The 97224 zip covers the southern part of Tigard plus the city of King City and the surrounding residential and small-commercial areas. The character of 97224 is suburban: King City as an established active-adult community with its own street network and HOA-managed common areas, the Pacific Highway 99W retail corridor running through the zip, and the Tigard residential neighborhoods south of Beef Bend Road. Asphalt paving in 97224 splits between three markets: large-residential driveway work in the established subdivisions, small-to-mid commercial along 99W and Beef Bend Road, and HOA common-area parking and street work in King City.
What asphalt paving looks like in 97224
The dominant 97224 scope is residential driveway and HOA common-area work. Single-family lots in Tigard south of Beef Bend often have longer driveways than typical urban lots -- 60 to 200 feet -- and the homes are generally on flat or moderate-grade land that makes the work straightforward. King City has its own pattern: an aging street network and parking areas that the HOA manages on a multi-year overlay cycle.
The 99W commercial corridor through 97224 has the typical suburban-commercial pattern: 10,000 to 60,000 square foot lots serving retail, restaurants, professional services, and the occasional larger anchor property. Paving work here is mostly overlay or patch-and-overlay, with full tear-out-and-replace reserved for lots that have reached end-of-life.
King City HOA and common-area work
King City is an active-adult community with its own street network and HOA-managed common parking areas. The HOA manages the pavement on a cycle: typically a sealcoat refresh every two to three years, a full overlay every 15 to 20 years, and patch repair as needed in between. The work has to coordinate with the HOA's annual maintenance schedule and budget, and the timing is usually set well in advance.
Working with the King City HOA means the scope is typically defined more tightly than for individual homeowners. The HOA has its own pavement spec, its own scheduling preferences, and its own approval process. We treat King City work as a coordinated multi-property scope rather than as a series of individual lot projects.
Large-residential driveway work
The Tigard residential neighborhoods south of Beef Bend Road and the 99W retail spine have a meaningful number of larger single-family lots with longer driveways than typical urban-Portland work. These driveways are often 100 to 400 feet long with parking pads at the house, sometimes with a separate garage access drive. The work scope is typically a clean overlay on driveways that have been maintained reasonably well, or a full tear-out-and-replace on driveways that have been ignored for 25-plus years.
For driveways at the longer end of the scale, drainage design matters even on flat ground. Long flat driveways concentrate water flow over the surface during the heavy rain window, and without proper drainage the water runs into garage doors or pools at the apron. We design drainage into every long-driveway scope rather than treating it as an add-on. Read more about end-of-life pavement at our asphalt driveway tear-out cost guide.
99W commercial corridor
The Pacific Highway 99W spine through 97224 carries the bulk of the small-to-mid commercial paving work. Retail strips, restaurants, professional offices, and the auxiliary commercial that fills out the corridor all share the area. Lots are typically 10,000 to 60,000 square feet, and the paving scope is mostly overlay or combined patch-and-overlay.
99W work has one specific complication: the highway is a state route under ODOT jurisdiction. Any work that touches the public right-of-way -- driveway approaches, curb cuts, accessible-route connections to public sidewalk -- requires an ODOT Region 1 permit and coordination with state-highway engineering. We pull ODOT into the scope at quote time on any 97224 commercial work that touches the 99W right-of-way.
Cost ranges for 97224 asphalt paving
Industry Baseline Range
| Project Type | Cost Per Sq Ft | Typical Total |
|---|---|---|
| Residential driveway overlay | $2.50 to $6.50 | $4,000 to $20,000+ |
| Full tear-out and replace (residential) | $5.00 to $13.00 | $10,000 to $50,000+ |
| New driveway install on prepared site | $5.00 to $14.00 | $12,000 to $60,000+ |
| Small commercial lot overlay | $2.00 to $5.50 | $15,000 to $80,000+ |
| Small commercial lot full-depth replace | $5.00 to $12.00 | $30,000 to $300,000+ |
| HOA common-area work | $2.50 to $6.00 | varies by scope |
Current Market Reality
97224 asphalt pricing runs at or near the broader Portland metro baseline. The main variances are ODOT coordination on any 99W right-of-way work, HOA coordination on King City scope, and longer-than-average driveway scope on residential work in the Tigard south neighborhoods. Material costs have moved with petroleum binder pricing through 2025 and 2026. Labor for skilled crews has tracked the broader construction wage market. For the full pricing context see our asphalt paving cost guide.
Patch-and-overlay sequencing
Most 97224 commercial lots that need paving work are not clean-overlay candidates. The surface has been driven on for 15 to 30 years, sections have failed, water has gotten into the base, and selected areas need full-depth repair before a fresh overlay can succeed. The right sequence is: identify failed sections via a walk-through, mark them, mill out the failed pavement, correct or replace the base material, patch with hot-mix asphalt, then overlay the entire lot with 1.5 to 2 inches of new surface.
Done right, a patch-and-overlay job on a 97224 lot extends the life of the pavement by 15 to 25 years. Done wrong -- overlaying without addressing the failed sections -- the patches telegraph through the new overlay within two to three years and the work has to be redone.
Drainage on flat suburban driveways
Long flat driveways in 97224 have a drainage profile that is easy to overlook. The pavement surface is essentially level, so water spreads rather than running quickly to a low point. Without proper cross-slope (a minimum 1.5% to 2% slope across the width of the drive) and a clear drainage path at the bottom, water pools and saturates the base. Saturated base material loses load-bearing capacity, and the driveway fails from below rather than from above.
We design every 97224 driveway scope with a target cross-slope of 2%, drainage swales or trench drains where needed, and a clear discharge path. The cost adder over a "flat slab" install is small. The lifespan difference is significant.
Scheduling pave windows in 97224
Asphalt requires surface temperatures above 50 degrees F and a dry compaction window of 4 to 8 hours after laydown. In 97224 that practical season runs mid-May through mid-October. The most reliable scheduling block is mid-June through late September.
Residential driveway work typically schedules during weekday business hours when homeowners are at work. Small commercial 99W work fits in weekend or overnight blocks to minimize tenant impact. HOA work in King City coordinates with the HOA's annual maintenance schedule.
Cojo serves 97224 and the broader Washington County market from our Hood River HQ via I-84 and I-205. We handle residential driveway paving, small commercial overlay and replace, ODOT-coordinated 99W work, and HOA common-area scopes. Request a free estimate. For nearby coverage see Bull Mountain curbing and our broader sealcoating Tigard page.