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

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!