Hi—I'm Brian Simmons with the Buying Southern Oregon team. If you're considering moving to Southern Oregon, this is the guide I wish everyone read before packing their boxes. I made a detailed map-driven tour that walks through every town in Jackson and Josephine counties and breaks down neighborhoods, lifestyle, commute considerations, recreation, and the real-world price ranges you can expect. Below is a written, in-depth version of that tour—with maps, street perspectives, neighborhood snapshots, and my best local tips—so you can make a smart choice when moving to Southern Oregon.

Table of Contents

• Southern Oregon Overview
• Green Springs Highway and Routes to Crater Lake
• Pioneer Road Area (Jacksonville / Medford foothills)
• Applegate Lake and Applegate Valley
• Emigrant Lake, Lost Creek, and Other Water Recreation
• Ashland: Culture, Walkability, and Higher Price Points
• Talent and Phoenix: Affordable Alternatives to Ashland
• Parks, Fields, and Community Amenities
• Medford: The Regional Hub
• Centennial, Delta Waters, and Newer Developments
• Jacksonville: Historic Charm and Upscale Living
• Central Point: Centrality and Family-Oriented Communities
• White City: Affordability and Growing Options
• Eagle Point, Shady Cove, Rogue River, and Gold Hill
• Grants Pass: The Second City with Riverfront and Development
• Applegate Valley Revisited: Wineries, Rivers, and Quiet Country Life
• How to Decide Where to Live When Moving to Southern Oregon
• Home Price Ranges & What to Expect
• Practical Tips for Moving to Southern Oregon
• Relocation Resources
• FAQs About Moving to Southern Oregon
• Final Thoughts — If You're Moving to Southern Oregon

Southern Oregon Overview

When people say "Southern Oregon," they often mean very different things. For the purposes of this guide, when I talk about moving to Southern Oregon I'm referring primarily to Jackson and Josephine counties—the corridor along Interstate 5 from Ashland up through Medford, Central Point, Jacksonville, Rogue River, Grants Pass, and points like the Applegate Valley, Eagle Point, and Shady Cove. That region is where the bulk of jobs, services, and real estate activity happens in this part of the state.

Geography matters. Southern Oregon is defined by valleys, foothills, and mountains—so whether you're after flat, usable acreage or a hilltop view will heavily influence where you look. If you're moving to Southern Oregon and want easy freeway access along I‑5, you'll likely end up in one of the cities along the corridor. If you're after wineries, rivers, or big views, the foothill and valley neighborhoods are where you'll want to focus.

Why this region?

Moving to Southern Oregon gives you the best of several worlds: a surprisingly mild climate with all four seasons, access to quality medical facilities, an active cultural scene (especially Ashland), close proximity to national forests and lakes, and reasonable costs compared to big West Coast metros. You also get solid airports, golf courses, and surprisingly diverse housing options—from downtown condos to multi-acre ranches.

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Green Springs Highway and Routes to Crater Lake

One thing to understand when moving to Southern Oregon is how the small network of highways connects the valley to the high country and the coast. Highway 140 is the main route toward Klamath Falls and the Crater Lake direction. Highway 66—the Green Springs Highway—is a more winding, single-lane-per-direction road that’s scenic but slower. Highway 62 is the route up to Crater Lake and connects toward Highway 97, which heads to Bend and beyond.

If you're moving to Southern Oregon and love mountain drives or national park weekends, know the travel times: some routes are faster but less scenic (140), others are gorgeous but slow (66). The route you choose matters seasonally if you plan to access Crater Lake or the high mountain lakes for boating and fishing.

Pioneer Road Area (Jacksonville / Medford foothills)

Pioneer Road, South Stage Road, Griffin Creek, and Carpenter Hill are names you’ll hear a lot when people talk about picturesque properties with views. This zone sits between Jacksonville and Medford—and it's one of my favorite pockets. You can find hilltop acreage with panoramic views of the valley, homes with room for horses or gardens, and neighborhoods that feel rural but are very close to downtown amenities.

