People ask us what a house costs on the Oregon coast. It is a fair question, and there is no single answer to it. Prices here depend far more on which town you are looking at than on anything else. The middle-priced home in the most expensive town on our list is about $338,000 above the middle-priced home in the cheapest one. Someone shopping in Toledo and someone shopping in Gleneden Beach are really in two different markets. They just happen to share a county.
So we have put all eleven towns side by side below, with the same handful of numbers for each one. Everything here comes from listings that were on the market on August 14, 2026.
Why one countywide price will not help you much
If you search for Lincoln County home prices, you will get a single figure for the whole county. That figure is not much use to anybody.
An average only works when the thing being averaged is roughly one market. Lincoln County is not one market. It is a river mill town, a bay town, several stretches of ocean bluff, a busy tourist strip and a lot of forest, spread over about sixty miles of highway. Average all of that together and you get a number that describes no actual place. It is well above what Toledo really costs and well below what Yachats really costs. Quote it to a buyer in either town and you have pointed them in the wrong direction.
What is useful is comparing one town against another. That is what the table does.
Lincoln County towns compared, August 2026
The towns are listed cheapest to most expensive. Two of the columns need a word of explanation.
Median is the middle listing. Line every home for sale in a town up by price, and the median is the one in the middle. Half cost more, half cost less. We use it instead of an average for a simple reason. One very expensive property can drag an average a long way off. There are a few of those on this coast.
Price per square foot is the asking price divided by the floor area of the house. It is the fairest way to compare towns, because it strips out size. A big house in a cheap town and a small house in a pricey one can carry the same asking price, and this column shows you which is which.
| Town | Median | $/sq ft | Homes | Lots |
|---|---|---|---|---|
| Toledo | $457,450 | $238 | 38 | 6 |
| Siletz | $499,500 | $289 | 16 | 2 |
| Waldport | $499,900 | $292 | 95 | 46 |
| Otis | $517,500 | $317 | 32 | 13 |
| Lincoln City | $540,500 | $370 | 218 | 49 |
| Newport | $545,000 | $340 | 133 | 75 |
| Depoe Bay | $549,000 | $351 | 87 | 30 |
| Seal Rock | $575,000 | $335 | 19 | 16 |
| South Beach | $639,000 | $370 | 26 | 10 |
| Yachats | $714,500 | $370 | 40 | 29 |
| Gleneden Beach | $795,000 | $367 | 29 | 21 |
Source: Advantage Real Estate analysis of Lincoln County MLS listings, August 14, 2026.
A little about each town
- Toledo. Toledo sits seven miles inland from Newport, on the Yaquina River. It is a working town with a mill rather than a beach town, and that is the main reason homes cost less here. You are not paying for the ocean. You are about fifteen minutes from it.
- Siletz. Siletz is the furthest inland of the eleven, in a river valley east of the coast. It is also the smallest market on this list, with only sixteen homes for sale. That is worth knowing before you set your heart on it, because in a given month there may be very little to look at.
- Waldport. Waldport sits where the Alsea River meets the ocean, so you can buy on the bay or near the beach. It has the second largest supply of empty lots in the county after Newport, which matters if you are thinking about building rather than buying.
- Otis. Otis is inland from Lincoln City, along the Salmon River in the north end of the county. It is a small rural community rather than a town with a center, and most of what sells there is houses on acreage.
- Lincoln City. Lincoln City is the biggest housing market in the county, with more than twice as many homes for sale as anywhere else on this list. It is also the most tourist-driven, so a good share of what you see for sale has been used as a vacation rental.
- Newport. Newport is the county seat, which is a way of saying it has the most of everything: hospital, schools, shopping, the airport, county offices. It has the widest mix of neighborhoods too, from small older cottages to bluff-top homes with an ocean view.
- Depoe Bay. Depoe Bay is built around a very small harbor and is known for whale watching. A lot of its oceanfront housing is condominiums rather than standalone houses. So if you want a single-family home right on the water, there is less to choose from than the listing count makes it look.
