Pull up two of the most-cited home value tools right now and you'll get two different answers for the same city. As of July 31, 2026, one widely used home value index put the typical Wilsonville home at $630,814, down 1.4 percent from the year before. A few weeks later, listing data from another major site put the city's August 2026 median list price at $704,000, down 1 percent from July but still nearly $75,000 higher than the first number.
Neither figure is wrong. They're measuring different things, and the gap between them is the most useful fact a buyer comparing Wilsonville neighborhoods can start with. One number estimates the value of every home in the city, whether or not it's for sale, which means it leans heavily on older, established stock that hasn't changed hands in years. The other reflects only what's actively listed right now, which in Wilsonville increasingly means new construction carrying new-construction prices. When a city has both a 500-acre neighborhood built out two decades ago and a master-planned district still pouring foundations, a single citywide average can't describe either one honestly.
That's the real story here. Wilsonville isn't one housing market wearing one zip code. It's at least three, and each one plays by different rules on price, on what an HOA fee actually covers, and on what's still being decided by the city.
Two Numbers, One City
Start with why the gap exists. Villebois and Charbonneau are largely built out. Homes there trade the way established neighborhoods always do: slowly, based on what similar homes nearby have sold for, with values that move in small increments. Frog Pond is the opposite. It's Wilsonville's active growth area, and new-construction listings there were carrying a median price near $817,000 as of this spring, well above the citywide figure in either direction.
Mix a neighborhood full of appreciating new builds into a citywide median, and that median rises even if older homes are flat or softening. Mix it into a broader value index that weights the whole housing stock rather than just what's currently listed, and the newer, pricier homes get diluted by everything else. That's why a buyer scrolling between two trusted sites can see Wilsonville described as both cooling and holding its ground in the same month. It's doing both, just in different neighborhoods.
Villebois: One Name, Several HOAs
Villebois markets itself as a single community, and in terms of design it is: a 500-acre neighborhood built in the style of a traditional European village, full of craftsman-style attached homes. But the homeowners association isn't singular. Arbor Villebois alone is governed by two separate associations, the Arbor Villebois Owners Association for the neighborhood at large and a second association just for its 94 townhomes. Legend at Villebois has its own board and its own management company. Calais at Villebois, Retherford Meadows, and the eight-unit Seville Rowhomes each run independently, some professionally managed, some run directly by the homeowners themselves.
For a buyer, that means the question "what's the HOA fee here" doesn't have one answer in Villebois. It has as many answers as there are sub-associations, and a home a few streets away can belong to an entirely different one with different dues, different reserve funds, and different rules. A high-$500s attached home here can look identical to its neighbor on paper and still come with a different HOA relationship entirely. Before writing an offer, a buyer needs to know which specific association governs that address, not just that the home sits inside Villebois.
Charbonneau: Thirteen Associations, One Golf Course
Charbonneau takes the same structure and multiplies it. The golf-course community along the Willamette River is organized under Charbonneau Country Club, but the club itself sits above thirteen separately incorporated homeowner associations, from A.L.T.A. to Charbonneau Green to Fairway Village and others, each with its own Articles of Incorporation, its own bylaws, and its own elected board. Dues vary by association based on the services each one provides, and beyond a limited architectural review authority held by the country club, each one operates with no unifying authority over the others.
That structure lines up with the price range. Charbonneau spans older cottages in the high $400s up through updated waterfront homes well over $800,000, and the HOA math shifts across that range too. Add to that the golf club itself, which is a separate cost from any HOA: the semi-private course sets its own green fees and membership rates independent of what any individual association charges. A buyer comparing two Charbonneau listings needs to price out the specific association dues for that address and, separately, decide whether golf access is worth budgeting for on top of it.
Frog Pond: The Newest Wilsonville, Still Being Written
Frog Pond is different from both, because it's still being built. The city's newest master-planned district just crossed two milestones this year. A nearly three-acre neighborhood park, funded through Metro's Local Share program and built by GT Landscape Solutions, opened to the public in late July. Next to it, Frog Pond Primary School opened its doors for the first time this fall, serving a neighborhood that didn't have its own school building until now.
What Frog Pond doesn't have yet is a settled cost structure for what comes next. The city is in the process of adopting a Frog Pond East Infrastructure Fee to pay for the sewer, water, and transportation work needed to support the next wave of homes east of what's already built. A stakeholder meeting is scheduled for October 8, 2026, and a public hearing on the fee is tentatively set for November 2, 2026. For a buyer looking at a home in Frog Pond today, that's not background noise. It's a cost still being decided that will shape what building the next phase actually takes to fund, and it's worth asking a builder or agent where a specific lot sits relative to that boundary before assuming today's price reflects tomorrow's infrastructure costs.
What This Looks Like Side by Side
| Neighborhood | What's typically for sale | Who governs the HOA | Live policy to watch |
|---|---|---|---|
| Villebois | Craftsman-style attached homes in a 500-acre planned village | Multiple separate associations (Arbor Villebois's two boards, Legend, Calais, Retherford Meadows, Seville Rowhomes) | Confirm which specific sub-association governs the address |
| Charbonneau | Golf-community homes from older cottages to updated waterfront | Thirteen independently incorporated associations under Charbonneau Country Club | Golf club membership is priced separately from any HOA |
| Frog Pond | New construction from builders including Pulte Homes | Still forming as the district builds out | Frog Pond East Infrastructure Fee, public hearing set for November 2, 2026 |
Before You Anchor to a Number
A few things worth doing before treating any single Wilsonville figure as gospel:
- Ask which neighborhood a citywide statistic is actually describing. Villebois, Charbonneau, and Frog Pond can move in different directions in the same quarter.
- Get the HOA documents for the specific sub-association tied to the address, not a general summary of "the Villebois HOA" or "the Charbonneau HOA."
- If you're looking in Frog Pond, ask whether the home sits in the built-out phase or the phase the pending infrastructure fee is meant to fund.
- Treat golf club access in Charbonneau as a separate line item from HOA dues, since the two are billed independently.
None of this makes Wilsonville harder to buy into. It makes the citywide number less useful than the neighborhood-level one, which is exactly the kind of detail that's easy to miss scrolling through listing sites and easy to miss if you're comparing this city to West Linn or Lake Oswego using one average apiece.
If you're weighing a move to Wilsonville, or trying to figure out which of its neighborhoods actually fits what you're picturing, At Home With Kayla can walk through the specific HOA, association, and pricing questions for the address you have in mind. Request a home valuation to start the conversation with real numbers instead of a citywide average.
