Tigard Community Profile - 2006 Edition
Tigard
Community
Profile
2006 Edition
“A Place to Call Home”
13125 SW Hall Boulevard Tiga rd, OR 97223 503-639-4171
www.tigard-or.gov
Tigard Community Profile – 2006 Edition
Prepared by:
Community Development Department
City of Tigard
July 2006
Project Manager:
Darren Wyss
Editors:
Doreen Laughlin
Tom Coffee
Contributors:
Alejandro Bancke
Beth St. Amand
Denver Igarta
Dianna Howse
Duane Roberts
Maureen Denny
Mike Mills
Roger Dawes
Sean Farrelly
TABLE OF CONTENTS
Physical Form
Location and Climate 2
Transportation 2
Natural Features 3
Parks and Open Space 4
Annexations 5
Built Environment
Land Use 6
Buildable Lands 6
New Construction 7
Housing Units 9
Housing Prices 10
Population Profile
Growth Over Time 12
Age Structure 13
Race and Language Spoken 14
Educational Attainment 15
Households 15
Income 16
Poverty Level 16
Economic Climate
Businesses in Tigard 18
Sales 19
Payroll 19
Unemployment 20
Travel to Work 21
Professions 21
Property Taxes 22
Appendix
Map 1-1 Transportation Network
Map 1-2 Public Transportation
Map 1-3 Natural Features
Map 1-4 Parks and Open Spaces
Map 1-5 Community Services
Map 2-1 Zoning and Comprehensive Plan
Map 2-2 Buildable Lands Inventory
Map 2-3 Residential Development
Map 3-1 Population by Block Group
Map 3-2 Hispanic Population by Block Group
Map 3-3 Household Income by Block Group
Map 3-4 Owner Occupancy by Block Group
Map 3-5 Block Group Identification Number
TABLE OF CONTENTS
List of Figures
Figure 1-1. Traffic Counts for Selected Tiga rd Streets 3
Figure 1-2. Traffic Coun ts for State Highways 3
Figure 2-1. New Commer cial Construction 8
Figure 2-2. Valuation of New Construction 8
Figure 2-3. Year Dwelling Unit Built 9
Figure 2-4. Owner Occupied Housing Unit Comparison 10
Figure 2-5. Residential Home Sales 11
Figure 3-1. City of Tiga rd Population Increase 12
Figure 3-2. Age Structure Comparison 13
Figure 3-3. Median Age Comparison 13
Figure 3-4. Hispanic or Latino Population 14
Figure 3-5. Educational Attainment Comparison 15
Figure 4-1. Unemployme nt Rate Comparison 20
Figure 4-2. Travel Time to Work 21
List of Tables
Table 1-1. Land Area of Key Natural Features 4
Table 1-2. Parks and Greenspaces 4
Table 1-3. Recent Annexations 5
Table 2-1. Land Area by Zoning Designation 6
Table 2-2. 2005 Builda ble Lands Inventory 6
Table 2-3. Lot Sizes of 2005 BLI 7
Table 2-4. New Resident ial Construction 7
Table 2-5. Total Housing Units 9
Table 2-6. Monthly Housing Costs as % of Income 10
Table 2-7. Affordable Housing in Tigard 10
Table 2-8. Single-Family Construction 11
Table 3-1. City of Tigard Historic Population 12
Table 3-2. Population Growth Rate Comparison 13
Table 3-3. Hispanic or Latino and Race 14
Table 3-4. Population and Race 14
Table 3-5. Language Spoken at Home 14
Table 3-6. Educational Attainment 15
Table 3-7. Household Facts in Tigard 15
Table 3-8. Median Household Income by Age 16
Table 3-9. Household Income Breakdown 16
Table 3-10. Household Median Income Comparison 16
Table 3-11. Poverty Status 17
Table 4-1. Employers in Tigard 18
Table 4-2. Top 10 Busine ss Sectors in Tigard 19
Table 4-3. Sales Over Time, by Industry 19
Table 4-4. Payroll Over Time, by Industry 20
Table 4-5. Means of Travel to Work 21
Table 4-6. Profession of Tigard Residents 22
Table 4-7. Property Tax Rate (FY 2005-06) 22
Table 4-8. Breakdown of Tigard Tax Rate 22
FOREWORD
The Tigard Community Profile is an ongoing lo ng-range planning project to compile
various statistics about th e City of Tigard. With th e increase of information
available today, particularly through th e Internet, accessing accurate community
information can be time consum ing and at times confusing.
The objective of the Tigard Community Profile is to collect these valuable statistics
in one convenient location; offer them in an easy to understand format; and make
them readily accessible to City staff, the business communi ty, and the general
public. The 2006 Edition contains the most recent da ta available fo r population,
housing, and the local econom y in the City of Tigard
For additional copies of the Tigard Community Profile,
Contact Darren Wyss
503-718-2442
darren@tigard-or.gov
Tigard Community Profile - 2 - 2006 Edition
PHYSICAL FORM
Location and Climate
The City of Tigard
is located in
southeast
Washington County,
15 minutes from
downtown Portland.
The City is included
in the Metro urban
growth boundary
and Tigard’s closest
neighbors include:
Beaverton, Lake
Oswego, Tualatin,
Durham, Portland,
and King City.
The community
enjoys a year-round
mild climate with
low humidity and
pleasant
temperatures that
average a high of
79.3 in July, and a low of 33.7 in January.
Transportation
The City’s transporta tion system includes
several options for getting from one place
to another. There are state highways,
local streets, public transportation, an off
street paved trail, and an interstate
highway (Appendix Maps 1-1, 1-2, and 1-
4). The local street s strive to provide
efficient access to residential and
commercial areas. Tr affic counts for
some of the busier st reets can be seen in
Figure 1-1. Bonita and Durham Roads
see the most traffic because of their
proximity to the freeway.
