Comparing Property Taxes: Clark County vs Portland Metro

Thinking about moving across the Columbia River or comparing homes in Camas and the Portland metro? Property taxes work differently on each side, and those rules affect your budget, escrow, and closing costs. If you understand the basics, you can avoid surprises and plan your monthly payment with confidence. This guide breaks down how taxes are set, how to estimate your bill, what to expect at closing, and where to find the exact numbers for your address. Let’s dive in.

Washington vs Oregon at a glance

In Clark County, Washington, counties aim to assess property at current market value. That assessed value, multiplied by your parcel’s combined levy rate, sets your annual tax. When market prices rise, your assessed value can track those changes more directly, depending on the county’s revaluation schedule.

In Oregon’s Portland metro (Multnomah, Clackamas, and Washington counties), there are two values: Real Market Value (RMV) and Assessed Value (AV). Taxes are based on AV, which is generally limited to a maximum 3 percent increase per year under Measure 50 rules, except when a change in ownership or new construction triggers a revaluation. That means AV often lags behind market price changes.

Both states layer in voter-approved levies and bonds, such as schools and fire districts. Your parcel’s specific tax code area determines the mix of districts, which is why two nearby homes can have different effective rates.

Estimate your tax bill

You can build a solid estimate in a few minutes once you have the right values and the combined levy rate for your parcel.

The basic formula

• Annual property tax = Assessed value used for taxation × Combined levy rate
• If the county displays the rate as dollars per $1,000: Annual tax = (Assessed value ÷ 1,000) × Rate per $1,000
• Always check for any separate special assessments, such as Local Improvement Districts (LIDs)

Camas (Clark County, WA): step-by-step

1. Find the assessed value for your parcel using the Clark County Assessor parcel search. You can look up values by address or parcel number on the Clark County Assessor site. Use the assessed market value listed for the current year. Visit the Clark County Assessor at the parcel lookup on the Clark County Assessor.

2. Find your combined levy rate. The Treasurer’s pages provide tax statements and district rates for your parcel’s tax code area. Go to the Clark County Treasurer to review tax statements, payment options, and district information.

3. Apply the formula. Multiply the assessed value by the combined levy rate format used by the county.

4. Scan for special assessments. If your parcel has a LID or other charges, they are typically listed separately on the tax statement.

Illustrative example only: If a Camas home is assessed at $750,000 and the combined levy rate were $12 per $1,000 (example, not current), the annual tax would be ($750,000 ÷ 1,000) × $12 = $9,000. Always replace example numbers with the current figures from county pages.

Portland metro (OR): step-by-step

1. Look up both RMV and AV. Taxes are based on AV, which often grows up to 3 percent per year unless a revaluation occurs due to ownership change or new construction. Use your county’s parcel search: Multnomah County Assessment & Taxation, Clackamas County Assessor, or Washington County Assessment & Taxation.

2. Confirm revaluation rules. In many cases, a change in ownership or new construction can reset AV closer to RMV. Review statewide guidance at the Oregon Department of Revenue.

3. Find the combined levy rate for the parcel’s tax code area, then apply the formula using AV.

Illustrative example only: If RMV is $750,000 but the AV is $600,000 and the combined rate were $11 per $1,000 (example, not current), the annual tax would be ($600,000 ÷ 1,000) × $11 = $6,600. If a sale triggers a revaluation later, AV may change and the bill could increase.

Billing, due dates, proration

Washington counties commonly bill in two halves with set due dates. Oregon counties typically send one annual statement in the fall with the option to pay in installments. Exact calendars can vary, so always confirm current schedules and payment methods on the county pages: Clark County Treasurer and your Oregon county’s taxation site listed above.

At closing, taxes are usually prorated so each party pays for the days they own the home during the tax period. The escrow team calculates a daily tax rate by dividing the annual tax by 365 (or by the county’s convention). The seller receives a debit or credit for their share through the closing statement, and the buyer takes responsibility for the remainder of the period.

If the current bill has not yet been paid, the buyer often receives a credit for the seller’s portion and the new owner pays the bill when due. If the county has released the bill but payment timing is unclear, escrow may hold funds to avoid penalties.

