MARKET UPDATE • BEND

Pictured Above: Mt. Bachelor in Bend, Oregon

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“Before you make up your mind about buying or selling in Bend, let’s make sure we’ve looked at all the facts. Here is a look at whats happening in the Bend Real Estate market right now, November 12th, 2025.”

— Justin Scott • REALTOR® • Varsity Real Estate

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The Waiting Game:
Everyone's asking the same question right now - should I wait or should I move? Bend's market is whispering contradictory messages: opportunity for some, caution for others. Local broker Justin Scott cuts through the noise to reveal what's really happening in Central Oregon and why your next move matters more than your timing.

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Selling Your Home in This Market

FACTS FOR SELLERS ✅ You've still got a slight edge in Bend, but with 122 days on market and half your competition dropping prices, nail your pricing strategy from day one or risk joining the discount crowd in a sea of 711 listings.

BRUTALLY HONEST FOR SELLERS ‼️ You're entering a crowded arena where half your competition has already blinked and dropped prices. Unless you need to sell now, why compete in November and December’s buyer markets, when spring historically brings hungrier buyers and perhaps thinner inventory? Time is your friend here.

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Buying a Home in This Market

FACTS FOR BUYERS ✅ Bend's buyer-friendly buffet: 711 homes to choose from, half already price-dropped, and sellers sitting for 122 days, strong negotiating, a $600k-$900k+ budget, and competition still lurks on well-priced homes.

BRUTALLY HONEST FOR BUYERS ‼️ 711 homes, 122 days on market, 52% already discounted ➡️ this market is begging you to wait. Let sellers sweat through winter while you watch prices drop and desperation rise. Your dream home will still be there in March, likely at a lower price.

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JUSTIN + REALTOR® IN BEND

“The good news is that I'm ready to help.  Let's talk if you, or someone you know, is planning to make a move this Winter or Spring. Chairlift conversations packed with powder laps are preferred.”

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Why Your Next Move Matters More Than Your Timing

The truth most agents won't tell you: perfect timing is a myth we chase while opportunities slip away.

Whether you're buying or selling in Bend right now, the how will always outweigh the when.

Buyers who wait for rock-bottom deals or rates often miss the home they have their eye on. Sellers who wait for peak market conditions often end up competing with a dozen other spring listings in their neighborhood, all fighting for the same buyer pool.

Your next move matters because it's built on strategy, not speculation. It's about pricing right from day one, negotiating with confidence, understanding inspection issues before they derail deals, and knowing which properties will hold value in Central Oregon's market. It's about having someone in your corner who lives here, works hard, and knows the local housing market.

The market will do what it does.

Your move, STRATEGIC, INFORMED, and ALIGNED with your life, is what changes everything.

Ready to make your move?

Let's talk strategy, not timing.

Call or text me (541) 797-9939

Justin Scott

REALTOR® in Bend, Oregon

Varsity Real Estate

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I still have a handful of discounted Mt. Bachelor lift tickets available for you. If you’d like one shoot me a text or give me a call ❄️ ⛷️

Mt. Bachelor Conditions Report - click here

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Do you know someone who is thinking about buying or selling in Central Oregon?

I’d love an introduction. My business is built on referrals, friendships, and word of mouth. Thank you for telling them about me. As always, if you’d like to hit the mountain for some powder laps, or the indoor range for a practice session, give me a call and we’ll make it happen!

❤️

Justin Scott

(541) 797 - 9939

Justin@varsityoregon.com

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Pictured Below: Left image: My right foot Airmax 90 raised I head back to the clubhouse after a productive range session. If you’re looking for a nice range session playlist, check out my friend Jain’s Range Sessions Spotify Playlist - click here or click the middle image below. Far right: Tetherow Owl located just off Kidd Corner.

INDUSTRIAL DESIGN • BEND

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“I wanted to be in a quiet mountain town with a creative pulse.”

— Adam Kingman

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Change of Scenery:
Trading SEATTLE for CENTRAL OREGON, Industrial Designer Adam Kingman has settled into his new home studio, EXPANDING his CREATIVE PRACTICE within one of BEND’S most desirable RESORT COMMUNITIES, Tetherow.