The state highways include: Highway 210 (SW Scholls Ferry Rd), SW Hall Blvd,
Highway 99W (SW Pacific High way), and Highway 217. Th ese state highways carry
a large volume of traffic (s ee Figure 2-2) and act as th e primary thru ways across
Tigard. Interstate 5, which acts as a portion of the Ci ty’s eastern bord er, contains
five exits that provide access to Tigard (Exits 290 to 294).
Ti g ard Facts
Incorporated1961
Population (July 2005)45,500
Land Area11.71 sq miles
CountyWashington
School DistrictTigard - Tualatin*
Annual Average Rainfall39.03"
Average Daily Temperature**High / Low (F)
January46.8 / 33.7
April61.9 / 40.4
July79.3 / 53.7
October64.2 / 42.8
Highest Elevation (Bull Mt)713 ft
Lowest Elevation (Cook Park)104 ft
* Scholls Ferry area served by Beaverton District
** Source: Oregon Climate Summaries
Tigard Community Profile - 3 - 2006 Edition
PHYSICAL FORM
Public transportation in the City of Tigard is provided by TriMet, whic h serves the
entire Portland metr o area. Several bus lines serv e the City and primarily follow
major arterials (see Appe ndix Map 1-2). Visit www.trimet.org for routes and
schedules. A commuter rail running from Beaverton to Wilsonville with stops at
Washington Square and Downtown Tigard is scheduled to begin operation in 2008.
See www.tigard-or.gov/downtown/commuter_rail/default.asp for more
information.
Natural Features
The City lies within the Tu alatin River basin, with the Fanno Creek sub-basin
covering 85% of the City. Approximatel y 28 miles of streams meander through
Tigard on their way into th e Tualatin River. Associ ated with these riparian
corridors is the 100-year fl oodplain that covers 588 ac res. Cook Park, on the
southern edge of the City, is located entirely within the Tualatin River floodplain.
There are also a numb er of wetlands around the City that co ver 285 acres. See
Appendix Map 1-3.
Figure 1-1. Traffic Counts for Selected Tigard Streets
0
2000
4000
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8000
10000
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Source: Community Development Dept.
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North or East Bound South or West Bound
Figure 1-2. Traffic Counts for State Highways
0
20000
40000
60000
80000
100000
120000
140000
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Tigard Community Profile - 4 - 2006 Edition
PHYSICAL FORM
Moving upslope from
the riparian areas, the
City contains a number
of ridges, as well as
Bull Mountain and
Little Bull Mountain.
Bull Mountain forms
the western most edge
of the City and rises to an elevation of 71 3 feet. Th e northern
and eastern slopes of the mounta in lie within the City limits.
Little Bull Mountain is located east of Bull Mountain on the
opposite side of Highway 99W. It rises to an elevation of 430
feet. The two mountains cont ribute the majori ty of the 181
acres of steep slopes within Tigard (Appendix Map 1-3).
Parks and Open Space
The City operates and ma intains several parks
and greenspaces around the community, which
provide the opportunity fo r passive and active
recreational activities (see Table 1-2 and
Appendix Map 1-4 for names and locations).
Cook Park is the larges t of the parks and is
located along the scenic Tualatin River. Three
dog parks, which provid e off-leash areas for
canine recreational opportunities, can also be
found in the communi ty. Englewood, Fanno
Creek, and Woodard Park s contain portions of
the Fanno
Creek Trail.
The paved,
multi-use
trail winds
along
Fanno
Creek and
continues
north into
Beaverton
(see Map 1-
4 for all trail locations). A few portions of the
trail are yet to be built, but the future plan is for
it to be continuous. Currently, a
pedestrian/bicycle bridge over the Tualatin River is being constructed for
additional access. See http://www.tigard-or.gov/co mmunity/parks/default.asp
for more information about park facilities in Tigard.
Table 1-1. Land Area of Key Natural Features
FeatureAcres
Percent of
Total Land
Slopes > 25%1812.4%
Wetlands2853.8%
100 Year Floodplain5887.8%
City of Tigard7496100%
Source: Community Development Dept.
Red Rock Creek
Summer Creek
Fanno Creek
Hiteon Creek
Krueger Creek
Pinebrook Creek
Creeks Within The
City of Tigard
Ash Creek
Ball Creek
Derry Dell Creek
Table 1-2. Parks and Greenspaces
FacilityAcres
Liberty Park0.75
Main St Park0.25
Windmill Park0.15
Bonita Park5.58
Jack Park5.5
Northview Park3.45
Woodard Park2.26
Cook Park79.05
Summer Lake Park23.82
Commercial Park0.75
Englewood Park14.97
Fanno Cr Park21.8
Ash St Dog Park0.24
Potso Dog Park1.74
Summerlake Dog Park0.66
Greenspace (undeveloped)171.78
Source: Tigard Public Works
Pocket Parks
Dog Parks
Linear Parks
Community Parks
Neighborhood Parks
Tigard Community Profile - 5 - 2006 Edition
PHYSICAL FORM
Annexations
The City has annexed land ov er time to grow to its
current size of 7496 acre s (11.71 sq miles).The
annexations have ranged fr om a single property to
neighborhoods, such as the Walnut Island
annexation of 2000. This annexation was the
largest in recent history an d accounts for close to
310 of the acres annexed that year. Table 1-3
shows the number and acreage of annexations over
the past 12 years.
Looking northeast from Bull Mountain
Table 1-3. Recent Annexations
YearNumberAcres
2005572.24
2004394.97
200334.21
2002464.64
200100
200016311.15
1999510.13
1998822.91
1997138.62
1996218.79
1995825.36
19941175.59
Source: Community Development Dept.
