By Lindsay Lyon, REALTOR® with Stellar Realty Northwest · Updated October 21, 2026
The short answer
Bend is a high-desert city of about 107,000 people in Central Oregon, and it is expensive. Zillow puts the typical home value at about $729,000, and recent median sale prices run roughly $595,000 to $699,000 depending on the zip code. You get four seasons, real snow and a river through town. You also get a smaller job market and wildfire smoke some summers.
| Question | Quick answer |
|---|---|
| Typical home value | About $729,000 (Zillow, Aug 2026) |
| Market right now | Balanced, with room to negotiate |
| Sales tax | None |
| State income tax | Yes, up to 9.9% |
| Snow | About 21 to 24 inches a year |
| Sunny days | About 211 mostly sunny days in 2024 (not 300) |
| Unemployment (Deschutes County) | 4.8% (July 2026) |
| Need a car? | Yes, in most of town |
Below are the questions I hear most from people thinking about moving here, with current numbers. If you want the full picture in one place, grab my free Bend relocation guide. For a shorter overview, see what to know before moving to Bend.
1. Is Bend, Oregon a good place to live?
It is, if you want outdoor access and a smaller-city feel, and you can handle the price tag.
| What people love | What surprises them |
|---|---|
| The Deschutes River, Pilot Butte, Drake Park, Shevlin Park | Housing costs well above the national average |
| Skiing, hiking and biking within minutes | Limited public transit, so you will drive |
| A walkable downtown and Old Mill area | Traffic, especially in tourist season |
| Sunshine and dry air | Cold winters and some smoky summer days |
Bend is the largest city in Central Oregon. The U.S. Census estimates the Bend metro area at 266,376 people in 2025, up about 7% since 2020.
2. How much do homes cost in Bend?
It depends on which part of town you are looking at.
| Measure | Amount | Source and date |
|---|---|---|
| Typical home value, Bend | $729,189 | Zillow, Aug 2026 |
| Typical home value, Deschutes County | $663,952 | Zillow, Aug 2026 |
| Typical home value, Oregon | $496,113 | Zillow, Aug 2026 |
| Typical home value, U.S. | $368,697 | Zillow, Aug 2026 |
| Median sold price, 97701 (6 months) | $595,000 | Resideline, Oct 5, 2026 |
| Median sold price, 97702 (6 months) | $699,000 | Resideline, Oct 5, 2026 |
Different sources use different methods, so the numbers do not match exactly. Use them as a range, not a promise. If you want the real figure for a specific street or neighborhood, ask me and I will pull the recent sales, or start with my Bend home search.
For context: my single-family listings average 25 days on market, compared with 31 days for the Bend average on sold homes in 2025–2026 (as of October 2026).
3. Is it a buyer’s market or a seller’s market in Bend right now?
Right now it leans balanced, and buyers have more room than they did a few years ago.
- Zillow shows homes selling at about 99% of list price, with a median of 33 days to go pending.
- About 58.6% of sales closed under list price, and 18.9% closed over.
- In zip 97702, Resideline counts 162 active listings and 8 pending sales. In 97701, it counts 85 active and 16 pending.
What this means for you: you can negotiate, ask for repairs and take a little time. Overpriced homes sit. Well-priced homes in good condition still move. More on this in is Bend a buyer’s or seller’s market?
4. What does it cost to live in Bend beyond the house payment?
| Item | What to know |
|---|---|
| Sales tax | None in Oregon |
| State income tax | Progressive, top rate 9.9% |
| Property tax | Oregon’s Measure 50 caps growth in assessed value at 3% a year |
| Rent | About $1,700–1,900 a month for a 2-bedroom (mid-2026, planning range) |
| Transportation | Plan on at least one car per adult |
If you are coming from California or Washington, run the numbers on income tax before you decide. No sales tax helps, but Oregon’s income tax is not small. See my full Bend cost of living breakdown.
5. What is the weather really like? Does Bend get 300 days of sun?
Not quite. The Bend Bulletin counted the sky every day in 2024 and found 211 very sunny or mostly sunny days. Add the in-between days and you get 255. That is still a lot of sun.
Snow typically comes between November and March, and December is usually the snowiest month. The year adds up to roughly 21 to 24 inches. Bend sits at about 3,600 feet, so winter nights are cold. Summer days are warm and dry, and the nights cool off.
6. What about wildfire smoke?
It is a real part of life here, so don’t skip this question.
- The Bend Bulletin noted about 12 days in 2024 when the air was visibly smoky.
- Redfin’s risk data says about 89% of Bend properties have some wildfire exposure over the next 30 years.
What I tell my buyers: get a homeowner’s insurance quote early, before you are deep into a purchase. Ask about defensible space around the lot. Good air filters and a plan for smoky weeks go a long way.