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How I met Adam.

Last year, a few short weeks after I activated my real estate license with Varsity Real Estate, I got a message from my friend Brian in Seattle. He let me know he had a friend interested in moving to Bend. His friend had looked at a few houses online, and rather than being assigned by one of the big-box data scrapers (Zillow, Redfin, etc.), Brian thought Adam would like to see houses with me, so he connected us via text message, and that’s how I met Adam. Through a friend.

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How things went after our introduction:

On the Monday before Christmas, we looked at three houses, wrote an offer on the one Adam knew he wanted. With some strong negotiating and favorable terms, we were under contract by New Year’s Eve. With help from Tyler Blackwell at Movement Mortgage, we were able to close thirty days later, and my first deal was quietly tucked away into the smooth sailing file. The best part of the whole thing…Adam. I love creative, interesting people with a point of view. This is why my client and I became close friends… and also the golf. I love golf. So that helps. When I meet someone who’s creative, interesting, has a point of view, and shares my love for golf, odds are we’re gonna get along.

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ADAM + INDUSTRIAL DESIGN

“I’ve always been fascinated by our relationship to objects and spaces.”

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8 QUESTIONS: WITH MY FRIEND ADAM

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001: What is one thing you absolutely love about your new home?

I can see the stars while I fall asleep.

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002: What was the inspiration for your move to Bend?

Wanted to be in a quiet mountain town with a creative pulse.

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003: What do you love about living in Tetherow?

Right on the edge of the woods, exposure to sunlight, proximity to skiing.

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004: You are a talented industrial designer. For those who aren’t familiar with industrial design, what is industrial design?

The design of objects and how we interact with them.

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005: Tell me about your path into industrial design?

I’ve always been fascinated by our relationship to objects and spaces.

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006: Is there a project you’re most proud of?

The things I made on NBC’s Making It are very dear to me.

Click here to see the things Adam made on NBC’s Making It

Follow Adam’s Work: Adam Kingman’s Website • Instagram Profile • YouTube Channel

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007: What is a book you’ve read that you highly recommend? Why?

Jeff Tweedy’s How to Write One Song. This was a good nudge to just take a step each day in the direction you want to go.

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008: What is your golf handicap? Favorite course in Oregon?

I don’t even know yet!

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Do you know someone who is thinking about buying or selling in Central Oregon?

I’d love an introduction. My business is built on referrals, friendships, and word of mouth. Thank you for telling them about me. As always, if you’d like to hit the range for a practice session with Adam and I, or get out for 18 holes, give me a call and we’ll make it happen!

❤️

Justin Scott

(541) 797 - 9939

Justin@varsityoregon.com

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Pictured Below: Left image: My right foot Airmax 90 raised as Adam and I head back to the clubhouse after a productive range session. If you’re looking for a nice range session playlist, check out my friend Jain’s Range Sessions Spotify Playlist - click here or click the middle image below. Far right: Tetherow Owl located just off Kidd Corner. Owl photo credit to Adam Kingman. Nice shot Adam!

ALIGNMENT • WINS

OCTOBER 2025 ➡️ BEND AND CENTRAL OREGON REAL ESTATE MARKET

Is it a good time to make a move?

What is the market like right now?

Now that I'm a Full-Time REALTOR® in Bend, people ask me these two questions a lot. They are genuinely curious, and I appreciate them asking. In addition to recommending that people get aligned with a smart, hard-working, emotionally intelligent REALTOR®, here is what I’m thinking when they ask the above questions…Always best to look at the data, and balance data with your goals and dreams. Where I go for good real estate data: The Beacon Report.

Beacon Report for October 2025 is telling us there is a steady, balanced real estate market in Bend and Central Oregon, creating good opportunities for both buyers and sellers.

Current Market Snapshot

• Median price for Bend single-family homes is $725,000

• Inventory stands at 4 months, with 560 homes on the market and 1,693 sold in the last year, 180 homes sold last month. This is the most homes sold year over year in September in the past four years.

