Own Luxury Homes®
Bend & Redmond Oregon — Pacific Northwest Mountain Town Buyer's Guide 2026
Bend / Redmond Oregon (opens Oregon, 20th state in OLH portfolio): Bend (Deschutes County; pop ~110,000 2025 from 52,000 in 2000; largest OR market outside Portland metro; median $700K-$731K late 2025/early 2026; flat 0-1.6% YoY; homes closing ~98% list — buyers now negotiate $10K-$20K off; ~$388/sqft; builder incentives: rate buydowns to 5.5% promotional, closing cost concessions; 2-4% expected growth 2026). OR income tax: top rate 9.9% (~$125K+ MFJ threshold) — disclosed upfront; vs WA no income tax; vs ID no income tax. Mt. Bachelor: 9,065-ft volcano 22 mi SW of Bend; 4,318 acres; 250+ inches annual snowfall; 20-25 min from Bend residential. 300+ days sunshine (dry east Cascades). Deschutes River through downtown. Coworking/remote worker community. Old Mill District walkable retail/dining. Neighborhoods/communities: NW Crossing (est. MPC mid-2000s; shops/restaurants/parks; Deschutes National Forest trail access; NW Crossing Elementary; $600K-$850K; mostly built out). Discovery West Phases 2-5 (Pahlisch Homes; active; west Bend; sustainable; $650K-$900K+). Easton Phase 3 (Pahlisch Homes; SE Bend; actively selling; spring/summer 2026 completions; $550K-$800K). Petrosa (SE Bend; mixed-use MPC; retail/pools/parks/school/green space; townhomes high $300s-low $400s; SFR high $400s-$500s; most affordable Bend new construction). River West ($700K-$1M+ luxury riverside; Old Mill adjacent; very limited new). Awbrey Butte/Glen (luxury golf $900K-$2M+; city/mountain views). Redmond OR (35,000 pop; 15 mi N of Bend on US-97; 15-20% below Bend pricing; RDM Airport direct flights Portland/Seattle/SF/Denver; value alternative).
Bend & Redmond Oregon — Pacific Northwest Mountain Town Buyer's Guide 2026
Bend: 110,000 population, 300+ days sunshine, Mt. Bachelor 20 min, Deschutes River through downtown. Median $700K–$731K, closing at 98% list — buyer opportunity. NW Crossing $600K–$850K. Discovery West + Easton Phase 3 active. Petrosa SE Bend mixed-use community. OR income tax 9.9% — disclosed upfront.
Bend's Neighborhoods and New Construction Pipeline
| Area | Character | Price Range | New Construction | Notes |
|---|---|---|---|---|
| NW Crossing (West Bend) | Est. 2000s MPC; shops/restaurants/parks/trails; NW Crossing Elementary | $600K–$850K | Limited (mostly built out) | Most desirable established MPC; Deschutes National Forest trail access |
| Discovery West (West Bend) | Pahlisch Homes; active Phases 2-5; sustainable building; contemporary | $650K–$900K+ | Active — Phases 2-5 ongoing | West Bend lifestyle adjacent to NW Crossing character |
| Easton (SE Bend) | Pahlisch Homes; Phase 3 active; diverse floor plans under construction | $550K–$800K | Active — Phase 3 spring/summer 2026 completions | SE Bend growth corridor; more affordable than west Bend |
| Petrosa (SE Bend) | Mixed-use MPC; retail + pools + parks + school + green space; townhomes | $370K–$600K+ | Active — townhomes high $300s, SFR high $400s-$500s | Most affordable Bend new construction; mixed-use lifestyle design |
| Downtown/River West | Historic; Deschutes River access; Old Mill District | $700K–$1M+ | Very limited (custom/infill) | Luxury riverside; Old Mill walkable; highest walkability score in Bend |
| Awbrey Butte / Awbrey Glen | Luxury; high elevation; city/mountain views; golf | $900K–$2M+ | Limited (custom) | Premium views; Awbrey Glen Golf Club; established luxury character |
Mt. Bachelor — The Lifestyle Anchor
Mt. Bachelor is a 9,065-foot volcano 22 miles southwest of Bend on the Cascade Lakes Scenic Byway — one of the largest ski resorts in the Pacific Northwest with 4,318 acres of terrain, 360-degree summit views, and typically 250+ inches of annual snowfall. The resort is approximately 20–25 minutes from Bend's residential neighborhoods, making it the most accessible major ski mountain of any city its size in the western US. For buyers who ski regularly (or who have children who ski), the Mt. Bachelor access proposition is the central reason Bend commands a premium over comparable-size Oregon cities.
Redmond — The Value Alternative
Redmond (approximately 35,000 population) sits 15 miles north of Bend on US-97 — consistently 15–20% less expensive than Bend for comparable homes, with Redmond Municipal Airport (RDM) providing direct flights to Portland, Seattle, San Francisco, and Denver. For buyers who want Central Oregon's outdoor lifestyle and reasonable Bend access but cannot reach Bend's median price, Redmond offers a genuine value alternative. The Redmond buyer who commutes to Bend for work or recreation accepts a 20-minute drive as the lifestyle trade-off for meaningfully lower home prices.
Remote Worker Paradise — Why Bend Works
Bend emerged as one of the most popular remote worker destinations during the 2020–2022 period, and that population has largely stayed — the lifestyle that attracted remote workers is genuine and durable. Bend has multiple coworking spaces, strong high-speed internet infrastructure for its size, an active professional community of relocated tech workers, and an outdoor recreation culture (skiing, mountain biking, river kayaking, trail running) that integrates with the workday in ways no desk-job city can replicate. For remote workers evaluating Pacific Northwest cities, Bend's proposition — 300 days of sunshine, Mt. Bachelor 20 minutes away, smaller-city character — is meaningfully different from Portland, Seattle, or Boise.
Frequently Asked Questions
Ryan Brown — Principal Broker & CEO · FL BK3626873The Portland or Seattle buyer who drives to Bend in April and discovers the sunshine, the mountain, the river, and the craft beer scene usually can't articulate why they waited. I know every Bend neighborhood's trail access, school assignment, Mt. Bachelor commute time, and which Pahlisch phase in Easton and Discovery West is selling right now. The income tax is real — I model it on day one. Call me.
"The introduction Own Luxury Homes® makes is to a specialist with documented closing history in your specific market — not the county, not the metro, the submarket you're actually selling or buying in. That's the standard we verify before your name goes anywhere."
— Ryan Brown, Principal Broker & CEO, Own Luxury Homes® (FL License BK3626873)