City Hall
(Planning, Building, Engineering,
Administration, Utility Billing, Finance,
Municipal Court, Code Enforcement)
13125 SW Hall Blvd
Tigard , OR 97223
503-639-4171
Mon-Fri, 8am-5pm
www.tigard-or.gov
Public Works
(Stormwater, Wastewater, Solid Waste,
Drinking Water, Streets, Parks,
Emergency Management)
9020 SW Burnham St
Tigard, OR 97223
503-718-2596
Mon-Fri, 8am-5pm
www.tigard-or.gov
Police Department
(Community Policing, Youth Services,
Crime Prevention, Traffic Control)
13125 SW Hall Blvd
Tigard , OR 97223
Emergency 911
Voice 503-639-6168
Non-Emergency 503-629-0111
Everyday, 8am-11pm
www.tigard-or.gov/police
City Library
13500 SW Hall Blvd
Tigard , OR 97223
503-684-6537
Mon-Wed, 10am-8pm
Thurs, 1pm-8pm
Fri-Sat, 10am-5pm
Sun, 1pm-5pm
www.tigard-or.gov/library
Tualatin Valley Fire & Rescue
Station 51
8935 SW Burnham St
Tigard, OR 97223
503-612-7000
www.tvfr.com
Tigard Community Profile - 6 - 2006 Edition
BUILT ENVIRONMENT
Land Use
The City of Tigard is currently
divided into four primary land use
classifications: comm ercial, industrial,
mixed-use, and residential. Almost
70% of land within the City is
planned to accommodate residential
use, ranging from low density single
family homes to high density multi-
family dwellings. The other three
classifications each comprise around
10% (see Table 2-1) of the co mmunity’s land use. These general classifications are
further divided into zoning districts (see Appendix Map 2-1) with specific rules
and regulations. More inform ation about each di strict can be foun d in Title 18 of
the Municipal Code: www.tigard-or.gov/business/m unicipal_code/title-18.asp .
Buildable Land
The City tracks buildable la nds through a yearly inventor y process. The purpose of
the buildable lands inventory (B LI) is to identify undeveloped land that is available
and compatible with development policies and practices. At th e end of 2005, less
than 10% of land within the City was
considered buildable. The majority
of land on the BLI was zoned
residential (72.5%), with lower totals
for commercial (8.5%), industrial
(11.5%), and mixed-use (7.5%). See
Table 2-2 for the breakdown.
Commercial Land - Three of the five
commercial dist ricts contain
buildable land and 83% of that is
zoned General Commercial. No
Community and Neighborhood
Commercial land is available.
Industrial Land - No buildable land
remains in the Heavy Industrial
district. In Ligh t Industrial, 69%
(17.64 acres) is located on one
property. Likewise, 80% (34.7 acres)
of the buildable Industrial Park land
is owned by one individual.
Mixed-Use Land - Mixed use districts
all contain some buildable land, but
the majority is zoned Mixed Use
Employment (63%).
Table 2-1. Land Area by Zoning Designation
Acres
Square
MilesPercent
Commercial7971.2510.6%
Industrial8591.3411.5%
Mixed-Use7001.099.3%
Residential51408.0368.6%
City of Tigard749611.71100.0%
Source: Community Development Department, June 2006
Table 2-2. 2005 Buildable Lands Inventory
Zoning Acres
C-CCommunity Commercial0
C-GGeneral Commercial40.84
C-NNeighborhood Commercial0
C-PProfessional Commercial9.16
CBDCentral Business District1.07
I-HHeavy Industrial0
I-LLight Industrial25.55
I-PIndustrial Park43.59
MUCMixed Use Commercial3.38
MUEMixed Use Employment28.11
MUE-1Mixed Use Employment 18.30
MUE-2Mixed Use Employment 20.75
MUR-1Mixed Use Residential 13.90
MUR-2Mixed Use Residential 20.71
R-130,000 Sq Ft Minimum Lot Size3.35
R-220,000 Sq Ft Minimum Lot Size1.36
R-3.510,000 Sq Ft Minimum Lot Size24.25
R-4.57,500 Sq Ft Minimum Lot Size205.45
R-75,000 Sq Ft Minimum Lot Size123.61
R-123,050 Sq Ft Minimum Lot Size44.03
R-251,480 Sq Ft Minimum Lot Size33.50
R-4040 Units per Acre0
Total600.91
Source: Community Development Department
Tigard Community Profile - 7 - 2006 Edition
BUILT ENVIRONMENT
Residential Land - A large portion of the 2005 BLI is zoned low density (53% is R-
3.5 or R-4.5) or medium density (28% is R-7). The remaining low density
residential land (R-1 and R-2) comprises on ly 1% of buildable residential land and
all is partially developed. No land zoned R-40 remains on the inventory.
Table 2-3 breaks the 2005 BLI
down into the planning
designations and distributes the
buildable lots based on size.
80% of the buildable lots are
less than one acre in size and
44% are less than 10,000 square
feet. Large lots available for
development are scarce with
only 57 (7%) lots greater than 2
acres.
For more information on the
2005 Buildable Lands Inventory,
please contact the City’s Long
Range Planning Division.
New Construction
New residential construction within Tigard has
remained steady over the previous 12 years. Table
2-4 shows new dwelling un its within the community
receiving a certificate-of-occupancy (CofO) permit
from the Building Division. Single family homes,
which include free standing and attached, hit a high
of 335 units in 1995 and di pped to a lo w of 187 in
2002. The number constr ucted went above 300 in
2005 for the first time
since 1996. Multi family
dwellings have not been
as consistent with four
years (1994, 1996, 2000,
2005) providing 89% of
the multi family units
over the 12 year period.
The overall density of
residential construction
is 6.8 dwelling units per
acre since 1994, with
single family homes at
5.9 and multi family at
18.9 dwelling units per
acre.
