Buyer Representation.
When Good Intentions Meet Reality: Why Even the Most Capable Buyers Need a Champion
A real conversation about buyer representation that reveals more than you might expect
By Justin Scott, Bend Real Estate Broker
Today, my phone rang with what started as a simple inquiry about a listing. By the time I hung up twenty minutes later, I'd been threatened with a complaint to the real estate board, called unprofessional, and somehow still managed to have one of the most meaningful conversations I've had all year about what it truly means to advocate for homebuyers.
Meet Betty and Frank (names changed for privacy) – a brilliant, determined couple who'd been house hunting on their own for months. They'd written three offers, done their research, and approached homebuying with the same can-do spirit that probably served them well in every other area of their lives. There was just one tiny problem: they kept losing out on houses they desperately wanted.
Sound familiar?
The Confident Start (And Why It Matters)
When Betty and I first spoke, there was something beautifully refreshing about her directness. No beating around the bush, no pretense – just two people who'd spotted a house they loved and wanted to see it. They'd been tackling this whole homebuying adventure solo, and honestly? I was impressed by their initiative.
"We've looked at quite a few houses, actually, and even written up some offers ourselves," Betty told me with genuine pride.
And she should be proud! Not everyone has the courage to dive into something as complex as real estate transactions without professional guidance. These weren't naive first-timers stumbling around in the dark – they were thoughtful, capable people who'd done their homework.
But here's where things got interesting...
When Reality Whispers (Then Shouts)
"Well... honestly, it's been pretty frustrating. We've written three offers, and none of them have been accepted. We thought we were being competitive, but something's not clicking."
Oh, sweet Betty. If I had a dollar for every time I've heard those exact words, I could probably buy one of those houses myself. Three offers, zero acceptances – that's not just bad luck. That's the market trying to tell you something important.
This is where many brokers might launch into a sales pitch about why you absolutely, positively need representation RIGHT NOW. Instead, I found myself genuinely curious about their experience. Here's the thing – failure isn't actually a failure when it teaches you something valuable about the process.
The Magic Behind the Curtain
When Betty agreed to hear my insights. I shared something I wish more unrepresented buyers understood: going it alone in real estate is like trying to perform surgery using a cookbook you found online. Sure, you might have all the steps written down, but you're missing years of experience, specialized tools, and the ability to adapt when unexpected complications arise.
Let me break down what I mean:
Market Intelligence: When you're unrepresented, you're essentially flying blind on pricing strategy. It's like trying to bid on a painting at an auction without knowing whether it's a Picasso or something your nephew made in art class. I have access to real-time market data, recent comparable sales, and insight into what sellers are actually accepting – not just what's listed publicly.
Relationship Network: Here's something most buyers don't realize – listing agents often have existing relationships with buyer's agents. When I submit an offer, there's trust and professional rapport that can make your bid stand out among multiple offers. It's like having a warm introduction versus showing up uninvited to someone's dinner party.
Contract Expertise: Those innocent-looking offer forms? They're legal documents with dozens of contingencies, timelines, and clauses that can make or break your deal. One missed deadline or poorly worded contingency can cost you thousands or void your contract entirely. It's like defusing a bomb – looks simple until you realize one wrong wire means everything explodes.
The Plot Twist (Where Things Get Spicy)
Now, here's where our story took an unexpected turn. When I explained that I could only show properties to clients I was representing, Betty's response was... well, let's just say it reminded me why I keep stress balls in my desk drawer.
"Are you kidding me? That's ridiculous! You're listed as the showing contact, and now you're refusing to do your job? This is completely unprofessional. I'm going to report this to the real estate board!"
Ouch.
I'll be honest – moments like these test every ounce of professional training you've ever received. It would be so much easier to just unlock the door and avoid the confrontation. But here's the thing about boundaries: they're not walls to keep people out; they're guardrails to keep everyone safe. And to clarify, I was not the listing agent; I am a buyer broker excited and interested in helping buyers find their perfect home. I was ready to get to work by showing a home and was willing to do so with a formalized working relationship in place.
The Heart of the Matter
As Betty’s frustration escalated, I realized something beautiful was happening – we were having the exact conversation that needed to happen, just maybe not in the way either of us expected.
"Betty, I can absolutely hear how frustrating this feels, and I genuinely empathize with that frustration. You've taken time out of your day, you're excited about this property, and now it feels like I'm throwing up roadblocks. That would be maddening."
Because here's what I've learned after less than one year in this business: anger is almost always fear wearing a disguise. Betty wasn't really angry about my boundaries – she was afraid of being vulnerable, of admitting that maybe, just maybe, she and Frank could use some help.
And you know what? That's completely human and utterly understandable.
What Top Brokers Actually Do
(The Real Magic)
When I maintained my position despite the threats, I wasn't being stubborn or difficult. I was doing what every top broker should do – prioritizing long-term client protection over short-term convenience.