- Seal Rock. Seal Rock is unincorporated. That means it has no city government of its own, so Lincoln County handles the permits, the planning rules and the policing, and there is no city hall to call. Water comes from a local district or a private well depending on where you are. It is a quiet stretch of homes between Newport and Waldport, with no real town center.
- South Beach. South Beach is just south of the Yaquina Bay Bridge from Newport. Much of it was built more recently than Newport itself, which is a large part of why it costs more. It also has the marina and Oregon State University's marine science campus.
- Yachats. Yachats is at the south end of the county, where the coastline turns rocky and dramatic. It draws a lot of retirees and second-home buyers, many from out of state, and the homes for sale there tend to be larger than the county norm.
- Gleneden Beach. Gleneden Beach is the most expensive place on this list. It includes Salishan, a gated golf and resort community, and the homes for sale there are the largest in the county by floor area.
What the numbers tell you
Toledo is the cheapest place to buy, and it is not a close call
Toledo works out at $238 per square foot. The next cheapest town, Siletz, is $289. Every town actually on the coast is above $290, and most are above $330.
That gap is what the ocean costs. Toledo is a fifteen minute drive from the beach rather than on it, and you save roughly a quarter on every square foot of house for making that drive. For some buyers that is the whole decision.
Waldport is the cheapest way to get on the water
Waldport has both ocean and bay, and it runs $292 per square foot. That is the lowest of any coastal town in the county. Only Toledo and Siletz come in cheaper, and neither of those is on the water.
In plain terms, the middle home in Waldport is listed at $499,900. The middle home in Newport is $545,000, and in Gleneden Beach it is $795,000. Buyers who want to be near the beach and cannot make Newport work very often end up in Waldport. It also has 46 empty lots for sale, more than anywhere except Newport, so it is a practical choice if you would rather build than buy.
South Beach costs more than Newport, which surprises people
South Beach is a four minute drive from Newport, straight over the Yaquina Bay Bridge. On a map it looks like a suburb of it. But the middle home in South Beach is listed at $639,000 against Newport's $545,000, and it runs $370 per square foot against Newport's $340.
The reason is the age of the houses, not the address being fancier. South Beach was largely built more recently, so more of what is for sale there is newer. Newport has everything from 1920s cottages upward, and all that older, cheaper housing pulls its middle figure down. Two places a few minutes apart, and the numbers run in opposite directions.
Lincoln City has the most houses, Newport has the most of everything else
Lincoln City has 218 homes for sale. That is 85 more than Newport and well over twice Waldport. If you simply want the biggest choice of houses, that is where it is.
Newport's strength is variety rather than volume. It has 75 empty lots and 30 commercial properties for sale, both the most in the county, against Lincoln City's 49 and 14. So the two towns suit different people. If you want a house, Lincoln City gives you more to look at. If you want land to build on, or a shop or an office, Newport does.
This is worth saying out loud, because it is easy to get backwards. Add up every listing of every kind and Newport looks like the largest market in the county. For someone looking for a house to live in, it is not.
Yachats and Gleneden Beach are playing a different game
These two sit at $714,500 and $795,000. Gleneden Beach is about 1.7 times Toledo. They also have the biggest houses in the county, with middle floor areas around 1,900 and 2,100 square feet against roughly 1,600 most other places.
Neither is really competing with the rest of the county for the same buyer. Both draw retirees and second-home buyers, a lot of them from out of state, and what gets built and sold there is aimed at exactly that.
If you are buying
Look at the price per square foot column first, ahead of the median. The median only tells you what happens to be for sale this month, and that turns over. Price per square foot gets closer to what housing really costs in a town, and it holds steadier month to month. If your budget is set, that column tells you how much house you actually get in each place.