Price notes: there are listings that range from mid-$500Ks for modest homes on small acreage up to over $1M for larger estates (and rarer properties that are priced higher). If you're moving to Southern Oregon for views and space without being far from Medford and Jacksonville, Pioneer Road-style properties are an excellent balance.

Applegate Lake and Applegate Valley

The Applegate Valley is often underrated—but it's a huge draw for people moving to Southern Oregon who want vineyards, pastoral scenery, and a slower pace. Applegate Lake is roughly 30–45 minutes from Medford depending where you live in the valley. It’s a great family spot—beaches, paddle boarding, and day-use areas like Harris Campground are perfect for summer outings.

The valley itself offers primarily flat-to-gentle slopes on the valley floor with mountain ridges surrounding it. You'll find wineries, olive farms, horse properties and single-family homes with acreage. If you’re moving to Southern Oregon and want agricultural land or rural charm with reasonable access to Jacksonville and Medford, Applegate should be on your list.

Emigrant Lake, Lost Creek, and Other Water Recreation

Water recreation is a major reason many folks consider moving to Southern Oregon. Lost Creek Lake, Emigrant Lake, Hyatt Lake, Lake of the Woods, and reservoirs like Galesville all offer different boating and fishing experiences. Lost Creek Lake—near Prospect and west of Medford—is the largest popular reservoir for towing sports like wakeboarding and water skiing. Emigrant Lake (closer to Ashland/Medford) is also popular for smaller boats and family outings.

Travel times: most of these lakes are within an hour of Medford. If you're moving to Southern Oregon and expect to boat frequently, Lost Creek is the go-to for wake sports; Applegate and Emigrant are great for paddling and chill days. Crater Lake is breathtaking and a can't-miss destination, but you can't boat there—it's a protected national park.

Ashland: Culture, Walkability, and Higher Price Points

Ashland is a unique town—one of the main reasons people think about moving to Southern Oregon. It’s compact, walkable, and centered on the Plaza and Lithia Park. The Oregon Shakespeare Festival gives Ashland a cultural energy you won’t find in similar-sized towns. The downtown plaza is charming with local restaurants, breweries, and coffee shops lining the streets.

Neighborhoods & prices: Ashland is one of the highest-priced markets in the region. You can find older smaller homes under $500K in certain pockets, but if you want newer construction close to the Plaza expect to pay in the $800K–$900K range for a solid 3-bedroom newer build. Homes up in the foothills—east and west hills—can push into multi-million ranges, especially for properties with sweeping mountain views or large acreage.

Perks: Mount Ashland is minutes away for skiing. Southern Oregon University contributes to a lively town with diversity, events, and a steady supply of arts and culture.

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Talent and Phoenix: Affordable Alternatives to Ashland

If you're moving to Southern Oregon but Ashland prices push you out, Talent and Phoenix are natural alternatives—closer to Ashland but with lower price points and more opportunity for acreage. Talent has reinvented itself since the 2020 Almeda Fire: much of the affected areas have been rebuilt with newer homes and updated commercial spaces. That created an opportunity to modernize parts of town and increase housing choices.

Price perspective: in Talent you can find nicer homes in the $400K–$600K range, depending on lot size and condition—often giving you more bang for your dollar compared to Ashland. Phoenix is slightly larger and similarly priced in many areas. Both towns are within a 10–15 minute drive of Ashland, making them convenient commuter options for folks who want Ashland access without paying Ashland premiums.

Parks, Fields, and Community Amenities

Southern Oregon cities invest in community facilities—turf ballfields, soccer complexes, and golf courses are common. If you have kids or enjoy active community sports, those fields and parks are a major quality-of-life win for families moving to Southern Oregon.

Medford’s Centennial and Rogue Valley Country Club offer golfers high-quality courses, and many neighborhoods ripple out from these recreational anchors. For families, parks and playgrounds in master-planned communities are big selling points, especially neighborhoods like Twin Creeks in Central Point.

Medford: The Regional Hub

Medford is the largest city in the area and acts as the economic hub. When you’re moving to Southern Oregon and want the broadest mix of jobs, schools, and services, Medford is often the most practical place to land. Medford divides into East and West, with I‑5 cutting through the city. There’s also what's commonly referred to as South Medford—a growing, up-and-coming area.