Table 2-3. Lot Sizes of 2005 Buildable Lands Inventory
Lot Size Co
m
m
e
r
c
i
a
l
In
d
u
s
t
r
i
a
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Mi
x
e
d
-
U
s
e
Re
s
i
d
e
n
t
i
a
l
To
t
a
l
Less than 5000 sq ft3175364
5000 to 10,000 sq ft7311227248
10,000 sq ft to 1 acre251144228308
1 to 2 acres5278195
2 to 5 acres5223342
5 to 10 acres10089
More than 10 acres 13026
Total472271632772
Source: Community Development Department
Year
Dwelling
Units
Density
(DU/Acre)
Dwelling
Units
Density
(DU/Acre)
Dwelling
Units
Density
(DU/Acre)
20053018.110826.640910.0
20042676.900.02676.9
20032947.14215.33367.6
20021877.12934.52168.0
20012888.600.02888.6
20002026.111217.63148.0
19992446.300.02446.3
19982004.78100.02084.8
19972985.14100.03025.2
19963164.612625.04426.1
19953355.000.03355.0
19943205.029815.46187.4
Total32525.972718.939796.8
Source: Community Development Department
Table 2-4. New Residential Construction Since 1994
Single FamilyMulti FamilyTotal
Tigard Community Profile - 8 - 2006 Edition
BUILT ENVIRONMENT
New commercial construction is not as prevalent or c onsistent as residential
construction in Tigard. Figu re 2-1 shows that 1994 ha d the most commercial CofO
permits issued at 28, with only 3 issued in 20 03. 1994 to 1996 remains the most
consistent period.
Looking beyond new
units built, total
valuation of all permits
issued gives another
sense of construction
activity in the
community. Figure 2-2
shows the value of
residential and
commercial
construction over the
period of 1994 to 2005.
The totals include new
construction,
alterations, additions,
foundation work, fire
protection systems, and
other miscellaneous
work.
Residential construction valuation peaked in 1996 and 2001, while it hit a low in
1998. The last thr ee years have been consistent at around $80 million per year.
Commercial valuation peaked in 2000 and hit a low in 2002. Last year saw the
second highest valuation in the 12 year period at arou nd $60 million. The only
year to see commercial valuation hi gher than residential was 1998.
Figure 2-1. New Commercial Construction
0
5
10
15
20
25
30 19 9 4 1995 199 6 199 7 199 8 199 9 200 0 200 1 200 2 20 0 3 20 0 4 200 5
Source: Community Development Dept.
Pe
r
m
i
t
s
F
i
n
a
l
e
d
Figure 2-2. Valuation of New Construction and
Alterations
0.0
20.0
40.0
60.0
80.0
100.0
199419951996199719981999200020012002200320042005
Source: Community Development Dept.
$
M
i
l
l
i
o
n
s
Residential Commercial
Tigard Community Profile - 9 - 2006 Edition
BUILT ENVIRONMENT
Housing Units
Total housing units in the
City of Tigard totaled
19,415 at the end of April
2006 (see Table 2-5). This
total includes single and
multi family units. The age
of the housing units in the
community is distributed
fairly evenly, as shown in
Figure 2-3. The decades of
the 1970’s, 1980’s, and
1990’s all account for nearly
one quarter of housing
units. The older housing
stock (pre-1970) accounts
for 19% and units
constructed in the current
decade account for 10%.
The homeowner occupancy rate for Tiga rd in the year 20 00 was 58% and a
comparison to some of th e community’s neighbors can be seen in Figure 2-4 on
the next page. Tigard has slightly more homeowner occupancy than Tualatin
(55%) and Beaverton (48%), while being slightly behind Wa shington County and
Portland. Lake Oswego, King City, and Sh erwood all have occu pancy levels over
70%. See Appendix Map 3-4 for the distribution of home ownership in the
community.
Figure 2-3. Year Dwelling Unit Built
19%
24%
23%
24%
10%
Before 1970 1970 to 1979 1980 to 1989
1990 to 1999 2000 thru April 2006
Table 2-5. Total Housing Units in Tigard
Year
Single
Family
Multi
FamilyDemo's Total
2000 (April 1)**17,369
2000 (after April 1)15310424233
2001288015273
20021872925191
20032944240296
2004267026241
200530110829380
2006 (thru April 30)6601452
132417917319,035
Walnut Island Annexation (2000)380
Total19,415
** From 2000 US Census
Source: 2000 U.S. Census, Community Development Dept.
Housing Units Built
Tigard Community Profile - 10 - 2006 Edition
BUILT ENVIRONMENT
Housing Prices
A good indication of housi ng prices, as well as
the community’s success in meeting affordable
housing needs, is th e percentage of a
household’s monthly income spent on housing.
Table 2-6 breaks the percentages into Owner
and Renter Occupied units. It shows that close
to 30% of homeowners ar e spending less than
15% of their monthly inco me on housing. The
opposite is true for ren ters, as 30% of them
spend 35% or more of their monthly income on
housing. Outside of those figures, the
numbers are fairly consistent be tween the owners and renters.
Affordable housing
providers strive to alleviate
some of the monthly rental
costs by providing housing
and programs to lessen the
burden on low income
households. Table 2-7 lists
the providers working in
Tigard. There are currently
486 affordab le housing
units located in the
community as well as a
couple of financial
programs available to
residents.
Figure 2-4. Owner Occupied Housing Unit
Comparison
0%10%20%30%40%50%60%70%80%90%Sherwood K i ng C i t y La k e Oswego Por tland Washington Coun t y T igard T ual at i n B eaver t on
Source: 2000 U.S. Census
Table 2-7. Affordable Housing in Tigard
Washington County Housing Authority/State Housing
Division Units
Single Family & Duplex Housing32
The Colonies96
Bonita Villa96
Rent Vouchers180
State Tax Credits600
Community Partners for Affordable Housing (CPAH)
Greenburg Oaks84
Metzger Park (unincorporated Metzger)32
Village at Washington Square26
Single Family Houses1
Tualatin Valley Housing Partners (TVHP)
Hawthorne Villa119
Source: Community Development Department
% of Income
Owner
Occupied
%
Renter
Occupied
%
Less than 15%29.316.1
15 to 19%18.515.0
20 to 24%17.313.2
25 to 29%11.313.3
30 to 34%9.59.9
35% or more13.630.6
Source: 2000 U.S. Census
Table 2-6. Monthly Housing Costs as a
Percentage of Income
Tigard Community Profile - 11 - 2006 Edition
BUILT ENVIRONMENT
See http://www.tigard-o r.gov/city_hall/departments /cd/long_ran ge_planning/
for more information about affordable housing in Tigard.
