Happy Valley, OR · Updated Oct 2026

What a Happy Valley home costs each year

Property tax, water, trash and energy from public rates. Look up your address to make it yours, and see how to pay less.

Suggestions as you type come from Google; the lookup uses free public map services to find who serves it. Not stored unless you save your house.

Example · a Happy Valley house

$15,152a year · $1,263 a month

Starts at $454,673 of value before exemptions. Typical use.

A typical Happy Valley house costs about $15,200 a year: $8,920 property tax and charges, $1,730 water and sewer, $540 trash, $3,080 electricity and gas, $890 home insurance. Estimated from public rates, not anyone's actual bill.

Rates checked Oct 28, 2026. Insurance: what you enter, or a typical premium until you do. Sources are listed at the bottom.

Ways to pay less

Nothing here applies to every house automatically. These are worth checking:

Switch to the 20-gallon cart (weekly) cartUp to $75 a year
Your cart costs $45 a month; the smallest costs $38. Worth it if you rarely fill it.
How: Call your garbage hauler.
Pay in full by the due date for a 3% discount3% off
Clackamas County's schedule: full payment by the due date takes 3% off; paying two-thirds by the due date takes 2% off, with the remainder due in May; one-third payments by the due date get no discount. If the due date falls on a weekend or legal holiday it is extended to the next business day. For 2026, payments are due November 16.
How: Pay Clackamas County online, by mail (postmarked on or before the due date) or in person at 150 Beavercreek Road, Oregon City, where a payment drop box is at the front of the building.
Seniors 62+ and disabled homeowners: property tax deferral
The State of Oregon can pay your county property taxes; deferral accounts accrue 6% interest yearly. For 2026, household income during 2025 cannot exceed $70,000 and net worth is limited to $500,000.
How: File the application with the county assessor by April 15, or late from April 16 to December 1 with a fee.
Disabled veterans and surviving spouses: property tax exemption$27,092 or $32,512 off assessed value
For 2026 the basic exemption for a disabled veteran or the surviving spouse of a veteran is $27,092 of assessed value; the exemption for a service-connected disability is $32,512. Veterans must be certified 40% or more disabled; surviving spouses must not have remarried. Once qualified, you do not need to renew each year.
How: File the application with the Clackamas County Assessor by April 1; call 503-655-8671 for help.
PGE Income-Qualified Bill Discount15% to 80% off
Based on household size and income, PGE customers could get 15% to 80% off. No financial documents are required.
How: Apply with PGE or call 503-228-6322.
NW Natural bill discount15% to 85% off
In Oregon, households with income below 60% of the state median income can get 15% to 85% off their monthly gas bills. No proof of income is required to apply.
How: Apply online with NW Natural or call 503-226-4211 or 800-422-4012.

Adjust to match your bills

What you knowTrash cartEach weekly price includes one cart or bin each for garbage, recycling, glass and yard waste. At-house service costs more.

Value before exemptionsOregon taxes the assessed value on your statement, which is usually well below what the house would sell for. Enter the assessed value from your tax statement.

Home insurance, a yearFrom your policy. We start at $886, Oregon statewide average for 2023, NAIC data in the Oregon Insurance Commissioner's January 2025 legislative briefing.

Earthquake insurance, a yearSeparate from home insurance. Most owners don't have it.

Your use

Water, units a month

On your water bill. 1 unit (CCF) is 748 gallons. A typical Happy Valley house uses about 13.

Electricity, kWh a month

On your Portland General Electric (PGE) bill. An electric car adds about 300 kWh.

Gas, therms a month (yearly average)

Money dates

Nov 16, 2026in 12 daysProperty tax payments due; paying in full by this date takes 3% off
Dec 31in 57 daysDeadline to file a Property Value Appeal Board (PVAB) appeal (the first working day in January if December 31 falls on a weekend); the Clackamas County Clerk provides filing information
Feb 16, 2027in 104 daysSecond one-third property tax installment due
Apr 1Disabled veteran / surviving spouse exemption applications due to the Assessor

Who serves this house

Water: Sunrise Water Authority; Residential rates published for 2026: $23.50 monthly service charge, then $3.50 per unit for 0-7 units, $4.50 for 8-16 units and $5.50 for 17+ units; one unit is 100 cubic feet or 748 gallons.
Property tax: 1.96% of value; 2025-26 tax year, Clackamas County code area 012-149 (City of Happy Valley, North Clackamas School District)
Garbage: Waste Management, Hoodview Garbage and Recycling or Recology Clackamas; Listed by the City, which has designated Clackamas County as the garbage and recycling authority
Sewer: Water Environment Services (Clackamas County); Rate Zone 2 sanitary sewer service area includes the City of Happy Valley
Electricity: Portland General Electric (PGE); Listed by the City as the electric service
Gas: NW Natural; Listed by the City as the natural gas service
Schools: North Clackamas School District; School district levy listed in the Clackamas County rate table for code area 012-149

Pay or manage your bills

Your water

Source: Clackamas River Water and North Clackamas County Water Commission treatment plants on the Clackamas River, plus Sunrise wells in the Damascus area at peak use
Disinfection byproducts: TTHMs highest locational average 59.4 ppb (limit 80) and HAA5 46.0 ppb (limit 60), no violation
Lead: 90th percentile 3 ppb (action level 15), no violation