• Median sales price per sq. ft. is $359, and median days-on-market is 39. Inside our office, we’ve been having a conversation around sales price per sq. ft. Is this a good metric for determining sales price or determining a good deal? That’s debatable. Here is a link to a great article written on price per square foot by a colleague of mine. Jenn Redd from Hiatus Homes and Varsity Real Estate. Specifically, why cost per square foot doesn’t matter in small home building - click here for article

For Interested Buyers:
First-time buyers will find more choices and less competition, thanks to improved inventory and gradual, stable pricing; we’re not seeing the rapid jumps of past years. Homes are selling at a moderate pace, so you have time for proper due diligence, and you can negotiate with greater confidence, knowing the data supports realistic offers. The five buyers I’ve written offers for this year have all been 1-3%+ below the list price.

For Curious Sellers:
Price stabilization means your home’s value is less likely to suddenly drop, and motivated buyers remain in the market. Average time to sell is about a month, so you should still expect solid demand, especially for well-priced, move-in-ready properties. My last transaction was an all-cash buyer at $1.0M for a home I had listed for sale on the North side of Awbrey Butte.

For Honest Skeptics:
If you’re cautious about market timing and curious, I’d encourage you to take a look at the Beacon Report. The numbers support a view that neither buyers nor sellers have an overwhelming advantage right now; prices and activity reflect a balanced marketplace. What I’m saying here is this: your needs, not hype, should drive your buying and selling decisions, and by reviewing current data alongside actual market trends in Central Oregon, I know you’ll make a move when it’s right for you. No sooner, and no later.

From Me…A Thoughtful Realtor:

Back to the question people are asking me: “Is now a good time to buy or sell?”

My answer, “Depends on your specific plans/goals.”

I genuinely love digging into the data, comparing your goals against current inventory, pricing, and activity, and customizing your strategy. For me and my team at Varsity Real Estate, market headlines don’t decide whether or not now is a good time to buy or sell; your circumstances do.

Ready for Clarity?

If you’re navigating the Bend or Central Oregon market, NOW is a perfect moment for a consultation grounded in real numbers, not speculation.

Reach out to discuss your situation. If you’re interested, take a look, review the Beacon Report, and chart your best path forward with confidence and clarity.

I look forward to talking with you.

Let’s get aligned on your goals for a purchase or sale,

Justin Scott

(541) 797 - 9939

Justin@varsityoregon.com

Pictured above: My 1987 F250 parked outside our family cabin in Camp Sherman, Oregon. Camp Sherman is the perfect spot for rest, relaxation, fly fishing the Metolius River, reading a book, and taking long walks. A must-visit!

Orange Gunk on a Tankless Water Heater Almost Killed My Deal (Spoiler: It Was Just Sweaty Pipes)

Written by Justin Scott | Bend, Oregon Real Estate Agent | justinbend.com

Look, I've seen some wild stuff derail real estate deals. Buyers backing out over carpet color. Sellers are losing their minds over a lowball offer. But watching a deal nearly implode over what turned out to be a sweaty foam collar on an exhaust pipe? That was a new one—even for me.

Let me tell you a story about panic, perspective, and why having a real estate agent who actually understands how houses work might just save your sanity (and your bank account).

The Setup: A Perfectly Reasonable Contract

I was representing the sellers on a nice home here in Bend. The buyers came in with a solid offer and included this very reasonable clause: "Sellers to do no repairs unless the total in aggregate exceeds $2,500."

Smart buyers. Smart language. This keeps everyone from nitpicking over minor issues while still protecting against major problems.

The buyers ordered their home inspection (which every smart buyer absolutely should do). Inspections help you understand exactly what's going on with the house—especially ensuring those expensive mechanical systems are working properly when you take ownership.

So far, so good. Everything's cruising along nicely...

Then the Inspector Saw The Orange Stuff

The home inspector spotted orange-ish corrosion sitting on top of the tankless water heater. He red-flagged it. Wrote it up in the report with appropriately ominous language. Did his job exactly as he should have.

The buyers' agent shared the report with their clients.