Escrow and monthly payments

Most lenders collect taxes and insurance in an escrow account as part of your monthly payment. Your monthly escrow deposit is typically one-twelfth of your estimated annual property tax plus your homeowners insurance, and many lenders add a cushion. Federal rules allow lenders to maintain up to a two-month cushion. Learn more about mortgage escrow accounts and cushions at the Consumer Financial Protection Bureau.

If your taxes rise after a revaluation or if you move from Oregon to Camas and your assessed value changes, your lender will run an annual escrow analysis. You may see a shortage and a revised monthly payment. Ask your lender for a full PITI estimate early so you know what to budget.

Local factors to watch

• Voter-approved school levies and bonds can be a large part of your bill.
• City, county, fire, library, port, PUD, EMS, and other districts vary by tax code area.
• LIDs and other special assessments can be billed on top of regular taxes.
• In Oregon, some urban renewal or TIF areas can affect how taxes are allocated.
• New construction and permitted improvements generally increase assessed value when recorded by the assessor.

In Camas and broader Clark County, your parcel may sit within different combinations of school, fire, and city districts. In the Portland metro, the mix can also include regional entities like transit or Metro, depending on location. The exact combination explains why one house can have a different effective rate than another a few blocks away.

Buyer and seller checklist

Use this quick list to pull accurate numbers before you write an offer or list your home:

• Parcel number or address and the current assessed value
• For Oregon: both RMV and AV for the current year
• Combined levy rate and the list of taxing districts for the parcel’s tax code area
• Current or most recent tax bill and payment history
• Any special assessments or LIDs attached to the parcel
• County tax calendar for due dates and installment options
• Eligibility for exemptions or deferral programs (senior, disabled, veteran)

Use the Clark County Assessor and Clark County Treasurer for Camas data. For Oregon parcels, start with your county’s assessment and taxation site and the Oregon Department of Revenue for Measure 50 background.

Relocation scenarios

• Moving from Portland to Camas: Your Oregon property may have had an AV below market due to the 3 percent cap. In Clark County, assessed values are intended to reflect market value more directly. Be ready for a different relationship between market price and tax.
• Buying new construction: In Oregon, added value from new construction is typically added at market value for the new portion. In Washington, improvements and additions generally adjust assessed value when recorded.
• Remodeling and permits: In both states, permitted work can lead to an assessment change. Budget for a possible increase in your next cycle.

Next steps

Property taxes do not need to be a mystery. If you gather the parcel’s assessed value, the combined levy rate, and any special assessments, you can build a reliable estimate and plan your monthly payment. If you are weighing Camas against a Portland neighborhood, understanding AV versus market value is a key step toward a confident decision.

If you want help pulling parcel data, reading a tax bill, or modeling escrow impacts alongside your mortgage, reach out. I work with buyers and sellers on both sides of the river and can walk you through the numbers for your specific address. Connect with Debra Penton-Clark to request a free home valuation and staging consultation.

FAQs

How are property taxes calculated in Camas, WA?

• In Clark County, your annual tax is the assessed market value multiplied by the combined levy rate for your parcel’s tax code area. Use the Clark County Assessor and Treasurer to pull the exact figures.

What is the Oregon AV cap and why does it matter?

• Oregon taxes are based on Assessed Value (AV), which generally increases up to 3 percent per year under Measure 50 unless a revaluation is triggered. This can cause AV to lag market value and affect your bill. See statewide guidance at the Oregon Department of Revenue.

Will my taxes change right after I buy in Portland metro?

• A change in ownership or new construction can often reset AV closer to RMV, which may increase the tax bill in a subsequent year. Confirm timing and rules with your county assessment and taxation office.

When are property taxes due in Clark County vs Oregon?

• Washington counties commonly allow two half-payments with set due dates, while Oregon typically bills in the fall with installment options. Check current schedules on the Clark County Treasurer and your Oregon county’s taxation pages.

How does escrow affect my monthly mortgage payment?

• Lenders usually collect taxes and insurance monthly in escrow, often with a cushion allowed by federal rules. If taxes rise, your escrow analysis may increase your payment. Learn more at the Consumer Financial Protection Bureau.

What should I review before making an offer in Camas?

• Pull the parcel’s assessed value, combined levy rate, latest tax bill, and any special assessments using the Clark County Assessor and Treasurer. Then estimate the annual tax and discuss escrow with your lender.