7. Which Bend neighborhood is right for me?
This is the question I get most. Start with how you want to live day to day, then match the area.
| Area | Feel |
|---|---|
| Southwest Bend | River access, parks and trails, quieter residential streets |
| NorthWest Crossing (Northwest Bend) | Truly walkable, The Grove, near Phil’s Trail, Craftsman homes |
| Awbrey Butte | Mountain views, larger lots, a variety of homes, some built into the hills |
| Downtown Bend | The heart of it all: some homes on Drake Park, many renovated, some new builds |
Where I know every street: Southwest Bend
My deepest neighborhoods are in SW Bend: River Rim (open space, Sunset Hill and river access), River Vale (newer, spacious homes on wide streets), River Canyon Estates (by Pine Ridge Elementary, parks and the river trail), Aspen Rim (community pool and Craftsman homes near the Old Mill) and Elkhorn Estates (bigger lots and river trail access).
Bend also has Northeast and Southeast areas. Compare all four quadrants on my Bend neighborhoods page or read a local’s guide to every area. I tour neighborhoods in all four quadrants on my YouTube channel.
8. Are there jobs in Bend?
There are, but it is a smaller market than Portland, and it has softened.
| Measure | Rate |
|---|---|
| Deschutes County unemployment (July 2026) | 4.8% |
| Bend metro area (June 2026) | 4.9% |
| Oregon (July 2026) | 5.2% |
Many people who move here keep a remote job or bring their work with them. If you are job hunting from out of state, line up work before you buy.
9. What are the schools like, and how do I check my boundary?
Bend is served by the Bend-La Pine School District. I spent 20 years as an educator, taught in three Bend-La Pine high schools, and my own kids attend Bend public schools. I wrote a separate Bend schools guide with the details.
Do this before you make an offer: look up the school boundary for the exact address with the district. Boundaries change, and a listing page is not a guarantee.
10. I want to see homes. What does Oregon require first?
Since January 1, 2025, Oregon requires a written buyer representation agreement when an agent represents you. Here is how it works with me:
- We talk about what you want and your budget.
- I explain the agreement and what it covers.
- If you only want to see one or two properties, I can write it for just those homes, so there is no long-term commitment.
- You sign, and we book the showings.
Open houses are different. You do not need a signed agreement just to walk through one.
Selling a home somewhere else while you buy here? See buying and selling at the same time, or my selling page.
Your step-by-step plan for moving to Bend
- Set your monthly budget, including income tax and a car.
- Talk to a lender and get pre-approved so you know your range.
- Pick two or three areas using the neighborhood table above.
- Visit once in winter and once in summer if you can.
- Get an insurance quote and ask about wildfire exposure.
- Check the school boundary for any address you like.
- Tour with an agent and sign the Oregon buyer agreement.
Want it all as a checklist? Get the free relocation guide.
Frequently asked questions
What is the population of Bend, Oregon? About 107,000 people in the city, based on 2025 estimates from Portland State University (107,079) and the Census Bureau (107,342). The metro area is about 266,000.
Is Bend, Oregon expensive? Yes. Zillow’s typical home value of about $729,000 is far above Oregon ($496,113) and the U.S. ($368,697).
Does Oregon have a state income tax? Yes. Oregon has no sales tax, but its income tax tops out at 9.9%.
How much snow does Bend get? About 21 to 24 inches a year, mostly from November to March.
Is Bend a good place for remote workers? Many people here work remotely. Check that your employer allows it and review Oregon income tax before you move.
Is Southwest Bend or Northwest Bend better? Neither is better. Southwest Bend is quieter, with river access, parks and trails. NorthWest Crossing is truly walkable, with The Grove and Phil’s Trail nearby. It comes down to how you live.
Do I need to sign an agreement to tour homes in Bend? If an agent represents you, yes. Oregon requires a written buyer representation agreement. You do not need one for an open house.
Can I buy a home in Bend if I speak Spanish? Yes. I am fully bilingual in English and Spanish. More on my About page.
Thinking about a move? Reach out through my contact page and I will walk you through the numbers for your situation.
Market numbers change often. Figures were checked in October 2026 and are for general information, not a valuation or financial advice.
Sources
- Zillow, Bend home values
- Resideline, 97701 and 97702 (Oct 5, 2026)
- Redfin, Bend housing market
- City of Bend, 2025 PSU population estimate
- KLCC, Census estimates for Oregon
- Bend Bulletin, Did Bend get 300 days of sun in 2024?
- WeatherSpark, Bend climate
- Bend Chamber, Central Oregon Economic Indicators, Aug 2026
- Oregon Real Estate Agency, Buyer Representation Agreement FAQs
