Umatilla County, Oregon Eviction Risk: Elevated

Umatilla County carries an average eviction-risk score of 6.1/10 (Elevated) across its 22 incorporated cities, placing it in the middle third of Oregon's 36 counties. Nineteen counties in the state score higher, and 16 score lower, so landlords here are operating in genuinely mixed territory rather than a clear safe harbor or a red-flag market. With an average rent of $1,012 per month and a rent-burden rate of 28%, a meaningful share of tenants in Umatilla County are stretching financially, which translates directly into payment-default exposure that investors should price into their underwriting.

The intra-county spread tells the more important story: scores range from 4.6 to 7.2, a 1.6-point gap that is wide enough to matter across a single acquisition decision. Choosing the right submarket inside this county can meaningfully shift your operating risk profile, so a county-level average should be treated as a starting point, not a verdict.

The cities inside Umatilla County

The city of Umatilla (population 7,508) sits at the top of the county risk table with a score of 7.2/10, the only location here that pushes into the upper range. Hermiston (population 19,546) and Pendleton (population 16,950) both score 6.7/10 and together account for the bulk of the county's rental inventory. Their scores reflect the financial pressure visible in county-wide poverty and renter-burden data, and landlords in those two markets should expect contested evictions to occur with some regularity rather than as rare exceptions.

On the lower end, Athena scores 5.7/10 and Pilot Rock scores 5.8/10, both meaningfully below the county average. Milton-Freewater (population 7,036) comes in at 6.2/10, which is notable given its size, and represents one of the more moderate-risk options among the county's larger communities. Risk here is genuinely hyper-local: two properties a few miles apart can sit in markets with scores differing by more than a full point, so city-level data is essential before committing capital.

State-level laws that apply here

Every landlord in Umatilla County operates under Oregon eviction laws's residential landlord-tenant framework, ORS § 90 (Residential Landlord and Tenant). For nonpayment of rent, Oregon eviction laws requires a 14-day notice to pay or vacate under ORS 90.394. Material non-curable violations carry only a 3-day notice (ORS 90.396), while no-cause terminations require 30 days in the first year of tenancy and 90 days for landlord-based no-fault terminations after one year (ORS 90.427). Oregon eviction laws requires just cause for most terminations, and the statewide rent cap formula is set at 7% plus CPI, with a 10% maximum. Oregon eviction laws does not preempt local rent-control ordinances, so landlords should verify whether any local rules apply in specific cities. The Oregon eviction laws eviction process, from filing to lockout, takes 30 to 60 days for uncontested cases and 60 to 150 days when contested.

On the cost side, Oregon eviction costs add up quickly. Court filing fees run $165 to $275, sheriff lockout fees add another $50 to $175, and attorney fees range from $750 to $3,500 depending on case complexity. Even an uncontested removal can clear $1,000 in out-of-pocket costs once all three components are combined. Reviewing Oregon security deposit limits and Oregon tenant protections before drafting lease terms is advisable, as both are governed by statute and carry real liability exposure if mishandled.

With a 13% poverty rate and 38.2% of households renting, Umatilla County has a substantial tenant base carrying meaningful financial vulnerability; the city-by-city risk grid above shows exactly where that exposure is highest and where it tapers off.