Pearl

Guide to the Pearl District Neighborhood in Portland, Oregon

 

Located on the north edge of downtown, the Pearl District is now the liveliest area in Portland. Walk to work, eat out frequently, take walks along the river, and jump on a streetcar that loops the downtown areas of the city.

In the early 1900s, the Pearl District was a major industrial and transportation hub of Portland, with extensive rail yards, warehousing, and manufacturing facilities. In the 1950s, many industrial activities were relocated as transportation patterns shifted from water and rail to surface transit on interstate highways and air. The low rents that soon followed created spaces for artists and small businesses. In the 2000s it transitioned to one of the most desirable locations in the city. Renovations and adaptive use of historical and other structures have led to loft housing, row houses, condos, new restaurants, art and ceramic galleries, and a burst of new retail activity. A flurry of important new urban creative-commerce entrepreneurs, ranging from small internet firms to world-class advertising and multi-media companies, are staking out territory here.

All that's missing is a neighborhood elementary school and its coming. Six classrooms will open for the 2011 school year for K-2 students. Complete with a playground, the school will be housed in the six-story, 1380-unt apartment building being planned by developer Ed McNamara. The building will be bounded by NW 13th and 14th avenues between Quimby and Raleigh streets.

The Project for Public Spaces had this to say about the Pearl: "The Pearl is connected seamlessly to the upscale residential area known as Northwest Portland (NW 23rd and NW 21st), and also with the vibrant downtown area primarily because of the Portland Streetcar but also due to the pedestrian-friendly nature of the streets and neighborhood. There is no real center for the area; however, since the streetcar opened in 2001, it has centered on the area around NW 10th and 11th Avenues. The place is so accessible that many people have gotten rid of their cars or use them very rarely. The sidewalks are very inviting with storefronts lining them. The streets are narrow and include Portland's famous 200 foot grid block system."

History of the Pearl

It wasn't very long ago that the old Burlington Northern rail yard in Northwest Portland was an area of abandoned warehouses, empty offices and an unused railroad track. Much has changed in the decade since. Today, this same area is now home to condos, apartment buildings, restaurants, shops, and offices.

To view the contrast between a few intervening years and in the same physical area, here are two photographs. You can see the "before" and "after" effect.

You will want to view the video by Hoyt Street Properties, the primary developer of the north end of the Pearl. Just click here to view the video.

Origin of the Name Pearl

The name "Pearl" reportedly came from Thomas Augustine, owner of the Augustine Gallery, who spoke of the precious gems hidden in the neighborhoods crusty old warehouses. Earlier the area was referred to as The Northwest Triangle.

Pearl Home Styles

The Pearl is solid condos and apartment buildings along with a handful of townhomes. You will see the term "loft" in the Pearl which legally means a condo. In the early to mid 90s, a number of warehouses were converted into lofts (large open spaces). Lofts became so popular in the Pearl that new loft-buildings were built when all the desirable warehouses had been converted to living units. Many traditional condos with multiple rooms were built in the 90s and 2000s. The Pearl does not have any detached single-family homes.

¹Pearl District Home Prices

• Number of Homes  Sold in the Pearl—►  280 condos were sold in 2012 and 11% were distressed sales. 235 condos were sold in 2011 and 20% were distressed sales. 140 condos were sold in 2010 and 13% were distressed sales.
• Median Price for Homes Sold in the Pearl—►  $376,650 in 2012, $373,313 in 2011, $373,213 in 2010, $389,000 in 2009, $529,950 in 2008, and $440,000 in 2007.
• 1-Year Median Sales Price Change in the Pearl—►  2011 to 2012 the sales price change was 6%. 2010 to 2011 the sales price change was -9%. 2009 to 2010 the sales price change was -4%.
• 5-Year Median Sales Price Change in the Pearl—►  2008 to 2012 the sales price change was -33%. 2007 to 2011 the sales price change was -22%. 2006 to 2010 the sales price change was -7%.
• Portland Metro Area Median Home Price—►  $235,000 in 2012, $221,000 in 2011, $239,900 in 2010, $247,000 in 2009, $278,000 in 2008, and $290,000 in 2007.
• Portland Metro Area Average Home Price—►  $275,000 in 2012, $263,300 in 2011, $282,100 in 2010, $289,900 in 2009, $330,300 in 2008, and $342,000 in 2007.

Please be aware that the above figures are subject to error and are intended as guidelines only.

Homes for Sale in the Pearl District

 

Parks, Community Centers, and Health Clubs in the Pearl

Three existing neighborhood parks make living in the Pearl appealing. Two additional parks are planned for construction in the Pearl District. One is The Fields (see description below) and another is a potential park along the Willamette River.