How these numbers are made

Property tax: the 2025-26 Clackamas County billing rates for code area 012-149 (City of Happy Valley, North Clackamas School District, Clackamas Fire District 1, Metro), summed by taxing body from the county's Table 6a, because the 2026-27 code area rate table was not yet posted. Code area 012-149 has 5,524 of the city's single-family lots; parts of Happy Valley are in the Centennial and Gresham-Barlow school districts. Oregon has no homestead exemption and no flat charges are added to the tax bill.
The starting assessed value ($454,673) is the median assessed value of the single-family tax lots in code area 012-149 in Metro's RLIS taxlot data. Your statement's assessed value is the number to use. Measure 5 compression is not modeled.
Sunrise Water Authority residential rates as of January 1, 2026: $23.50 service charge plus tiers of $3.50, $4.50 and $5.50 per unit (748 gallons) at breakpoints of 7 and 16 units a month, at the utility's stated average household use of 13 units a month. Water Environment Services sewer is a flat $58.61 monthly and surface water $10.50 monthly, both including the City right-of-way surcharge (effective 7/1/2026).
Garbage: Clackamas County's urban-zone residential weekly fees effective July 1, 2026, including recycling, glass and yard waste carts; the 32-gallon cart is the starting size.
Electricity: PGE Schedule 7 effective July 8, 2026 (year-round), the effective per-kWh rate with the 1.5% public purpose charge folded in, at PGE's typical Schedule 7 use of 784 kWh a month. Gas: NW Natural Schedule 2 effective October 31, 2025 at 54 therms a month. Any Happy Valley franchise fee above the amount already built into rates is not added. Insurance: the 2023 Oregon statewide average.
Natural gas rates are from NW Natural's October 2025 schedule and a new filing takes effect around October 31, 2026, so gas charges may change shortly.
Nothing here is legal, tax or insurance advice.

Sources

How Happy Valley compares

A typical Happy Valley house against the 40 Oregon cities we cover, using the same default numbers as the total above.

Per year	Happy Valley	Median	Where it falls
Property tax rate	1.96%	1.85%	higher than 28 of the other 39 Oregon cities we cover
Water	$900	$626	higher than 38 of the other 39 Oregon cities we cover
Sewer and utility-bill fees	$829	$1,088	lower than 35 of the other 39 Oregon cities we cover
Trash	$536	$418	higher than 33 of the other 37 Oregon cities we cover
Electricity and gas	$3,083	$2,903	higher than 25 of the other 39 Oregon cities we cover
Home insurance	$886	$886	in the middle of 39 other Oregon cities we cover
Total	$15,152	$10,514	higher than 38 of the other 39 Oregon cities we cover

Cities bill differently (some put trash on the tax bill, some cover more services), so a higher number isn't necessarily worse. The property tax rate is compared instead of dollars because house values differ.

Questions to ask your candidates

Each one starts from a number above. Any candidate can answer them.

1. Water

The fact: Water here costs about $900 a year at typical use, higher than 38 of the other 39 Oregon cities we cover.

Ask: "Water here costs about $900 a year at typical use, higher than 38 of the other 39 Oregon cities we cover. What drives that cost, and would you change anything?"

2. Sewer and utility-bill fees

The fact: Sewer and flat utility-bill charges here come to about $829 a year, lower than 35 of the other 39 Oregon cities we cover. Some cities bill sewer on the property tax bill instead, which is not counted here.

Ask: "Sewer and flat utility-bill charges here cost about $829 a year, lower than 35 of the other 39 Oregon cities we cover. What drives that cost, and would you change anything?"

3. Trash

The fact: Trash pickup here costs about $536 a year for the standard cart, higher than 33 of the other 37 Oregon cities we cover. Where trash is billed through the tax bill or a separate hauler, it is not counted here.

Ask: "Trash pickup here costs about $536 a year for the standard cart, higher than 33 of the other 37 Oregon cities we cover. What drives that cost, and would you change anything about the service or the price?"

See who is running in your city →

Common questions about Happy Valley house costs

What is the property tax rate in Happy Valley?

About 1.96% of the value before exemptions a year (2025-26 tax year, Clackamas County code area 012-149 (City of Happy Valley, North Clackamas School District)), plus flat charges on the same bill.

How much is property tax on a $500,000 house in Happy Valley?

About $9,807 a year on $500,000 of the value before exemptions.

How much is the water bill in Happy Valley?

About $144 a month for water and sewer at typical use (13 units, or 9,724 gallons a month) on Sunrise Water Authority.

How much does trash pickup cost in Happy Valley?

$38 to $69 a month, depending on the trash cart size (20-gallon cart (weekly), 32-gallon cart (weekly), 60-gallon cart (weekly), 90-gallon cart (weekly)).

When is property tax due in Happy Valley?

Nov 16, 2026: Property tax payments due; paying in full by this date takes 3% off Feb 16, 2027: Second one-third property tax installment due Apr 15: Senior & disabled property tax deferral applications due to the county assessor (late filing from April 16 to December 1 with a fee)

Can seniors lower their property tax or bills in Happy Valley?

Yes. Seniors 62+ and disabled homeowners: property tax deferral: The State of Oregon can pay your county property taxes; deferral accounts accrue 6% interest yearly. For 2026, household income during 2025 cannot exceed $70,000 and net worth is limited to $500,000.

Where can I get help paying utility bills in Happy Valley?

PGE Income-Qualified Bill Discount: Based on household size and income, PGE customers could get 15% to 80% off. No financial documents are required. Apply with PGE or call 503-228-6322.

How much does a house in Happy Valley cost to run each year?

All Oregon cities All cities