What Your Bend Home Could Sell For Today

Curious what your Bend home could sell for today? You are not alone. With mortgage rates, inventory, and buyer behavior shifting, it can be tough to pin down a confident price. In this guide, you’ll get a simple framework to estimate value, see what local factors move prices in Bend, and understand your next steps to list with confidence. Let’s dive in.

Bend market at a glance

Bend saw strong appreciation in 2020–2022, followed by a moderation through 2023–2024 as rates rose and inventory changed. Low resale supply has helped support prices, while higher borrowing costs have cooled some bidding wars. Cash and relocation buyers remain part of the mix.

Seasonality matters. Spring and early summer usually bring more showings and faster sales, while fall and winter often run longer days on market. For the most current snapshot, review the latest Central Oregon Association of REALTORS monthly report for Bend. Focus on median sale price, days on market, months of supply, and the sale-to-list price ratio.

Small month-to-month shifts are common. Look at 3–12 month trend lines to understand direction and set expectations.

Quick way to estimate your price

Use this five-step method to get a realistic range before you list:

1. Pull three to six sold comps. Choose the most similar homes within 0.5–1 mile, sold in the last 3–6 months. In slower periods, expand to 6–12 months.
2. Check current competition. Note three active and three pending listings that a buyer would consider instead of yours.
3. Adjust for differences. Compare size, lot type, view, garage, upgrades, condition, and unique features like river proximity or privacy. Convert to an implied price per square foot and apply it to your home.
4. Cross-check with AVMs and the tax record. Look at two automated valuation models for a ballpark range and the Deschutes County assessed value for a baseline. Expect differences for homes with unique upgrades.
5. Confirm with a local CMA. Ask a Bend agent for a Comparative Market Analysis to refine your list price and strategy.

Choose the right comps in Bend

• Prioritize your micro-neighborhood. Examples include Northwest Crossing, Old Bend, River Rim, Awbrey Butte, Broken Top, and areas around Pilot Butte.
• Consider elevation, mountain or river views, and lot topography. These can materially change value.
• If short-term rental potential is a factor, compare to similar properties where STR use is allowed. Always verify city and any HOA rules before pricing based on STR income.

What moves value in Bend

• Location and amenities. Proximity to the Old Mill District, downtown Bend, river access, trail systems, and ski access often influences buyer interest.
• Views and lot characteristics. Cascade Range views, river adjacency, larger or private lots, and sun exposure can command premiums.
• Condition and upgrades. Updated kitchens and baths, energy features, and well-executed indoor/outdoor spaces tend to resonate with Bend buyers.
• Short-term rental potential. Tourism demand can add value for some buyers, but rules and management needs matter. Confirm local regulations and HOA policies.
• Wildfire risk and insurance. Map designations and changing insurance availability can affect demand and closing conditions. Be prepared to discuss mitigation and coverage history.
• Utilities and systems. Well and septic versus municipal water and sewer can influence buyer preferences and due diligence.
• Zoning and ADUs. The ability to add an accessory dwelling unit or pursue certain improvements can attract interest, subject to city code and permitting.
• Buyer pool mix. Bend attracts a blend of local movers, remote workers, retirees, and second-home shoppers. Each group values different features.

Smart pricing strategy today

Your strategy depends on inventory and pace. When supply is tight and homes move quickly, accurate pricing or a slightly conservative list price can encourage multiple offers. In slower periods, starting high often leads to longer days on market and price reductions.

Watch the sale-to-list price ratio and days on market in current reports. Use those trends to set expectations for showings, negotiation, and timing. Pair your price with standout presentation so your home compares well against active listings.

Timeline and costs in Deschutes County

Most sales follow a predictable arc, with room for variation based on your property and the market.

• Prep and staging. Plan 1–6 weeks for repairs, cleaning, and staging, depending on scope.
• Listing to offer. This can be days in hot conditions or several weeks to months in a slower season.
• Contract to close. Expect 30–45 days for financed offers. Cash deals can close sooner.

Common seller costs include:

• Commission. Often in the 4–6% range, split between listing and buyer representation. Confirm locally.
• Closing costs and prorations. Title and escrow fees, recording, remaining property taxes, and any HOA transfer fees.
• Repairs, pre-inspection, and staging. Budget for high-impact fixes and presentation. A pre-listing inspection can help you prioritize.
• Carrying costs. Utilities, insurance, and mortgage payments until closing.

Avoid common pricing pitfalls

• Relying only on AVMs. Automated tools miss interior condition and recent upgrades. Use them as a reference, not a final price.
• Picking comps that are too far or too old. Prioritize recent, nearby sales and current competition.
• Overvaluing unique features. Distinct upgrades are great, but be realistic if the market has few comparable sales.
• Assuming STR income without verification. Always confirm whether short-term rentals are allowed and practical.
• Ignoring insurance and risk items. Be ready to address wildfire mitigation, roof age, and system condition to support buyer confidence.

Get a precise number with a local CMA

A price range is a strong start. To set a winning list price, combine a detailed CMA with professional presentation and broad exposure. With boutique, client-first service and national marketing reach, Amanda K Real Estate leverages Coldwell Banker channels, polished listing media, and targeted digital distribution to put your home in front of the right buyers.

If you want a data-backed number and a plan tailored to your neighborhood, reach out to Amanda Johnson for a complimentary CMA and selling strategy.

Ready to see what your Bend home could sell for today? Connect with Amanda Johnson for a pressure-free pricing consult.

FAQs

How do I quickly estimate my Bend home’s value?

• Pull 3–6 recent sold comps nearby, note 3 active and 3 pending listings, adjust for differences, cross-check with two AVMs and the tax record, then confirm with a local agent’s CMA.

What happens if the appraisal is lower than my contract price?

• You and the buyer can renegotiate price or terms, the buyer can bring additional cash, or the deal can be canceled per the contract. Low appraisals are more common when markets shift.

Should I price high to leave room to negotiate in Bend?

• In tighter inventory, accurate pricing can draw stronger activity. In slower periods, overpricing often leads to longer days on market and larger price cuts.

Do short-term rental options increase my home’s value in Bend?

• Possibly, but it depends on rules, demand, and management costs. Verify city and HOA policies and compare to similar STR-capable homes.

What prep delivers the best ROI before listing in Bend?

• Focus on curb appeal, paint and flooring refreshes, lighting, minor repairs, and clean, staged rooms. Kitchens, baths, and outdoor living areas often earn extra attention from buyers.