Then look at how many homes are listed. Siletz has sixteen. Seal Rock has nineteen. When a town has that few, the right house for you may simply not be for sale right now. Waiting a few months is a reasonable plan, not a failure. Lincoln City, Newport and Waldport all have enough on the market that you can afford to be picky today.
If you are selling
The homes you are competing with are the ones in your town, not the ones across the county. Price a house in Toledo off a countywide figure and you will ask too much. Do the same in Yachats and you will leave money on the table.
How many homes are listed matters too. Yachats has forty for sale and Gleneden Beach has twenty-nine. When the pool is that small, one sensibly priced house can shift the whole town's numbers. Lincoln City has 218 homes competing, so there the asking price has to be sharper.
A table like this gives you the background. It does not give you your price. Two houses on the same street can be worth quite different amounts. Condition, the view, how exposed the place is to the weather, the lot, the age of the house and what has sold nearby lately all move the figure. Working all that out is what a comparative market analysis is, usually shortened to CMA.
That part is our job, not yours. We do the CMA, we recommend what your home should be listed at, and we show you the sales that number is based on. The decision stays yours, but you are making it with real figures in front of you instead of guessing from a countywide average. If you would like that for your property, ask us for a CMA.
How we put this together
On August 14, 2026 we pulled every listing from our community-specific MLS pages, 1,147 in all. We sorted them by the city shown on each listing address. We kept the eleven towns that had at least fifteen listings, then worked out the middle price from the homes in each one.
The price per square foot figures use only homes that report a floor area above 200 square feet. That drops the handful where the field was left blank. Empty lots and commercial properties are counted in the table but left out of the home prices, since they are a different thing entirely. Everything here is a home that was on the market that day, including a few where a sale had been agreed but had not closed yet.
Two things about the edges of the data. Places with fewer than fifteen listings are left out, including Tidewater, Logsden, Eddyville, Neotsu and Lincoln Beach. A middle price worked out from four houses is not really information. And Depoe Bay has a $15,000 listing in it that looks like either a share in a property or a typing error. We have left it alone because it makes no difference to the middle figure.
Common questions about Lincoln County home prices
What is the cheapest town to buy a house in Lincoln County, Oregon?
Toledo. The middle home there is listed at $457,450, which works out at $238 per square foot as of August 2026. It is inland, about seven miles east of Newport on the Yaquina River. Siletz is next at $499,500.
What is the most expensive town in Lincoln County?
Gleneden Beach, where the middle home is listed at $795,000. Yachats is next at $714,500. Those two also have the largest houses in the county.
Is it cheaper to buy in Newport or South Beach?
Newport, and by a fair margin. The middle home in Newport is $545,000 against $639,000 in South Beach, and Newport is $340 per square foot against $370. South Beach has newer houses, which is what pushes its numbers up.
Which town has the most homes for sale?
Lincoln City, with 218 homes listed in August 2026. Newport is next with 133, then Waldport with 95. Siletz has the fewest at sixteen.
Where should I look if I want to be near the ocean but keep the cost down?
Waldport is usually the answer. It has both ocean and bay access at $292 per square foot, the lowest of any coastal town in the county. It also has 46 empty lots for sale if you would rather build. The only cheaper places, Toledo and Siletz, are both inland.
What does it mean that Seal Rock is unincorporated?
It means Seal Rock is not a city and has no city government. Lincoln County handles planning, building permits and policing there, and there is no city hall or city council of its own. Practically speaking, it affects who you deal with for permits, and water may come from a local district or a private well rather than a city supply.
How often do these numbers change?
Enough that a figure from six months ago will mislead you. In the smaller towns, where under twenty homes are for sale, a few sales can move the middle price noticeably. Always check the date on any Lincoln County price figure before you lean on it.
The Advantage Real Estate team works every town in this comparison, from Lincoln City and Depoe Bay in the north to Waldport and Yachats in the south, and inland to Toledo and Siletz.
Meet a few of our Lincoln County brokers:
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