The average house size and price for new
single family construction in the City of Tigard
is shown in Table 2-8. This data includes both
free standing and attached homes. House size
peaked in 1996 at 2559 square feet and then
declined and leveled off for a few years,
reaching a low of 2246 in 1998. The past three
years have seen the av erage size top 2500
square feet each year for the first time since
1996. The overall av erage for the 12 year
period is 2384 square feet.
New housing prices duri ng the same period
have more than doubled. They have steadily
increased, except for a decline in 1998 and
again last year when th e average price dropped
from $257, 952 to $245,190. The average price
for the 12 year peri od is $195,247.
Figure 2-5 displays all
residential home sales in
the area encompassing
Tigard, Tualatin,
Wilsonville, and Sherwood.
The one year period from
May 2005 to May 2006 saw
the average selling price
peak in the fa ll of 2005
($384,600)and then drop
slightly and remain steady
through the fi rst 5 months
of 2006. The average days
for a home to remain on
the market wer e lowest (33
days) as the average selling
price was highest.
Since that point, aver age days on the market have steadily
increased to a rate of 51 days in May 2006.
Table 2-8. Single-Family Construction
Year
Average
House Size
(sq ft)
Average
House Price
($)
20052502245,190
20042563257,952
20032520257,494
20022371233,409
20012214194,194
20002319183,821
19992250171,237
19982246169,967
19972417178,387
19962559176,554
19952405159,854
19942247117,064
Source: Community Development Dept.
Figure 2-5. Residential Home Sales (Tigard,
Tualatin, Wilsonville, Sherw ood)
0
50000
100000
150000
200000
250000
300000
350000
400000
450000
May-05Sep-05Jan-06May-06
Source: Market Action, RMLS
Pr
i
c
e
(
$
)
0
10
20
30
40
50
60
Nu
m
b
e
r
o
f
D
a
y
s
Avg Sale Price Avg Days on Market
Tigard Community Profile - 12 - 2006 Edition
POPULATION PROFILE
Growth Over Time
The City of Tigard has
experienced a steady
population growth since its
incorporation in 1961 (Figure
3-1). The population as of
July 2005 was 45,500
residents, which is a 2%
growth from the previous
year. Population increases
have varied from a yearly
change of less then 1% to
almost 50% (Table 3-1) since
incorporation. The large
population increase between
1999 and 2000 is the result of
the Walnut Island annexation
discussed in the Physical
Form section of the Almanac.
Tigard represents
approximately 9% of total
Washington County
population. See Appendix
Map 3-1 for population
distribution
Table 3-2 displays the average annual growth rate (AAGR) of Tigard and a
comparison to some neighbors since the year 2000. Tigard has experienced an
AAGR of
1.53%, which is
similar to
Beaverton and
slightly behind
Washington
County as a
whole.
Sherwood and
Tualatin have
experienced
greater average
growth over the
time period,
while the State,
Portland, and
Lake Oswego
have seen
smaller
population
growth rates.
YearPopulationChangeYearPopulationChange
19611084198418,4503.36%
1962180466.42%198520,2509.76%
196318442.22%198620,7652.54%
196419807.38%198723,33512.38%
1965220311.26%198825,5109.32%
1966248012.57%198927,0506.04%
1967370049.19%199029,4358.82%
1968470027.03%199130,9105.01%
1969630034.04%199231,3501.42%
197064993.16%199332,1452.54%
197168805.86%199433,7304.93%
197273006.10%199535,0213.83%
1973872019.45%199635,9252.58%
197410,07515.54%199736,6802.10%
197510,0750.00%199837,2001.42%
197611,0009.18%199938,7044.04%
197711,8507.73%200042,2609.19%
197813,0009.70%200143,0401.85%
197914,2009.23%200244,0702.39%
198014,9004.93%2003 45,130*2.41%
198115,5004.03%200444,650-1.06%
198217,70014.19%200545,5001.90%
198317,8500.85%
Sources: Portland State University Population Research Center
City of Tigard 1996 Data Resource Report
* This total is the result of a data collection error that was corrected in the 2004 count
Table 3-1. City of Tigard Historic Population
Figure 3-1. City of Tigard Population Increase
0
5000
10000
15000
20000
25000
30000
35000
40000
45000
50000
1961196519701975198019851990199520002005
Year
Nu
m
b
e
r
o
f
R
e
s
i
d
e
n
t
s
Tigard Community Profile - 13 - 2006 Edition
POPULATION PROFILE
Age Structure
The age structure of
Tigard residents
shows the greatest
percentages are in
the groups 25 to 34
and 35 to 44 years
old. This is
consistent with
Washington County,
as is the overall
population
breakdowns. When
compared with the
state, the age group
breakdowns show
Tigard residents are
slightly younger
(Figure 3-2).
The median age of a Tigard
resident in the yea r 2000 was 34.5
years (Figure 3-3). This is
slightly higher than Washington
County (33.0), but lower than the
State (36.3) and the US (35.3).
Figure 3-2. Age Structure Comparison
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
16.0%
18.0%
20.0%
Under 5
years
5 to 14
years
15 to 24
years
25 to 34
years
35 to 44
years
45 to 54
years
55 to 64
years
65 and
over
Tigard Washington County Oregon
Figure 3-3. Median Age Comparison
31.0
32.0
33.0
34.0
35.0
36.0
37.0
TigardWashington
County
OregonUS
Ye
a
r
s
Jurisdiction20002005AAGR
Sherwood12,23014,4103.57%
Tualatin23,06525,4652.08%
Washington County449,250489,7851.80%
Beaverton77,05083,1101.57%
Tigard42,26045,5001.53%
State of Oregon3,436,7503,631,4401.13%
Portland531,600555,6500.90%
Lake Oswego35,41536,0750.37%
Source: Portland State University Population Research Center
AAGR = Average Annual Growth Rate
Table 3-2. Population Growth Rate Comparison
Tigard Community Profile - 14 - 2006 Edition
POPULATION PROFILE
Race and Language Spoken
About 9% of Tigard citizens
identify themselves as having a
Hispanic or Lati no ethnicity, the
majority with a Mexican heritage
(Table 3-3). These numbers are
slightly less than Washington
County’s Hispanic or Latino
population (11.2%) and the US
total of 12.5% (Figure 3-4).
