MARKET UPDATE • BEND
Bend's November 2025 real estate market shows a dramatic shift: 711 homes are available, 52% of which have undergone price reductions, with properties sitting on the market for an average of 122 days. Sellers keep a slight edge; rising inventory and longer market times reward patient buyers. Should you wait or act now? Here is a Bend Altos report breakdown to help Central Oregon buyers and sellers navigate this changing market with confidence. 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 what’s happening in the Bend Real Estate market right now, November 12th, 2025.
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.
Pictured Above: Mt. Bachelor in Bend, Oregon
“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.”
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.
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.
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.
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.”
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
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
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
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.
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 often ask me these two questions. They are genuinely curious, and I appreciate them asking. In addition to recommending that people align with a smart, hard-working, and emotionally intelligent REALTOR®, here is what I think when they ask the above questions…
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!