Jobs and healthcare: the Rogue Regional Medical Center and a cluster of medical specialists form a major employment center. If you’re moving to Southern Oregon and either work in healthcare or want proximity to strong medical services, neighborhoods near Barnett and the hospital offer great access.

Neighborhood breakdown:

• East Medford: Popular for views, custom homes, and proximity to Rogue Valley Country Club. Expect higher price ranges—million-dollar-plus for top hilltop properties, with mid-range pockets in the $500K–$800K range.
• South Medford: Fast-growing, many new commercial and housing projects, generally more affordable than East Medford.
• West Medford: Older districts closer to downtown; more density, smaller lots, and lower price points—often where buyers can find homes in the low $300Ks.

VIEW HOMES FOR SALE IN MEDFORD, SOUTHERN OREGON

Centennial, Delta Waters, and Newer Developments

Areas like Centennial and Delta Waters are examples of newer development pushing the housing stock forward in the Medford area. These master-planned communities offer modern single-level designs, parks, and walkability—features that appeal to retirees and families alike. If you’re moving to Southern Oregon and prioritize low-maintenance yards, single-level living, and community amenities, these areas are worth touring.

Note on Costco and airport access: the Rogue Valley Airport and the Costco near it are major logistics and shopping anchors. If proximity to regional air travel or big-box shopping matters, look at neighborhoods on the Delta Waters to airport corridor.

Jacksonville: Historic Charm and Upscale Living

Jacksonville is beloved for its historic character, seasonal festivals, and walkable California Street lined with boutiques and cafes. It’s small but draws many people who are moving to Southern Oregon for charm, holiday atmosphere, and access to festivals like the Britt Festival at the Britt Gardens—our iconic outdoor concert venue with spectacular valley views.

Neighborhoods and pricing: Jacksonville homes run the gamut—some older Victorian pockets like Nunan Square keep classic character and price stability. Newer subdivisions near Gold Terrace push into the million-dollar mark for higher-end builds. If you’re moving to Southern Oregon and want a historic small-town feel within minutes of Medford, Jacksonville is a top contender.

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Central Point: Centrality and Family-Oriented Communities

Central Point literally lives up to its name—it's centrally placed between Medford and the other valley towns. Twin Creeks is an excellent example of a planned neighborhood here: parks, playgrounds, sports fields, and walkable paths make it very family-friendly. We have our office in this area—which gives you a sense of how central and popular it is.

If you're moving to Southern Oregon with kids, Central Point offers excellent school access, a strong community-centered layout, and events at the Jackson County Expo (county fair, concerts, and more). Housing options vary from apartments to single-family homes to retirement cottages—this mix is useful for people at different life stages.

VIEW HOMES FOR SALE IN CENTRAL POINT, SOUTHERN OREGON

White City: Affordability and Growing Options

White City is one of the most affordable places in the valley—if keeping your budget lean is important when moving to Southern Oregon, White City delivers options often in the low-to-mid $300Ks. You'll find townhomes and single-family homes, and it’s an important area for workforce housing.

Caveats: like any larger affordable pocket, White City has parts that experience graffiti and higher-density issues. That said, many parts are clean, quiet, and quite family-friendly. The key is touring neighborhoods personally and asking about HOA rules, neighborhood watch, or ongoing city improvements if you’re moving to Southern Oregon and considering White City.

Eagle Point, Shady Cove, Rogue River, and Gold Hill

These smaller towns north and west of Medford have their own personalities and draw different buyer types who are moving to Southern Oregon for golf, river recreation, or small-town sameness.

• Eagle Point: Known for the golf course and golf-front homes—single-level designs are common and popular with retirees. New development has been growing here.
• Shady Cove: The river runs right through Shady Cove. Summer rafting and river recreation make it busier seasonally; the town provides essential services like hardware and groceries.
• Rogue River & Gold Hill: Both are smaller communities with a strong small-town identity. If you want to be in the middle between Grants Pass and Medford, these towns are convenient and generally more affordable.

