Commercial Real Estate Market in Portland, TX
Updated monthly: sale, lease, property records, location trend, and more… · Last update: August 31
83 active listings and 447 off-market properties in Portland, TX. Commercial property asks $519/SF to buy and $20.80/SF/Yr to lease.
Market Trends
Portland, TX spans 18.6 square miles in San Patricio County, Texas. Figures below refresh monthly; last updated 31 August 2026.
Office
Office space in Portland, TX asks $123/SF to buy. Vacancy runs 20.2% across the South region in 2025, up from 14.4% in 2019.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Retail
Retail space in Portland, TX asks $202/SF to buy. Vacancy runs 5.4% across the South region in 2025, down from 7% in 2020.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Industrial
Industrial vacancy in Portland, TX runs 7.9% across the South region in 2025, up from 6% in 2019. Nearly 2.3x the 2022 low of 3.5%.
Vacancy Rate % in South region
Multifamily
Multifamily space in Portland, TX asks $124/SF to buy. Vacancy runs 11.3% across the South region in 2025, up from 8.5% in 2022.
Average Sale Price $/SF
Listings
Vacancy Rate % in South region
Zoning & Land Use
Land Use Mix share of zoned land by category
- Residential 82.6%
- Commercial 9.6%
- Planned_development 2.5%
- Industrial 2.5%
- Mixed use 2.1%
Largest Zones share of zoned land by district
Single Family Residential District
Single Family Residential District
Single Family Residential District
Retail Commercial District
General Commercial District
Portland, TX zones 7,809 acres across 17 districts. Commercial zoning covers 9.6% of zoned land, residential 82.6% and industrial 2.5%. The largest single district is Single Family Residential District at 54.4%. For commercial buyers the practical constraint is that only 12.1% of land carries a commercial or industrial designation.
Market overview
Demographics & Economy
Portland, TX has 20,281 residents in 8,426 households. Density runs 1,093 people per square mile. Median household income here is $81,580 and median gross rent $1,492 a month.
20,281
Population
8,426
Households
2.4
Avg Household Size
35
Median Age
25%
College-Educated
92%
High-School Grad
18.6 sq mi
ZIP Area
1,093
Density / Sq Mi
$81,580
Median Household Income
$43,110
Median Earnings
$1,492
Median Rent
$225,800
Median Home Value
Tools
Lease vs Buy Breakeven
At $20.80/SF/Yr lease vs $519/SF buy → buying wins if held > 20.2 years.
At a 4% gross asking yield the payback reads short relative to leasing. Assumes 30% down at 6.5% fixed, 2% a year in taxes and upkeep, 3% appreciation, 5% opportunity cost, 2% closing plus 5% selling costs, and a 3% annual rent escalator.
Nearby Markets
| Market | Average Sale Price, $/SF | Average Lease Price, $/SF/Yr |
|---|---|---|
| Gregory | — | $16.57 |
| Ingleside | — | $16.02 |
| Ingleside on the Bay | — | — |
| Rudolph | — | — |
Commercial property in Portland, TX asks $519/SF.
Frequently Asked Questions
What is the average price per square foot for commercial property in Portland?
Commercial property in Portland, TX asks an average of $519 per square foot. Retail carries the highest asking price at $202/SF.
How much does it cost to lease commercial space in Portland?
Asking lease rates in Portland, TX average $20.80 per square foot per year.
Is it cheaper to lease or buy commercial space in Portland?
Buying beats leasing in Portland, TX if the property is held longer than 20.2 years, comparing $20.80/SF/Yr asking rent with $519/SF asking price. The model assumes 30% down at 6.5% fixed, 2% of value per year in taxes and upkeep, 3% appreciation, 5% opportunity cost on the cash and a 3% annual rent escalator.
What zoning applies to commercial property in Portland?
Portland, TX zones 7,809 acres across 17 districts, of which 9.6% is commercial and 2.5% industrial. The largest single district is Single Family Residential District at 54.4% of zoned land. Residential zoning covers 82.6% and open space 0%.
Where does Realmo's Portland market data come from?
Realmo compiles Portland, TX figures from 66 active sale listings, 17 active lease listings, 447 tracked off-market properties, the current Portland zoning release. Sale and lease figures refresh monthly; vacancy annually. Last updated 31 August 2026.
Methodology & data sources
- Asking prices and averages
- Computed from 66 active for-sale and 17 active for-lease listings in Portland, TX. These are ASKING figures from live listings, not closed-transaction prices, and a segment carried by a handful of listings reads as indicative rather than an average.
- Vacancy rates
- Published per-sector market series, taken at the metro level where one exists and otherwise at the Census-region level — a chart reading "in <region> region" is a regional number, not this city's.
- Zoning and land use
- The current municipal zoning release: 7,809 zoned acres across 17 districts. Shares are of zoned land, so parcels the release leaves unclassified are excluded from the mix.
- Refresh
- The monthly aggregates close at the end of the previous month, so 31 August 2026 — not today — is the honest last update.
- Known limitations
- office vacancy is reported at South region level, retail vacancy is reported at South region level and industrial vacancy is reported at South region level.
- Coverage
- Metrics below the 10-observation threshold fall back one geographic level. The geography used is named on each figure.
Compiled by the Realmo Data team · reviewed 31 August 2026 · report a data issue
