Wondering what your Bend home would actually sell for in today’s market? When you are 3 to 6 months from listing, you need a number you can trust, not a guess. This guide shows you how a data-backed price opinion comes together, what an on-site visit adds, and how to position your home for a strong result in Bend and greater Deschutes County. Let’s dive in.
What drives Bend home values
Bend’s market is shaped by both local and in-migration buyers. Many are drawn by outdoor access, a vibrant downtown, and the Central Oregon lifestyle. Seasonal and second-home demand also plays a role, especially near resort and trail amenities.
Supply patterns matter. Inventory, new construction, and the spring-to-early-summer listing season influence pricing and days on market. Mortgage rates and local employment trends shape buyer budgets, so your timing and strategy should reflect current momentum.
Location premiums are real at the micro level. Proximity to Mt. Bachelor access, the Old Mill District, Mirror Pond, trails, and river access often commands higher prices. Micro-markets like Northwest Crossing, Tetherow, and Juniper Ridge behave differently, so comparisons must be neighborhood-specific.
Regulations and risk influence value. Short-term rental rules, wildfire exposure, flood zones, and insurance availability can affect both demand and financing. Documented upgrades, energy improvements, and permitted additions can strengthen value and buyer confidence.
Our Bend CMA, step by step
A Comparative Market Analysis (CMA) should be repeatable and transparent. Here is how a data-backed opinion comes together for Bend homes.
Define the market
- Product type: Compare like with like (single-family to single-family, condos to condos). Homes on acreage and urban small-lot properties are separate pools.
- Geography: Use realistic buyer search areas. In-town is often a 0.5 to 2 mile radius. Unique properties may require a wider lens.
- Time window: Start with closed sales from the last 90 days to 6 months. In faster shifts, weigh the most recent 30 to 90 days more heavily.
- Price band: Keep comps within a similar range. Buyer behavior changes across tiers, especially above $800,000.
Collect the data
- MLS records for closed, pending, and active listings.
- Deschutes County Assessor and Recorder data for lot details and transfer history.
- City or County permits to verify improvements.
- Seller documents: receipts for upgrades, appliance lists, surveys, HOA rules, and rental history if applicable.
- Public risk maps for flood and wildfire to understand exposure.
Select and weight comps
- Core set: 3 to 7 recent closed sales that closely match bed/bath count, square footage, lot size, condition, age, garage, views, and special features like ADUs or river access.
- Context set: 2 to 4 pendings and actives to see current demand and competition, plus withdrawn/expired listings as caution signals.
- Weighting: Closed sales carry the most weight. Pendings are strong indicators of where prices are landing now. Actives show competition and time on market.
Adjustments that matter
- Size and layout: Price per square foot is a starting point, then adjust for usable living area and floor plan.
- Beds and baths: Functional counts matter, including ensuites and half baths.
- Condition and finishes: Newer roofs, systems, remodeled kitchens and baths, and quality materials can support higher pricing.
- Lot and outdoor living: Usable acreage, landscaping, mountain or river views, and outdoor amenities affect premiums.
- Legal and accessory features: Permitted ADUs, rental history, and any easements or restrictions factor into buyer demand.
- Market trend: If prices are rising or softening, trend-adjust comps to reflect the last 30 to 90 days.
Present the price opinion
You should receive a clear price range with rationale:
- Minimum, target, and stretch prices aligned to your goals.
- Sensitivity scenarios: price to spark multiple offers, price for balanced traffic, or price for a faster sale.
- Estimated days on market and expected sale range under each scenario.
- Documented assumptions and data cut-off dates.
On-site review that sharpens value
Public data never tells the full story. An on-site visit captures condition, quality, and livability details that directly impact your price.
What we look at
- Exterior: Roof, siding, windows, foundation visibility, drainage, driveway, garage, and overall curb appeal.
- Interior: Layout flow, natural light, finish quality, evidence of moisture, odors, or deferred maintenance, and functional systems like HVAC and water heater.
- Systems and utilities: Age and capacity of mechanicals, electrical panel type, septic or sewer, and fuel type.
- Safety and hazards: Working smoke/CO devices, possible lead or asbestos indicators in older homes, and any signs tied to natural hazards.
- Measurements and photos: Floor plan sketch and verified living area for accurate adjustments.
- Neighborhood context: Street condition, parking, nearby amenities, and practical walkability to shops, parks, and schools.