• The Fields is planned for what is now an open field bordered by Northwest 11th Avenue, Overton Street and Naito Parkway. The Fields is the third of four parks in the Pearl District and will be connected by a footbridge to the Centennial Mills redevelopment along the Willamette River. The park will be about 150,000 square feet. Construction begin in March 2012.
• Jamison Square is a .94 acre park in which the focal point of the park is a fountain which simulates a shallow tidal pool. Water cascades from stone joints into low pools as the fountain continuously re-circulates treated water. It is a welcome relief on hot summer days and evenings. It was completed in 2002.
• Tanner Springs Park makes a connection to the past when Tanner Creek used to flowed openly through the Pearl; today it flows through large pipes beneath the city streets. The design of the park recapture the area's past with its native wetlands and flowing runnels. It is a place to sit and reflect. It was completed in 2005.
• North Park Blocks is six blocks (2.43 acres) long with mature Big Leaf Maples and Black Locusts along with a few American Elms. These blocks were some of the original park properties in the city which were dedicated in 1869. Drive down NW Park Avenue or NW 8th Avenue and it's hard to keep one's eyes on the road instead of looking at the 80-100 foot trees.

The Zimmerman Community Center (ZCC) is an urban nonprofit organization committed to strengthening the spiritual and civic life and identity of Portland's River District. Founded by a bequest from local schoolteacher Isobel Faith Zimmerman, the ZCC seeks to build community bonds that bring together people who live and work in in the Pearl and Old Town/Chinatown neighborhoods.

Two private health clubs are located in the Pearl:

• 24-Hour Fitness The Pearl club is located at 1210 NW Johnson Street.
• LA Fitness The club is located at 1414 NW Northrup Street.

There are also a number of boutique clubs that specialize in just one workout such as Pilates and Yoga.

The Pearl District has seven acres of park land and open spaces according to Metro and the Portland Department of Parks and Recreation.

Brewery Blocks and Lovejoy Blocks

In 2000, another large-scale redevelopment project in the Pearl District began on the site of a former five-block brewery, called the Brewery Blocks. Gerding/Edlen Development Company bought the historic brew houses, which were converted into approximately 1.7 million square feet of retail and office space, and new residential buildings. Both the historic and new buildings are incorporating environmentally friendly techniques that will provide long-term savings as well as conserve energy. For instance, during the construction phase of the Brewery Blocks, a recycling program diverted 96 percent of construction waste from going to landfills.

The Lovejoy Blocks, bounded by Northwest Lovejoy and Marshall streets and Northwest 12th and 14th avenues, includes a nine-story grocery and office building and a 16-story retail and apartment building. In Block One, a Safeway store occupies the full block at ground level, and a partial second level houses back-of-store operations. Three levels of parking and three levels of office space top the store. Block Two includes retail space at the ground floor, parking on the ground through third floors and residential apartments on the fourth through 16th floors.

Pearl District Neighborhood Awards

Sierra Club In 2005, the Sierra Club named the Pearl District as one of America's best new development. The Sierra Club considered a wide range of projects, from cities large and small, to suburbs, to small towns in each corner of the nation. Here is a quote from the report: "In urban planning circles, Portland has emerged as a model city, at the forefront of creating a vibrant, quality urban environment, and the Pearl District only bolsters its reputation."

Money Magazine The October 2007 issue of Money Magazine named the Pearl District one of the best places to retire. Here is an excerpt from the article, "When Joyce Edwards visited friends in Portland a couple of years ago, she wasn't in the market for a new hometown. But she immediately realized that this Northwest city was the place for her." There aren't many places, she says, "That appeal to her interests in both culture and the great outdoors."

The Pearl and Pets

Hannah is a yellow Lab, a citizen of the city. She rides the elevator with her owner. She goes between her 4th floor condo in the Pearl and the street-level merchants who greet her sweet demeanor with fellowship and a biscuit. Hannah is an emerging generation of condo dogs who, in order to live indoors, must be tested and certified as good citizens in terms of qualities. This good-citizen mandate stands in bylaws for condominiums built by Hoyt Street Properties, a Pearl developer and the nation's first condo builder to require the pledge. To view Pearl properties that allow pets visit Portland and Pets.

Pearl Web Sites

• Pearl District Photo Tour Take a photo tour of the neighborhood.
• Pearl District The Pearl District Neighborhood Association Web site.
• Shopping Guide It covers over 175 different restaurants, shops, etc. The site will guide you to the places with a map.

First Thursday in The Pearl

On First Thursday, art galleries are open for extended hours on the first Thursday, each month. Usually, the hours are from 6:00 pm to 9:00 pm. Most galleries offer free wine and visitors mingle with the artists. First Thursday gallery opening receptions are free and open to the public. Below is a video explaining the history of First Thursday along with a visit to the Lawrence Gallery.