And that's when things got... spicy.

The Panic Sets In

The buyers saw "CORROSION" and "RED FLAG" in the same sentence and immediately jumped to DEFCON 1.

Their minds went straight to worst-case scenarios:

• "The whole system is failing!"

• "This is going to need replacing!"

• "What else is wrong that we don't know about?!"

• "This is a disaster!"

They started painting mental pictures of $5,000 tankless water heater replacements, failing furnaces, and the whole mechanical system teetering on the edge of catastrophe.

The deal that had been smooth sailing? Suddenly dead in the water.

Here's the thing: I totally get it. When you're making the biggest purchase of your life and a professional inspector flags something as a concern, your brain naturally assumes the worst. You're not a plumber. You're not an HVAC tech. You're just someone trying to buy a house without getting burned.

But this is exactly where having an agent who actually understands home systems becomes worth their weight in gold.

Enter: One Slightly Nerdy Real Estate Agent (That's Me)

Instead of immediately panicking alongside everyone else or getting defensive (because, remember, I'm representing the sellers here), I did something radical:

I called a licensed plumber.

Not to argue with the inspection report. Not to downplay the concern. But to get a proper diagnostic from someone who actually specializes in tankless water heating systems.

The plumber came out, did his thing, and here's what he found:

The "Disaster" Was Actually... Condensation

Ready for this?

That terrifying orange corrosion that nearly torpedoed my deal?

It was condensation from a foam insulation collar on the exhaust pipe.

Let me break this down:

1. Someone (probably with good intentions) had wrapped the exhaust pipe with foam insulation

2. The foam was creating condensation—basically, the pipe was sweating

3. That condensation was dripping onto the top of the tankless unit

4. Bend has notoriously hard water (thanks, Central Oregon minerals!)

5. When the water dried, it left behind orange mineral deposits

6. Voilà: scary-looking "corrosion"

The fix?

Remove the completely unnecessary foam collar from the exhaust pipe. The unit sits in a climate-controlled garage. It doesn't need insulation. The foam was literally creating a problem where none existed.

Cost of the fix: $0 (just pull off the foam)
Time required: About 90 seconds
Amount of panic generated: Approximately one metric ton

Why This Matters (And Why I'm Telling You This Story)

Here's what I want you to take away from this:

1. Home Inspectors Are Doing Their Job (And That's Good)

The inspector wasn't wrong to flag this. He saw corrosion. He reported it. That's literally what we pay them to do. Home inspectors are generalists—they spot potential issues and recommend further evaluation by specialists.

They're not the bad guys here. They're your first line of defense.

2. Not Everything That Looks Scary Actually IS Scary

Orange crusty stuff on your water heater? Yeah, that looks concerning. But "looks concerning" and "actually dangerous" are two very different things.

This is why you don't stop at the inspection report. You bring in specialists who can actually diagnose what's happening.

3. Panic Is Expensive

If we'd let panic drive the bus, here's what could have happened:

• Buyers demand a new tankless water heater: $4,000-5,000

• Or they walk away entirely, restarting their home search: Priceless (and not in a good way)

• Sellers lose a solid buyer over a foam collar: Also not ideal

Instead, we spent $150 on a plumber diagnostic and solved the issue for literally zero dollars.

4. Your Agent's Knowledge Actually Matters

Anyone can unlock doors and fill out contracts. But when technical issues pop up (and they will), you want an agent who:

✅ Understands how mechanical systems actually work
✅ Knows when to bring in specialists vs. when to negotiate
✅ Can separate real problems from scary-looking non-problems
✅ Keeps everyone calm and focused on solutions
✅ Protects the deal without compromising safety or integrity

I'm not saying you need an agent with a mechanical engineering degree. But having someone who's invested time understanding how houses actually function? That's worth its weight in gold (or orange corrosion, as the case may be).

