Arch Cape : micro tiny… but definitely not micro cheap.
- littlefieldmarly
- Nov 7
- 2 min read
Arch Cape is literally one of the most misunderstood micro markets on the Oregon Coast .People scroll right past it on Zillow like “oh that looks cute + quiet”…meanwhile: average sold price here YEAR TO DATE is $1,814,333.
Yeah. Arch Cape plays in a different league.
From January 1 – May 30, 2025 we only saw 3 total closed sales…BUT those 3 closings still stacked over $5.44M in volume.
This is why I call markets like this :small data, huge consequence.
sellers here basically get what they ask for
The average % of list price is 99% YTD.
Translation: Arch Cape sellers don’t discount. They price correctly + wait for their person to find them.
Inventory is basically a rare artifact
Current Active SFR listings: 2 New listings YTD: 1 Pending sales: 0 (which is normal for high end micro markets like this… this is not a panic stat)
Average days on market? 142 days.
This is not because homes are “languishing.” This is because ultra high net coastal buyers take their time. They fly in, fly out, come back, inspect, think, spreadsheet it, ask their wealth advisor… etc.
Who should absolutely be watching Arch Cape right now?
long term hold investors who only buy when leverage favors them
wealthy Portland -> coast relocators who want quiet, not hype
cash buyers who want real oceanfront
buyers who cannot emotionally deal with summer Cannon Beach crowds anymore (lol it’s okay this is a safe space)
Arch Cape is not Rockaway. not Seaside. not Newport. This is niche, luxury, rare, slow… and extremely valuable.
If you are shopping the Oregon Coast at the upper end — ignoring Arch Cape is actually a mistake.
Want to see current Arch Cape listings?
Search Arch Cape Homes for Sale https://marlylittlefield.kw.com/search/sale?viewport=45.8332111260722%2C-123.93283754211426%2C45.80019036472366%2C-123.98965745788574&q=arch+cape
Ready to run numbers for YOUR Oregon Coast plan?
If you’re thinking about buying or selling on the Oregon Coast — don’t do it blind.Every micro market here behaves differently and timing matters more here than almost anywhere in Oregon.
I’m a full time Oregon Coast Realtor that actually studies micro market data — not just county headlines.
Book a quick 15 minute strategy call with me: we’ll figure out which market actually fits your goals (Arch Cape? Cannon Beach? Pacific City? Rockaway Beach? Another one you’re sleeping on?)
Cant wait to connect!
Marly
KW Coast Life
971.227.5140
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