Walking in the Pearl

The Pearl is pedestrian heaven! It's laid out on an easy grid of numbered streets running north to south and named streets are in alphabetical order and run east to west. The Portland Streetcar connects an area south of downtown called South Waterfront and the Nob Hill business district. You can ride free on the streetcar line in the area between downtown and Irving Street in the Pearl. Portland is the most bicycle friendly town in America and bike racks, bike lanes, and bike safety are in abundance in the Pearl.

Here are some walking tours in the downtown area of Portland:

• Public Art Walking Tour The Regional Arts & Culture Council (RACC) along with the Portland Oregon Visitors Association have a Public Art Walking Tour map/brochure – a colorful guide to nearly 100 public art pieces in downtown Portland and the near eastside. This free brochure is available at Portland-area visitor centers, or by calling RACC at (503) 823-5111. You can also download a copy by clicking here.
• Walking Tour to Pittock Mansion This 2.8-mile walk begins in Northwest Portland and climbs some of the city's longest staircases through Westover Heights. It ends at the Pittock Mansion, a restored French Renaissance Revival chateau. The home, its grounds, and fabulous views are open to the public. Click here to download the guide.
• Walking Tour Nob Hill and the Pearl District  This 3.3-mile walk begins at PGE Park it takes you through historic neighborhoods to shops, galleries, restaurants, and theaters in the Pearl District and Nob Hill. Click here to download the guide.
• South Parks Tree Walk  Portland State University students surveyed the South Park Blocks trees in 2004 and this data was used to appraise the value of the trees according to the Council of Landscape & Tree Appraisers Guide. They determined the trees in the park were worth more that $3.4 million. Click here to download the guide.
• The NW23rd/Pearl District Gallery & Walking Map  The combined Northwest District (aka Alphabet District, Nob Hill, or NW23rd) and Pearl Gallery map provides key information for Portland First Thursday gallery walkers. Galleries, public art, restaurants, coffeehouses, pubs & bakeries are clearly labeled on the map and in the index. Parking, mass transit, and key landmarks are shown. If your time is limited, you can see at a glance what blocks have the greatest density of galleries, bakeries, or restaurants. Click here to download the map.
• The Pearl Gallery Map  The map provides key information for Portland First Thursday gallery walkers. Galleries, public art, restaurants, coffeehouses, pubs & bakeries are clearly labeled on the map and in the index. Parking, mass transit, and key landmarks are shown. If your time is limited, you can see at a glance what blocks have the greatest density of galleries, or restaurants. Click here to download the map.

Walk Score helps you find a walkable place to live. Walk Score is a number between 0 and 100 that measures the walkability of any address. Portland is the 12th most walkable city in the U.S. with a Walk Score of 66 and 57% of the residents have a Walk Score of 70 or above. The Pearl District neighborhood ranks third out of 88 Portland neighborhoods so it is easy to get by without owning a vehicle. Below is the Walk Score for an address in the center of the Pearl.

