau, cartographic boundary file, places, 2024 vintage.
What is the median household income in Happy Valley?
$122,151. The median owner-occupied home is valued at $725,300. Median gross rent is $2,029 per month. Source: US Census Bureau, American Community Survey 5-Year Estimates, place level, 2020-2024 5-year.
How much SBA lending goes to Happy Valley businesses?
57 7(a) approvals totaling $24.2 m since FY2020, across 21 lenders, median approval $150,000, plus 2 504 approvals worth $4.0 m since FY2010. These count approvals to borrowers whose address is in Happy Valley, not projects sited inside the place boundary, and they are approvals recorded in the release rather than loans disbursed.
Do SBA loans to Happy Valley borrowers get paid back?
No rate is published for Happy Valley. Only 13 loans have reached a final outcome, fewer than the 30 a charge-off rate needs, so no rate is published. The counts are shown instead.
Is Happy Valley in the National Flood Insurance Program?
Yes. Happy Valley appears in the FEMA Community Status Book as Happy Valley, city of, community 410026, with no Community Rating System class, so no CRS discount applies. Whether a specific parcel sits in a mapped special flood hazard area is an address level question the platform answers.
Are the county figures on this page Happy Valley figures?
No, and they are labeled so. County Business Patterns, QCEW, the Building Permits Survey, BEA product and IRS migration are published for Clackamas County as a whole and there is no place level equivalent. They appear in one clearly marked section as context and are never presented as measurements of Happy Valley.
Is zoning published for Happy Valley?
No. Nothing on this page presents parcel level zoning.
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