Here's what exceptional buyer representation actually looks like:
Investigation Over Assumption: Before we even write an offer, I investigate seller motivation. Is this a family that needs a long closing? Are they downsizing and need time to find their next home? Are they investors who only care about net proceeds? This intelligence shapes our entire strategy.
Strategic Positioning: Sometimes the winning offer isn't the highest price – it's the cleanest terms, fastest closing, or fewest contingencies. I help you compete on multiple fronts, not just in terms of dollar amount.
Fiduciary Protection: Here's something crucial that many buyers miss – listing agents legally represent the seller's interests, not yours. Even when they're being helpful and friendly, their job is to secure the seller the best possible deal. You need someone whose only job is protecting your interests.
Emotional Navigation: Buying a home is an intensely emotional experience. I've seen brilliant, successful people make devastating financial decisions because they fell in love with crown molding or got swept up in bidding wars. Having someone who cares about your long-term happiness – not just closing a deal – is invaluable.
The Beautiful Resolution
I wish I could say the most remarkable thing happened as our conversation continued. As I maintained my boundaries with empathy rather than defensiveness, Betty's tone began to shift. Not because I convinced her of anything, but because she started to understand that my "difficult" position actually came from wanting to protect her. This isn't what happened, but I did learn something important.
For buyers who insist on going it alone, I've learned that the most powerful thing you can do is demonstrate your value through generous action rather than persuasive argument. When I offered to share market insights about the property with no strings attached, something beautiful happened – Betty began to see me as a resource rather than an obstacle.
The Bigger Picture (What This All Means)
This conversation with Betty taught me something profound about human nature and the homebuying process. We all want to feel capable and in control, especially during one of the most significant financial decisions of our lives. The thought of admitting we need help can feel like admitting weakness or inadequacy.
But here's the truth that every unrepresented buyer deserves to hear: Needing expertise doesn't make you weak – it makes you wise.
You wouldn't perform your own surgery, represent yourself in court, or design your own house foundation (I hope). Real estate transactions involve complex legal contracts, significant financial implications, and intricate market dynamics that even seasoned industry professionals continually study and navigate.
For the Bettys and Franks, Reading This
If you're currently house hunting on your own, please know this: your independence and determination are genuinely admirable. Not everyone has the courage to tackle something this complex solo. Your initiative shows exactly the kind of thoughtful, proactive approach that will serve you well as homeowners.
And if you're feeling frustrated by rejections, missed opportunities, or brokers who insist on representation agreements, I want you to know that your feelings are completely valid. It can feel patronizing when professionals suggest you need help with something you're convinced you can handle alone.
But consider this: the best buyer's agents aren't trying to take control away from you – they're trying to amplify your power in the marketplace. We're not replacing your judgment; we're providing you with better information to make those judgments from.
The Bottom Line (With Love)
I’m fortunate to be surounded with a team who has accumulated collectively over one hundred years in real estate experiencde (Varsity Real Estate), We’'ve seen brilliant, capable people lose dream homes because they didn't understand appraisal gaps, inspection negotiations, or seller psychology. I've also seen these same people find incredible success once they partnered with representation that truly understood their goals.
The most successful homebuyers aren't the ones who know everything – they're the ones who surround themselves with expertise while maintaining their own vision and values.
Your dream home is out there. The question isn't whether you're capable of finding it on your own (you probably are, eventually), but whether you want to give yourself every possible advantage in securing it when you do.
Because at the end of the day, this isn't about proving you can do it alone – it's about getting the keys to a place you'll love coming home to every single day.
And that, dear readers, is worth having someone fiercely in your corner.
What questions do you have about buyer representation? I'd love to continue this conversation in the comments below. And yes, Betty and Frank – if you're reading this, the offer to help still stands. No pressure, just genuine respect for whatever path feels right for you both.
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
ADU’s.
Building an ADU in Bend: Your Complete Guide to Adding Value and Housing Options
By Justin Scott, Bend Real Estate Broker
If you're a Bend homeowner looking to add value to your property, create rental income, or provide housing for family members, an Accessory Dwelling Unit (ADU) might be the perfect solution. Having recently restored a 100-year-old home in downtown Bend and worked extensively with contractors throughout Central Oregon, I've seen firsthand how thoughtful additions can transform both property value and quality of life.
What is an ADU?
An Accessory Dwelling Unit is essentially a small, complete living space on your property that includes a kitchen, bathroom, and sleeping area. Think "granny flat," "mother-in-law suite," or "backyard cottage." In Bend, these units are becoming increasingly popular as our community grapples with housing challenges and families seek creative solutions for multigenerational living.