More About the Pearl District

• Location  North downtown neighborhood which means you are north of Burnside. Pearl streets are all labeled "NW . . ." Cross over the I-405 freeway and you're in the Nob Hill neighborhood.
• Neighborhood Association Web Site and Blog  The Pearl District Neighborhood Association was founded in 1991. Visit the Pearl District blog.
• Pearl WiFi Hotspots  To locate WiFi hotspots in the Pearl click here.
• ²Drive Time to Downtown  Four minutes.
• Topography  Flat and trees lining some streets. The Pearl is a urban/city grid layout.
• Sidewalks and Streets  Streets are crowded with parked cars. Wide sidewalks for walking with friends and family.
• Livability Study  87.5% of Pearl District residents rated their neighborhood "good" or "very good." See Livability Study.
• Public Transportation  Walking to the heart of downtown takes minutes. The Portland streetcar line connects the Pearl with the Northwest District, downtown, RiverPlace, South Waterfront and inner eastside. The MAX Light Rail line runs just a few blocks east of the Pearl in the Old Town/Chinatown neighborhood. TriMet also has 11 bus lines in the Pearl. Transit Score provides a 0-100 rating indicating how well an address is served by public transportation. Ratings range from "Rider's Paradises" to areas with limited or no nearby public transportation.
• ³Census 2010 Demographics  Population: 5,997. Area size: 285 acres. Average population density 21 persons per acre. Number of households: 5,315. Average size of household: 1.13. Median household income: $45,857. Percent of home owners: 36%. Percent of renters: 64%. Diversity: 15% non-Caucasian. More census data about the Pearl District at Portland Online.
• ⁴Crime Stats  There were 38 violent crimes and 16 crimes per 1,000 residents in 2012. There were 29 violent crimes in 2011 and crimes per 1,000 people was 16. For the latest crime statistics for the Pearl neighborhood, click here.
• Sex Offenders  Click here for the State of Oregon Sex Offender Inquiry System. After agreeing to the "Conditions of Use Statement" you will be redirected to a "Enter Search Criteria" page. Insert a zip code in the "Zip" field and click on the "Query" button. Pearl District zip code: 97209.
• ⁵Shopping and Services  Number of supermarkets: 2. Number of health clubs: 5. Number of coffee shops: 10. Two markets, Whole Foods on the south side of the neighborhood and Safeway on the north side make for convenient food shopping in the Pearl. The Pearl Bakery and Holden's (deli) are also good bets for quality food items. If you want a piece of art, galleries are numerous as well as many home boutiques. You can find just about everything you need in the Pearl to outfit your new condo. Powell's City of Books, the largest independent book store in the USA, features a city block's worth (68,000 square feet) of new and used books.
• Farmers Market  The Wednesday market is held between Southwest Salmon and Main streets. 10 am-2 pm Wednesdays, May-October. The Saturday market is held at the South Park Blocks by PSU between Southwest Harrison and Montgomery streets. 8:30 am-2 pm Saturdays, March-December. The Northwest District/Nob Hill farmer is between Northwest 23rd Avenue and Savier Street, 3 pm-7 pm Thursdays, June-September. Pioneer Courthouse Square is held 10:00 am-2:00 pm on Mondays from June-December. More information at Portland Farmers Market.
• Eating Out  Every type of ethnic food is now available in the Pearl to include Pacific Northwest cuisine. The Pearl has numerous coffee shops and a couple of places serve a hearty breakfast and a "workingman" lunch. Top choices for Pearl restaurants include Andina, Bluehour, Caffe Allora, Daily Cafe, Fenouil, Le Bouchon, Olea, Park Kitchen, and Sungari Pearl. TheUrban Spoon lists Pearl restaurants with short reviews from local publications.
• Public Library  Hop on the streetcar and head on over to the to the Multnomah County Central Library in downtown Portland or to the Northwest District branch located at 2300 NW Thurman Street.
• What They Drive in the Pearl District  You see lots of Hondas and Toyotas - also a few BMWs and Audis. Limited number of SUVs. Car ownership is limited due to parking. If a Pearl District resident needs a car, they can rent one or use Zipcar.
• ⁶Biking  Quality is high. The Pearl has five miles of bike lanes.
• Schools  Elementary school: Chapman. Middle school: East-West Sylvan. High school: Lincoln High School.  Emerson Charter School, located in the North Park Blocks, has a long waiting list of students to enter. Emerson serves grades K-5.
• ⁷School Report Card Grades  Elementary school: O/S. Middle school: O. High schools: O/I. Click here for report card details.

Map of the Pearl Neighborhood

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Fly to the Pearl Neighborhood via Google Earth

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¹Real Estate Values  Data on real estate values provided by RMLS^tm. Distressed properties refer to the percentage of total homes sold that were short sales and bank-owned properties.

²Drive Time to Downtown  Estimated commuting time obtained from Yahoo Maps and Google Maps. Drive time was calculated from a central intersection in each neighborhood to Pioneer Courthouse Square during the morning peak commute time.

³Demographics Data   Numbers were obtained from Census 2010 and www.portlandmaps.com.

⁴Crime Statistics  Numbers on crime were obtained from Portland Police Bureau. Violent crimes are defined as murder, rape, robbery, and aggravated assault. Crimes per 1,000 are based on reported incidents of violent crime, as well as burglary, larceny, and motor vehicle theft.

⁵Shopping and Services  Numbers were determined from local directory listings and county/municipal library systems.

⁶Biking  Quality rating based on the 2007 Cycle Zone Analysis conducted by the City of Portland Office of Transportation. The six-tier ratings have been reduced to three levels: High, Fair, and Low.

⁷School Report Card Grades  Schools ratings from the Oregon Department of Education 2009-2010 performance assessment. "O" = Outstanding; "S" = Satisfactory; "I" = In Need of Improvement; NR = Not Rated.

 

View Pearl District Homes for Sale Pearl District Homes for Sale

Pearl District Boundaries   NW Broadway Avenue on the east, West Burnside Street on the south, the I-405 Freeway on the west and the Willamette River on the north.  The neighborhood encompasses the North Park Blocks, the 13th Avenue Historic District, the city's Main Post Office.   Map Showing Pearl District Boundaries Pearl District

To learn more about the Pearl neighborhood visit Portland Maps. It will provide you with a list of businesses, demographic data, crime stats, parks, schools, aerial photos, maps, elevation, etc. All you need is a property address - use "323 NW 12TH Avenue"

Learn More About the Pearl Neighborhood

Walking Map Pearl District   A Shopping Guide/Map  to help you navigate through the Pearl District.