Smart Buyer Moves: How to Navigate Bend’s Housing Market

The Bend, Oregon real estate market is offering something we haven’t seen in years, a window of opportunity for strategic buyers. With mortgage rates expected to ease, prices holding steady, and sellers showing more flexibility, those who understand the data (and act on it) could make their best move yet.

1. Don’t Be Distracted by the Median Price

Yes, the median home price in Bend dipped between 3% and 7% in October, depending on property type. But here’s the truth: these fluctuations are more about low sales volume and shifts in high-end or entry-level activity than actual value changes.

When you zoom out, Bend’s prices have remained virtually flat for more than three years, signaling a healthy, balanced market. That means buyers can focus less on “waiting for a crash” and more on finding the right home and value.

Tip: Look at long-term trends, not headlines. Partner with a local expert who can interpret the data behind the numbers.

2. Take Advantage of Rising Inventory

September brought 216 new listings, a small decline from August, but far less than typical for this time of year. That’s a sign more sellers are coming to market later in the season, giving buyers more options than usual heading into fall.

Tip: More listings = more leverage. If a home has been on the market for over 30 days (the current Bend average is 36), sellers are often open to creative terms, think closing cost credits, price adjustments, or flexible move-in dates.

3. Negotiate with Confidence

The average home in Bend sold for 98% of its final list price in September, with an overall discount of around 6.5% from the original asking price. That’s a meaningful shift from the ultra-competitive markets of recent years.

Tip: Work with your agent to identify homes that have already had one or two price drops. Sellers are often more motivated and open to fair negotiations when their property has been on the market for a while.

4. Watch the Fed: It’s About to Get Interesting

All eyes are on the Federal Reserve’s next meeting in four weeks, where a rate cut is becoming increasingly likely. Historically, 30-year mortgage rates move in sync with the 10-year Treasury yield, which has already started to ease.

If the Fed cuts rates, borrowing costs could drop further, increasing affordability and sparking a stronger market through late fall and early 2026.

Tip: Get pre-approved now, not later. When rates fall, competition rises fast. Lock in your rate early or ask your lender about float-down options.

5. Focus on What You Can Control

Buyers can’t control rates or market timing, but you can control preparation, strategy, and mindset.

• Here’s what we recommend:
• Get clear on your budget. Even a small rate change can shift your buying power significantly.
• Understand true value. Many homes are still priced based on last year’s market, don’t be afraid to negotiate.
• Act decisively when the right property appears. Balance patience with readiness.

In Summary: Opportunity is Quietly Returning

While national headlines talk of uncertainty, Bend’s housing market is quietly setting the stage for opportunity. Stable prices, growing inventory, and the potential for lower mortgage rates are giving buyers room to move with confidence.