What often changes the number
- Unpermitted work or missing permits that reduce the buyer pool.
- Water intrusion, foundation concerns, or major deferred items that prompt price adjustments or pre-listing repairs.
- High-quality but undocumented upgrades that, once verified, can support a higher opinion.
- Short-term rental configurations that widen investor interest, subject to local rules.
What to have ready
- Recent property tax bill, deeds, surveys, and any title reports.
- Receipts and warranties for major upgrades, permits, and HOA documents.
- Utility bills for energy benchmarking and septic maintenance records where applicable.
- Prior appraisals or inspections and rental history if relevant.
Positioning to list in 3 to 6 months
A strong launch comes from purposeful prep. Most sellers benefit from 6 to 12 weeks of work before photos and go-live.
Timing and prep
- Three-month window: Prioritize essential repairs and curb appeal. Tackle safety and operational items first.
- Six-month window: Consider targeted refreshes that show well in Bend, like light kitchen or bath updates and energy improvements.
- Seasonality: Spring often brings more showings. Well-priced, well-marketed homes still sell off-season, especially with strong photography and distribution.
Pricing strategy options
- Market-competitive pricing: List at estimated market value for balanced traffic and fewer surprises.
- Aggressive pricing: List slightly below market to spark higher activity and potential multiple offers.
- Premium pricing: Use when your home has rare features or a prime micro-location. Expect longer days on market.
- Step pricing: Pre-plan adjustments with dates to test and respond to buyer feedback.
Tactical marketing and offers
- Pre-listing inspection and thorough disclosures to reduce escrow friction.
- Professional photography, floor plans, and 3D tours to reach out-of-area and relocation buyers.
- Targeted marketing that aligns with your likely buyer pool, including second-home and investor segments where appropriate.
- Offer approach: Decide on an offer deadline or rolling review. Consider credits, flexible closings, or rate buydowns as part of your strategy.
Repairs vs credits
Most repair requests focus on safety, structure, or mechanical systems. For cosmetic items, many sellers choose credits instead of work before closing. In several Bend micro-markets, buyer expectations for turn-key condition are higher, so weigh time and cost against pricing at launch.
Local checks that protect your sale
- Insurance and hazards: Understand wildfire exposure and flood zones. Insurance availability and cost can affect buyer financing.
- Permits and zoning: Verify permits for past work. If short-term rentals are relevant, confirm local rules and any HOA restrictions.
- Property taxes: Know the difference between assessed and market value and review transfer history.
- Title, easements, and CCRs: Identify anything that limits use or access early to avoid surprises.
What you receive in our consultation
Our Premium Market Consultation is a practical, decision-ready package designed for Bend sellers.
- Executive summary with recommended list price range and target price.
- Top 5 to 7 comps with photos, closing prices, and clear adjustments.
- Market snapshot showing inventory, days on market, and price trend lines.
- On-site notes with a prioritized repair and upgrade list, estimated costs, and ROI guidance.
- Suggested marketing and launch plan with timelines for both 3-month and 6-month paths.
- Estimated seller net proceeds scenarios labeled clearly as estimates.
- A documentation checklist so you can prepare with confidence.
Ready for a precise number?
If you are planning to sell in the next 3 to 6 months, a data-backed price opinion and a clear plan can make all the difference. Request a Premium Market Consultation with The Agency Bend to get your number, your timeline, and your path to market.
FAQs
How accurate is a CMA compared to an appraisal?
- A CMA is a broker price opinion built from local comps and an on-site review, while an appraisal is a lender-ordered third-party valuation; both use similar inputs but different rules and purposes.
What timeframe of comps will you use for my Bend home?
- We focus on the most relevant 90-day to 6-month sales, weighing the last 30 to 90 days more heavily if the market is moving quickly.
Should I do repairs before listing my house in Bend?
- Address safety and operational items first, then weigh cosmetic updates by cost, timeline, and likely return; credits can be a smart alternative for non-critical items.
How will you price if the market is rising or falling?
- We trend-adjust comps based on recent movement and incorporate pending and active data to position your list price competitively.
What documents should I bring to the valuation consultation?
- Bring permit records, upgrade receipts and warranties, tax bills, surveys, HOA documents, utility bills, and any prior appraisals or inspections.
Can you estimate my net proceeds from the sale?
- Yes, we provide estimated net sheets based on typical costs and your payoff details; final proceeds depend on your exact closing terms and statements.
