In real estate, age isn’t just a number—it’s a key factor in how buyers, sellers, and investors assess a property’s value. Some buyers are drawn to the craftsmanship of older homes, while others prioritize the low maintenance and efficiency of new construction. But how exactly does the age of a home influence its market value?
If you're thinking about buying or selling in Bend, Oregon, understanding this relationship can help you make smarter, more informed decisions. Whether you're considering a post-war bungalow near downtown or a brand-new build in a growing neighborhood, the age of the home will shape its appeal, pricing, and potential return on investment.
The Benefits of Older Homes
Older homes—particularly those built before the 1980s—often come with architectural character and established landscaping that’s hard to replicate in new developments. They tend to be located in central or historically significant neighborhoods, which can add intrinsic value.
Key advantages of older homes include:
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Solid construction with durable materials
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Unique design features like built-ins, crown molding, or hardwood floors
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Mature trees and larger lot sizes
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Proximity to downtown, schools, and long-established amenities
In Bend, many older homes are located in neighborhoods like River West or the Old Farm District, where location plays a major role in market value. These homes may sell for more per square foot than newer ones further from the city center, despite requiring some updates.
The Challenges of Older Properties
Of course, age can also present drawbacks. Systems like plumbing, electrical, and roofing may be outdated or in need of replacement. Energy efficiency is another common concern, as older homes often lack the insulation or windows needed to control utility costs.
Potential issues with older homes include:
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Deferred maintenance or hidden defects
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Outdated floor plans not suited to modern lifestyles
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Older HVAC or electrical systems that may need upgrading
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Higher renovation or repair costs
On the other hand, many buyers are willing to take on these challenges if the home offers charm, location, and long-term potential. For sellers, transparency and pre-listing inspections can help manage buyer expectations and support market value.
The Appeal of New Construction
Newer homes, especially those built in the last 10–15 years, come with modern conveniences, open layouts, and minimal maintenance. In areas of Bend like Southeast Bend or Northpointe, new construction often includes smart home features, energy-efficient systems, and the latest design trends.
Buyers are drawn to:
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Turnkey condition with no need for renovations
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Lower insurance premiums and fewer short-term repairs
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More efficient heating, cooling, and insulation
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Modern kitchens, bathrooms, and finishes
These homes typically attract families or buyers seeking peace of mind and predictability. In hot markets, new homes often command strong prices, even without the central location of older properties.
How Home Age Influences Appraisals and Buyer Perception
Appraisers take many factors into account when determining a home's value, and age is one of them. A newer home in excellent condition may appraise higher simply because it poses less risk to lenders. Meanwhile, older homes with upgrades and restorations can also appraise well if the improvements are documented and done to code.
From a buyer’s standpoint, home age often influences perception more than technical value. A 1960s home with no updates may feel less desirable than a newly built property with fresh finishes, even if both offer similar square footage and features.
Two homes on the same block can have vastly different price points based solely on age-related updates and presentation.
Renovations That Offset Age
Age alone won’t limit your home’s market value if key systems and aesthetics have been upgraded. Sellers of older homes can significantly improve buyer appeal with strategic renovations.
The most impactful upgrades include:
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Roof replacement or repair
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Updated kitchens and bathrooms
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Energy-efficient windows and doors
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New flooring or refinished hardwood
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Modern light fixtures and paint
Buyers are more willing to pay top dollar for older homes that feel current. If you’re preparing to sell, even minor cosmetic changes can close the age gap and attract stronger offers.
Investment Perspective: Where Age Meets Opportunity
From an investment standpoint, both older and newer homes have value—just in different ways.
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Older homes often offer the best deals upfront, especially if they need work. With the right upgrades, these properties can appreciate rapidly, especially in central Bend neighborhoods where land is scarce.
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Newer homes are more likely to generate immediate rental income with minimal maintenance, making them ideal for turnkey investors focused on cash flow.
Your investment strategy should guide your choice. Those focused on equity growth may prefer older homes in high-demand areas, while those seeking stability may lean toward newer builds in growing communities.
Buyer Tips Based on Home Age
If you’re shopping for a home in Bend, consider these age-specific insights:
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For older homes: Always order a comprehensive inspection and budget for repairs or upgrades. Confirm whether systems meet current safety codes.
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For newer homes: Review builder warranties and research the developer's reputation. Even new homes can have defects, so don’t skip the inspection.
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For remodeled homes: Ask for permits and documentation of major renovations to confirm quality and code compliance.
While newer might mean less stress up front, older homes can deliver greater long-term value—if you know what to look for.
Reach Out to Amanda Johnson
Deciding between an older home full of charm and a newer build with modern efficiency isn’t always easy. Amanda Johnson helps buyers and sellers in Bend evaluate all the factors—from condition and location to market trends and long-term goals.
With local expertise and a tailored approach, Amanda offers trusted advice on how home age affects pricing, investment potential, and buyer appeal. Whether you're listing a historic bungalow or exploring new construction communities, Amanda will help you position your property for success.
Reach out to
Amanda Johnson today to navigate Bend’s evolving real estate market with confidence and clarity.