Why ADUs Make Sense in Bend
After spending over 15 years in leadership roles and now working in real estate, I've watched Bend's housing market evolve dramatically. ADUs offer several compelling benefits:
Rental Income: Generate steady cash flow to help with mortgage payments
Property Value: Well-designed ADUs typically increase overall property value
Family Flexibility: House aging parents, adult children, or visiting family
Community Impact: Add much-needed housing to our growing community
Bend's ADU Rules: The Essentials
The City of Bend has made ADUs relatively accessible, including some pre-approved options, but there are important regulations to understand:
Size and Number Limits
Maximum size: 800 square feet for your first ADU
Second ADU: If allowed, limited to 500 square feet
One primary rule: Only one ADU per residential lot (with some exceptions)
CITY OF BEND has some pre-approved ADU options (pictured below) - click here
Key Requirements
Setbacks: Detached ADUs must be at least 6 feet from the main house
No parking minimums: Unlike many cities, Bend doesn't require additional parking
Height limits: Follow your zoning district's standard height rules
No architectural matching required: Your ADU doesn't need to match your main house's style
Special Considerations
Historic District Properties: If your property is in Old Town Bend or Drake Park Historic Districts, you'll need additional approval from the Landmarks Commission. This adds time and design requirements but ensures compatibility with our community's historic character.
The Real Costs: What to Expect
From my experience managing our own major renovation project, I can tell you that costs add up quickly. Here's what Bend homeowners typically face:
Building Permits: Approximately $6,000+
System Development Charges (SDCs): Contact the city for current rates - these can be substantial - click here to see SDC site
Construction: Licensed builders estimate $225,000-$350,000+ for an 800-square-foot ADU
Important note: Units over 800 square feet are classified as duplexes, not ADUs, which means significantly higher fees (potentially $33,000+ in SDCs). Stay under 800 square feet to maintain ADU status.
Your Step-by-Step ADU Process
Based on my experience working with Bend's permitting process, here's your roadmap:
1. Verify Feasibility
Talk with an expert like Andrew Lawrence who has a ton of experience with new builds, ADU’s and additions - Click here for his website. Or simply give Andrew a phone call and tell him Justin recommended the call: (541) 951 - 3242. You can also see some of Andrew’s great work in the social space on Instagram - click here. IG @andrewbuildingbend
Then check zoning at Bend's Community Development Data Explorer
Work with Andrew to assess your lot size, utilities, and access. Andrew will help you consider what is possible and what is not possible.
Consider setbacks and any HOA restrictions. Again, a preliminary meeting with an expert like Andrew will be very helpful and informative. I strongly recommend a meeting with Andrew or another trusted local general contractor. I know a few, feel free to reach out if you’d like to be connected to others. My number is (541) 797 - 9939. Call me! I’d also be excited to hear about your project!
2. Plan and Design
Before hiring an architect, talk to a general contractor, as mentioned above, Andrew or another trusted contractor.
Hire an architect or use Bend's pre-approved plans
If in a historic district, plan for Landmarks Commission review
Keep under 800 square feet for ADU classification
3. Get Cost Estimates
Email building@bendoregon.gov for permit fee estimates
Contact development@bendoregon.gov for SDC calculations
Get construction bids from licensed contractors
4. Submit Applications
Apply through Bend's Online Permit Center
Expect 4-8 week processing time (longer for historic districts)
Include all required documents from the Residential Submittal Checklist
5. Construction and Inspection
Work with licensed contractors (required for electrical work)
Coordinate inspections throughout the build
Obtain Certificate of Occupancy
Key Resources and Contacts
Planning Division: planning@bendoregon.gov | (541) 388-5580 Ext. 3
Building Safety: building@bendoregon.gov | (541) 388-5580 Ext. 1
Development Services: development@bendoregon.gov | (541) 388-5580 Ext. 5
City of Bend ADU Resource Hub: bendoregon.gov/adu-resources-hub
Bend Chamber ADU Guide: bendchamber.org/bend-adu-guide
Final Thoughts: Making the Right Choice
Adding an ADU is a significant investment that requires careful planning, especially in Bend's unique market. From my perspective as both a real estate professional and someone who's tackled a major renovation project, success comes down to three things: thorough planning, working with experienced professionals, and understanding the true costs upfront.
If you're considering an ADU or any real estate investment in Bend, I'd love to help you think through the possibilities. Having worked with contractors, navigated city permitting, and seen the transformation that thoughtful improvements can bring to both properties and neighborhoods, I understand both the challenges and rewards of these projects.
Ready to explore your property's ADU potential? Let's grab coffee and talk about your goals. I'm here to help you navigate both the real estate market and the possibilities for your Bend home.
Justin Scott
Licensed Real Estate Broker | Varsity Real Estate
Oregon License No. 201257899
(541) 797-9939 | Justin@varsityoregon.com
When you're needing a break from your ADU explorations and/or build, let’s jump into my 1987 F250 and head out to Camp Sherman for some fly fishing!