Tigard has a slightly larger Hispanic
or Latino community than Oregon
as a whole (8.0%). See Appendix
Map 3-2 for Hispanic/Latino
population distribution.
The greater part of Tigard residents
identify themselves as white
(85.4%), with As ians comprising
about 6% of the population. See
Table 3-4 for a detailed breakdown
of race within the community.
For children betwee n the ages of 5
to 17 the predominant langua ge spoken at home is Engl ish at 83.4%. The number
of Spanish speaking children is 8.4%. About 3% of children speak Chinese,
Korean, or Vietnamese at home. For th e population 18 years and older, the
percentages are similar with English at 83.3%, Spanish at 7.7% and Vietnamese
and Chinese at around 1% each. One
percent of adults speak German at
home (Table 3-5).
RacePercent
Hispanic or Latino36868.9%
Mexican28496.9%
Puerto Rican820.2%
Cuban570.1%
Other6981.7%
Not Hispanic or Latino3753791.1%
White alone3331780.8%
Source: 2000 U.S. Census
Table 3-3. Hispanic or Latino and Race
Number
Figure 3-4. Hispanic or Latino Population
0.0%
2.0%
4.0%
6.0%
8.0%
10.0%
12.0%
14.0%
Tigard Washington County Oregon United States
RacePercent
One Race97.0%
White85.4%
Black or African American1.1%
American Indian & Alaskan Indian0.6%
Asian5.6%
Native Hawaiian & Other Pacific Islander0.5%
Some Other Race3.8%
Two or More Races3.0%
Source: 2000 U.S. Census
Table 3-4. Population and Race
LanguagePercentage
5 to 17 years
English83.4%
Spanish8.4%
Chinese1.3%
Korean1.0%
Vietnamese1.0%
18 years and older
English83.8%
Spanish7.7%
Vietnamese1.1%
Chinese1.0%
German1.0%
Source: 2000 U.S. Census
Table 3-5. Language Spoken at Home
Tigard Community Profile - 15 - 2006 Edition
POPULATION PROFILE
Educational Attainment
When looking at the
educational attainment for
Tigard residents 25 and older,
91% have received a high
school diploma and 44% of
residents have completed a
college degree program (Table
3-6).
Comparing higher educational achievemen t, Figure 3-5 show s that the community
has a slightly higher percentage of re sidents earning a bach elor degree than
Washington County. Tigard is about 10% higher th an the National and Oregon
percentages for earning a bach elor degree. Around 10% of residents have received
a graduate or professional degree,
which is slightly higher than the
Oregon and National numbers, and
slightly lower than Washington
County (Figure 3-5).
Households
Within Tigard, families account
for two-thirds of households and
85% of them are ma rried couples.
33.5% of married couple families
have children unde r the age of 18.
Non-family households have
26.7% of residents living alone,
with 7.8% of them 65 years of age
or older. The average household
size in Tigard is 2.48. See Table
3-7 for more information.
CategoryNumberPercentage
Total households16,507
With children < 18 years35.4%
With individuals > 65 years17.8%
Family households10,739
Married couple52.0%
With children < 18 years33.5%
Female householder, no husband9.2%
Female householder, no husband
with children < 18 years6.3%
Non-family households5,768
Living alone26.7%
Over 65 years and living alone7.8%
Average household size2.48
Source: 2000 U.S. Census
Table 3-7. Households Facts in Tigard
Figure 3-5. Educational Attainment
Comparison (25 years and older)
0.0%
5.0%
10.0%
15.0%
20.0%
25.0%
30.0%
Bachelor DegreeGraduate or
Professional Degree
Tigard Washington County Oregon US
Education LevelPercent
Less than 9th grade3.4%
9th to 12th grade (no diploma)5.8%
High School graduate (includes equivalency)18.3%
Some college, no degree28.3%
Associate degree7.8%
Bachelor degree26.3%
Graduate or Professional degree10.2%
Source: 2000 U.S. Census
Table 3-6. Educational Attainment (25 years and older)
Tigard Community Profile - 16 - 2006 Edition
POPULATION PROFILE
Income
In 1999, median income for Tigard
households was $51,581. Households
with the householder between the ages
of 35 to 64 were higher than the
community median, while households
with the householder under 25 earned
only half of the community household
median income (Table 3-8). See
Appendix Map 3-3 for Income
distribution in the community.
Households earning $50,000 - $74,999
per year comprise the largest percentage
of income groups (2 1.7%). Households
earning $100,000 or more make up 15.7%
of the community and 8.8% earn less
than $15,000 a year (Table 3-9).
Comparing the median household
income to other jurisdictions,
Tigard residents earn slightly less
than Washington Co unty as a whole,
but $10,000 more per year than
Portland households and all Oregon
households. Tualatin, Sherwood,
and Lake Oswego have higher
community median household
incomes, while Be averton residents
earn slightly less (Table 3-10).
Poverty Level
The number of Tigard residents living in poverty increased in all categories, except
individuals 65 years and ol der, from 1990 to 2000 (Table 3-11). Female
householders, with no husband present, are the most afflicted wi th poverty. Close
to 20% are below the federal poverty level, and that increases to 25% with related
children under 18 years of ag e, and 45% with related child ren under 5 years of age.
Families with related childr en under 5 years of age sa w the greatest increase in
poverty at 227.8%.