What YOU Should Do If This Happens to You

If You're Buying:

DON'T: Immediately assume the worst and demand replacements
DO: Request a diagnostic from a licensed specialist

DON'T: Let fear drive your decisions
DO: Get actual repair estimates and timelines

DON'T: Walk away without understanding what's really happening
DO: Work with your agent to investigate thoroughly

If You're Selling:

DON'T: Get defensive when issues come up
DO: Be proactive about getting proper diagnostics

DON'T: Dismiss buyer concerns as overreactions
DO: Provide documentation and professional assessments

DON'T: Ignore obvious issues, hoping they won't be noticed
DO: Address things upfront (or at least understand what's happening)

If You're a Real Estate Agent:

DON'T: Wing it when technical issues arise
DO: Invest time learning about home systems

DON'T: Let clients spiral into panic mode
DO: Be the calm, knowledgeable voice that keeps deals on track

The Happy Ending

We got the plumber's report. I shared it with the buyer's agent. The buyers' agent shared it with their clients. Everyone took a collective breath and realized we'd been stressing over condensation and minerals.

The foam collar came off. The "corrosion" stopped appearing. The deal closed on time.

My sellers were happy. The buyers got a great house. And I got a fantastic story about why real estate agents should probably understand a bit more about plumbing than the average bear.

The Moral of the Story

Not everything that appears to be a disaster is, in fact, a disaster.

Sometimes it's just a sweaty pipe with a foam identity crisis.

But you won't know which is which unless you:

1. Stay calm

2. Bring in qualified professionals

3. Work with people who actually understand what they're looking at

And maybe—just maybe—don't wrap exhaust pipes in foam collars when they're sitting in climate-controlled garages. Just a thought.

Buying or Selling in Bend, Oregon?

I'm Justin Scott, your friendly neighborhood real estate agent who knows a suspicious amount about tankless water heaters, hard water minerals, and why foam collars sometimes cause more problems than they solve.

I help clients navigate the weird, wonderful, and occasionally sweaty world of Central Oregon real estate. Let's work together.

🌐 Visit: justinbend.com
📞 Call/Text: (541) 797 - 9939
📧 Email: justin@varsityoregon.com

Watch the full video explanation: YouTube Video Link Click Here

Got questions about home inspections, mysterious orange gunk, or the Bend real estate market? I'm here for all of it. Reach out anytime.

P.S. If you're reading this because you Googled "orange corrosion on tankless water heater" at 2 am in a panic—take a breath. It's probably not the end of the world. Call a licensed plumber in the morning. You're going to be fine. 💪

The Bottom Line: Knowledge Is Your Superpower

The most successful homebuyers and sellers aren't the ones who never encounter problems – they're the ones who know how to respond when orange gunk appears on their water heater at the worst possible moment.

Your dream home might have a few quirks. (Spoiler alert: they all do.) The question isn't whether issues will pop up during inspection—they almost always do—but whether you have someone in your corner who can tell the difference between a foam collar having an identity crisis and an actual mechanical disaster.

Because at the end of the day, this isn't about finding a perfect house – it's about understanding the one you're buying well enough to move forward with confidence.

And when that inspection report comes back with red flags and technical jargon that makes your eyes glaze over? Having an agent who genuinely understands what's happening (and can explain it without the panic) is worth its weight in... well, orange mineral deposits.

Your dream home is out there. It might even have some suspicious-looking corrosion on the tankless water heater. But with the right team, a licensed plumber on speed dial, and an agent who knows that not all scary-looking things are actually scary? You're going to be just fine.

Got questions about home inspections, mysterious mechanical issues, or why Central Oregon water leaves orange stuff on everything? Drop a comment below or reach out directly. I love talking about this stuff way more than a normal person probably should.

And to the buyers who panicked over the foam collar situation – no hard feelings. You handled it exactly right by taking it seriously and getting answers. That's what smart buyers do. Nice to get you all wrapped up with your closing and new home! 🏡

Justin Scott
Licensed Real Estate Broker | Varsity Real Estate
Oregon License No. 201257899
(541) 797-9939 | Justin@varsityoregon.com

When you need a break from house hunting and want to go fishing, head out to Camp Sherman. I have a secret spot where you can catch a brown, rainbow, and bass all in the same little fishing hole. I’d love to tell you about it, call me (541) 797 - 9939