Travel time benefits: Rogue River and Gold Hill are a good compromise for two-worker households with careers split between Grants Pass and Medford—driving time is often less from these towns than from other valley suburbs.

VIEW HOMES FOR SALE IN EAGLE POINT, SOUTHERN OREGON

Grants Pass: The Second City with Riverfront and Development

Grants Pass is the second-largest city in the region and a major draw for people moving to Southern Oregon who want river lifestyle and a balanced cost of living. Downtown G Street has restaurants, rooftop bars, and the kind of local hangouts that make it feel like a classic small city.

Neighborhoods: you’ll find everything from lower-priced homes near downtown to upscale estates in areas like Starlite or riverfront parcels that can hit multi-million-dollar figures. The Redwood Avenue corridor has seen development and is easier to get into town from flat, buildable lots.

If you’re moving to Southern Oregon and want the river lifestyle without going far from services and commerce, Grants Pass is an excellent selection with a robust mix of housing, services, and access to Highway 199 toward the coast and California redwoods.

VIEW HOMES FOR SALE IN GRANTS PASS, SOUTHERN OREGON

Applegate Valley Revisited: Wineries, Rivers, and Quiet Country Life

Before we wrap up the town-by-town tour, I want to circle back to the Applegate Valley because it’s consistently underrated. If you’re moving to Southern Oregon for vineyards, olive oil producers, and an agricultural lifestyle, Applegate is a rare gem. The valley floor is largely flat and productive; homes tend to sit on larger lots with extensive outdoor space and peace.

Access times: 15–30 minutes into Jacksonville, 20–30 minutes into Medford depending on where you are. It’s close enough for commutes, yet far enough for tranquility.

How to Decide Where to Live When Moving to Southern Oregon

Choosing the exact town when moving to Southern Oregon comes down to three questions:

1. What kind of commute and job access do you need?
2. Do you prefer a walkable downtown or a rural, private property?
3. What recreational amenities matter most—rivers, lakes, mountains, or golf?

Match your priorities to the places above. If proximity to a regional medical center or airport is critical, Medford or Central Point make sense. If you want arts and culture with high walkability, Ashland is best. If budget and acreage are priorities, Applegate Valley, Rogue River, or outskirts of Grants Pass are better fits.

Home Price Ranges & What to Expect

One of the most practical questions when moving to Southern Oregon is "How much will my money buy?" Here’s a snapshot by area, expressed as ranges you’ll commonly see in the current market (note: markets shift seasonally):

• Ashland: Entry-level under $500K exists in older, smaller homes but expect $700K–$1M for newer or well-located properties; foothills can reach multi-million.
• Talent/Phoenix: Typically mid-$400Ks to high $600Ks for newer or larger homes; acreage options are available.
• Medford: Wide ranges. West Medford often low–mid $300Ks; East Medford and higher-end hill neighborhoods can be $600K–$1M+.
• Central Point: Mixed—family-oriented master-planned communities often mid-$300Ks–$500Ks.
• Jacksonville: Historic charm means mid $500Ks–$1M+; newer subdivisions pushing $1M.
• Grants Pass: Downtown and older neighborhoods can start in the low $300Ks; riverfront and upscale neighborhoods are $1M+.
• Rogue River / Gold Hill: Often offers more value—$300Ks–$600Ks typical; rural properties vary.
• White City: More affordable options in the low $300Ks common.
• Applegate Valley & Outlying Acreage: Wide variance—expect $500Ks–$1M+ depending on acreage, improvements, and proximity to towns.

Practical Tips for Moving to Southern Oregon

• Tour multiple neighborhoods: Two neighborhoods that look similar on a map can feel very different in person—traffic, noise, and street layout matter.
• Check commute routes: Interstate 5 is the backbone, but local highways (62, 140, 199) can add significant travel time depending on your destination.
• Consider seasonal needs: If you love winter recreation (skiing at Mount Ashland) or summer lake time (Lost Creek), plan accordingly for proximity.
• Get pre-approved: Housing in our valley moves. If you’re moving to Southern Oregon from out-of-state, having a lender lined up will make offers stronger—Melissa Reading at Strategy One Home Loans is a great contact. You can reach her at 541.708.5626 or team@s1loan.com.
• Think long-term: If resale matters, proximity to medical centers, schools, and grocery/retail hubs increases demand and liquidity.