Age of HouseholderMedian Income
Under 25 years$25,451
25 to 34 years$50,247
35 to 44 years$62,683
45 to 54 years$66,049
55 to 64 years$59,904
65 to 74 years$40,542
75 years and older$29,890
1999 Total Median Income$51,581
Source: 2000 U.S. Census
Table 3-8. Median Household Income by Age
Income RangePercentage
Less than $15,0008.8%
$15,000 to $24,99911.6%
$25,000 to $34,99911.4%
$35,000 to $49,99916.3%
$50,000 to $74,99921.7%
$75,000 to $99,99914.5%
$100,000 or more15.7%
Source: 2000 U.S. Census
Table 3-9. Household Income Breakdown
JurisdictionDollars
Lake Oswego$71,597
Sherwood$62,518
Tualatin$55,762
Washington County$52,122
Tigard$51,581
Beaverton$47,863
Portland$40,146
State of Oregon$40,916
Source: 2000 U.S. Census
Table 3-10. Household Median Income Comparison
Tigard Community Profile - 17 - 2006 Edition
POPULATION PROFILE
19891999Change
Families3.7%5.0%35.1%
with related children < 18 years old4.5%7.6%68.9%
with related children < 5 years old3.6%11.8%227.8%
Female householder, no husband present12.2%19.6%60.7%
with related children < 18 years old18.5%25.2%36.2%
with related children < 5 years old36.5%44.7%22.5%
Individuals4.8%6.6%37.5%
18 years and older4.7%6.1%29.8%
65 years and older3.6%3.6%0.0%
Source: 2000 U.S. Census
% Below Poverty Level
Category
Table 3-11. Poverty Status
Tigard Community Profile - 18 - 2006 Edition
ECONOMIC CLIMATE
Businesses in Tigard
The City of Tigard issues licen ses for businesses operating within the City limits.
As of February 2006, ther e were 3,124 businesses license d in the City with a total
of 30,616 employees. From this total, there were 420 home based businesses that
employed 640 persons.
The largest of the businesses licensed with the City can be seen in Table 4-1.
Renaissance Credit Services tops the list with 1,116 employees, with the Meier &
Frank department store second at 70 4 employees. Thes e are the only two
businesses in the City with more than 500 employees. The 20 larg est employers
are spread among a variety of business sectors, from Finance/Banking/Real Estate
to Department Stores to Manufacturers.
The top ten business secto rs within the community ar e shown by number of
employees and total number of businesses in Table 4-2. Contractor tops the list
by number of businesses (3 05), but is second in numb er of employees (2589).
Finance/Banking/Real Esta te business sector employ s the largest number of
people at 2901, with 194 busi nesses. Hair/Beauty/Nail Salon, Consulting Services,
and Janitorial/Carpet/Windows all make th e top ten in number of businesses, but
do not make the top ten in number of em ployees. Wholesaler and Computer-Sales
& Related are both in the top ten numbers of employees , but do not make the top
ten numbers of businesses.
Business Name
Number of
Employees Business Sector
1Renaissance Credit Services1116Finance/Banking/Real Estate
2Meier & Frank704Department Store
3Nordstrom461Department Store
4Oregon PERS347Government Agency
5Costco Wholesale341Wholesaler
6Providence Health System303Medical/Dental
7Ikon Office Solutions277Sales/Manufacturer's Rep
8FLIR Systems Inc.250Manufacturer
9The Cheesecake Factory250Restaurant
10Home Depot241Retail
11North Pacific Group Inc.238Wholesaler
12US BancCorp Equipment Finance Inc.234Finance/Banking/Real Estate
13Gerber Legendary Blades232Manufacturer
14Landmark Ford224Auto Sales/Service/Lease
15The Coe Manufacturing Co.221Manufacturer
16Rockwell Collins Aerospace216Manufacturer
17Sears, Roebuck & Co.206Department Store
18University of Phoenix196Service Industry
19Williams Controls Inc.189Manufacturer
20Fred Meyer186Department Store
Source: City of Tigard Finance Department
Table 4-1. Top 20 Employers in Tigard
Tigard Community Profile - 19 - 2006 Edition
ECONOMIC CLIMATE
Sales
The U.S. Economic Census, which takes pl ace every five years, provides data on
industry sales within the City of Tigard. Table 4-3 shows the industries operating
in Tigard (the industry desc ription does not align perfectl y with the City’s business
license sector data) and compares 19 97 and 2002 Economic Census data.
Wholesale Trade is generating the most m oney in Shipments, Sales & Receipts, but
the total has fallen since 19 97. Retail Trade employed the most people in both
1997 and 2002, and also ranks second in the amount of money generated. (The
business sector information fr om the City and industry description information are
not identical because of different methodologies in collectin g the data.)
Payroll
The U.S. Economic Census also collects in formation on emplo yees and payroll for
industries in Tigard . Table 4-4 shows the compar ison between 1997 and 2002.
Table 4-2. Top 10 Business Sectors in Tigard
Business Name
Number of
Businesses Business Name
Number of
Employees
1Contractor3051Finance/Banking/Real Estate2901
2Service Industry2692Contractor2589
3Retail2053Manufacturer2504
4Finance/Banking/Real Estate1944Retail2237
5Medical/Dental1245Restaurant1996
6Hair/Beauty/Nail Salon1206Department Store1873
7Consulting Services1147Service Industry1708
8Restaurant1118Wholesaler1517
9Janitorial/Carpet/Windows1009Medical/Dental1167
10Manufacturer9910Computer - Sales & Related975
Source: City of Tigard Finance Department
By Number of BusinessesBy Number of Employees
Table 4-3. Sales Over Time, by Industry in Tigard
Industry Description1997200219972002
Manufacturing110107566,387539,058
Wholesale Trade2462353,212,5402,915,377
Retail Trade3353131,429,4021,498,597
Informationn/a71n/an/a
Real Estate, Rental & Leasing110127117,485250,688
Professional, Scientific & Technical Services247298233,983n/a
Administrative, Support & Management117127196,685175,763
Educational Services161814,23414,922
Health Care & Social Assistance139154112,591235,198
Arts, Entertainment & Recreation12175,8859,092
Accommodation & Food Services13015188,39193,162
Other Services (except public admin)9112648,51399,519
Source: 2002 U.S. Economic Census
Number of Businesses
Shipments, Sales &
Receipts ($1000)
Tigard Community Profile - 20 - 2006 Edition
ECONOMIC CLIMATE
Retail Trade had the most employees for both years, as well as the highest annual
payroll in 2002. This incr ease in payroll happened with a decline of around 450
employees during the period . Administrative, Support & Technical Services and
Accommodation & Food Services both have high numbers of em ployees, but lower
annual payrolls. Wholesale Trade an d Information have lower numbers of
employees with higher annual payrolls.
Unemployment
Unemployment data is
not collected specifically
for Tigard, so
information related to
Washington County and
the Portland Metro area
is used to gauge the
unemployment rate for
the City. Figure 4-1
shows a comparison of
unemployment rates.
The Portland Metro area
and the State of Oregon
have the highest rates
over the six year time
period, with Washington
County and the U.S.
lower. Washington County has leveled out to a rate consisten t with th e overall
country in 2005, with Portland Metro and Oregon still a little higher. Rates for all
areas during the time period displayed peak ed in 2003, and are currently in a state
of decline.
Table 4-4. Payroll Over Time, by Industry in Tigard
Industry Description1997200219972002
Manufacturing3,7062,699125,496121,129
Wholesale Trade3,5152,771157,375133,661
Retail Trade7,3306,881139,695162,326
Informationn/a1,743n/a104,866
Real Estate, Rental & Leasing66793119,82831,531
Professional, Scientific & Technical Services2,528n/a108,307n/a
Administrative, Support & Management5,5273,58891,45889,744
Educational Services2701898,4936,783
Health Care & Social Assistance1,4131,70140,19461,345
Arts, Entertainment & Recreation1291931,6752,753
Accommodation & Food Services2,5412,30625,48228,280
Other Services (except public admin)6071,00615,79129,350
Source: 2002 U.S. Economic Census
Number of EmployeesAnnual Payroll ($1000)
Figure 4-1. Unemployment Rate Comparison
0.0
1.0
2.0
3.0
4.0
5.0
6.0
7.0
8.0
9.0
200020012002200320042005
Year
Un
e
m
p
l
o
y
m
e
n
t
%
Oregon United States Portland Metro Washington Co.
Tigard Community Profile - 21 - 2006 Edition
ECONOMIC CLIMATE
Travel to Work
Table 4-5 shows how Tigard residents get to work.
The majority (77%) drove alone to work in 2000, with
carpooling coming in second as a means of getting to
work. Roughly 5% of residents took public
transportation, while other travel options fell below
1%, except walking at 1.73 %. Tigard residents
working from home was 4.5%.
Figure 4-2 displays the am ount of time it takes
residents to arrive at work . The majority (70%) make
it to work in less than 30 minutes, with 20% making
it in 30 to 40 minutes. Ve ry few people (3%) travel
over an hour to get to work.
Professions
The citizens of Tiga rd are employed in a diverse set of professions. Table 4-6
displays the breakdown of professions that community reside nts worked within
during the 2000 Census. Education, Health & Social Services tops the list with
just over 15% of residents employed in the field. The manufacturing profession
was just under 15%, with R etail Trade following at 12.6%. Agriculture, Forestry,
Fishing & Huntin g, and Mining had the fewest employees living in Tigard at less
than 1%.
Mode%
Drove Alone77.24
Carpool10.42
Public Transport5.14
Motorcycle0.29
Bicycle0.42
Walk1.73
Other0.26
Work at Home4.51
Source: 2000 U.S. Census
Table 4-5. Means of Travel to
Work, Tigard Residents
Figure 4-2. Travel Time to Work, Tigard
Residents
Less than 30 minutes 30 to 40 minutes
45 to 60 minutes 60 or more minutes
Tigard Community Profile - 22 - 2006 Edition
ECONOMIC CLIMATE
Property Taxes
Table 4-7 shows property taxe s for Tigard and a few neighboring jurisdictions.
The Local Operating Levy includes the City serv ice rate and any local option
levies, while the Tota l Tax Burden includes any urban renewal le vy, voter approved
debt and regional, county and education related levi es. Tigard has a local
operating levy of 4.2883 and a total tax burden of 16.3448 per $1000 assessed
value, which is slightly higher than Tualatin’s rate, but less than Portland,
Beaverton, Lake Oswego, an d Sherwood. Tigard curr ently has no local option
levies and 0.2023 per $1000 of voter approved debt.
The breakdown of Ti gard’s property tax
rate is found in Tabl e 4-8. The largest
share is from the Tigard School District
Tax, followed by Ci ty services, County
services, and fire pr otection services.
Table 4-6. Profession of Tigard Residents
Industry%
Education, Health & Social Services15.34
Manufacturing14.92
Retail Trade12.63
Professional, Scientific, Mgmt.; Admin.; Waste Mgmt.11.98
Insurance, Real Estate, Rental & Leasing10.35
Entertainment, Recreation, Accommodation & Food Services8.21
Construction6.08
Wholesale Trade5.71
Other Services (Except Public Administration)4.34
Information3.13
Public Administration2.66
Transportation & Warehousing, Utilities3.97
Agriculture, Forestry, Fishing & Hunting, Mining0.67
Source: 2000 U.S. Census
Tax DistrictTax Rate
City of Tigard2.7154
Washington County2.8395
ESD - NW Regional0.1538
Portland Community College0.4950
Tigard School District7.8462
Tualatin Valley Fire & Rescue1.8216
Port of Portland0.0701
Regional - Metro Zoo0.2841
Regional - TriMet0.1191
Total16.3448
Source: City of Tigard Finance Department
Table 4-8. Breakdown of Tigard Tax Rate
Jurisdiction
Local Operating
Levy *
Total Tax
Burden *
Portland7.170319.8002
Beaverton6.816119.2232
Lake Oswego4.838117.3270
Sherwood4.700217.0026
Tigard4.288316.3448
Tualatin3.468916.1315
Source: City of Tigard Finance Department
* Rate per $1000 assessed valuation of property
Table 4-7. Property Tax Rate (FY 2005-06)
Tigard Community Profile - 23 - 2006 Edition
APPENDIX