Relocation Resources

If you’re moving to Southern Oregon, I recommend compiling a short list of must-haves (commute time, schools, acreage needs, and lifestyle). Then pick two towns that meet those criteria and spend a weekend scouting them. Use local realtor knowledge to tour neighborhoods—there are micro-differences that are hard to see on a map.

FAQs About Moving to Southern Oregon

Is Southern Oregon a good place to raise a family?

Yes. Southern Oregon offers family-friendly communities with parks, good schools, and recreational options. Neighborhoods like Twin Creeks (Central Point), East Medford pockets, and parts of Central Point and Jacksonville are especially family-focused with playgrounds, sports fields, and accessible services.

How expensive is it to live in Southern Oregon compared to Portland or San Francisco?

Much more affordable than the big coastal metros. While Ashland and select hilltop or waterfront properties can be pricey, overall housing costs in Medford, Grants Pass, Rogue River, and Central Point are significantly lower than Portland, the Bay Area, or Seattle. That makes moving to Southern Oregon attractive to buyers relocating from higher-cost urban areas.

What are the best towns for commuting to work in Medford?

Central Point and Phoenix are highly convenient. East/West Medford neighborhoods near major arterials and South Medford are also practical. If your job is in Medford, you can still find reasonable commutes from Rogue River and Jacksonville.

I love river rafting and fishing—where should I live?

Grants Pass, Rogue River, Shady Cove, and Gold Beach are natural choices. Grants Pass provides strong river access and services, while Rogue River and Shady Cove put you closer to popular rafting stretches and lake access. Applegate Valley has gorgeous river pockets but is a smaller, agricultural region.

How are the schools?

The valley has a mix. Most towns have public schools; there are also private and charter options in places like Ashland. Research school ratings for specific neighborhoods—district boundaries matter. Moving to Southern Oregon with school-aged children usually means weighing neighborhood school quality against commute times and budget.

Are there job opportunities locally?

Yes—healthcare, education, tourism, and light manufacturing are major employment sectors. Rogue Regional Medical Center and the regional airport are significant employers. Many residents also work in trades, small business, or commute to neighboring towns.

Is it safe from wildfires?

Wildfires are part of life in many western states, including Southern Oregon. The 2020 Almeda Fire affected Talent and Phoenix heavily, which led to significant rebuilding. If you're moving to Southern Oregon, evaluate defensible space, building materials, and evacuation routes—especially in foothill and forest-adjacent neighborhoods.

What's the best town for retirees?

Many retirees prefer Eagle Point (golf), Jacksonville (historic charm), Central Point (master-planned communities), and parts of Medford for medical services. Single-level homes and retirement communities are plentiful in these areas.

Can I find acreage for a garden or horses?

Absolutely—Applegate, Rogue River, the Pioneer Road area, and many outskirts of Grants Pass and Medford offer horse properties and multi-acre lots. Prices vary by proximity to city centers and quality of improvements.

Do you recommend out-of-state buyers moving to Southern Oregon?

Yes—provided they spend time visiting neighborhoods first. Use a local realtor, get familiar with commute logistics, and line up a lender. I often encourage buyers to book a weekend of neighborhood tours and speak to locals to get a feel for the lifestyle when moving to Southern Oregon.

Final Thoughts — If You're Moving to Southern Oregon

Moving to Southern Oregon is a lifestyle decision as much as a real estate decision. The valley offers diverse options: artsy Ashland, practical Medford, river-focused Grants Pass, wine-country Applegate, and affordable White City. Each town has unique strengths. My biggest piece of advice: identify your three non-negotiables (commute, recreation, budget) and let those guide your search.

If you want personalized help as you consider moving to Southern Oregon—neighborhood tours, market updates, or a relocation guide—reach out. I’m happy to share local insight, walk you through neighborhoods, and set up tours based on your priorities.

Call or text me anytime at 541-954-7758 — I’d love to help you find your perfect spot in the valley!