The Bend Oregon housing market closed April in balanced territory. Median sold price for single-family homes came in at $699,000, down 13.4% from $807,200 in April 2025. Active inventory sits at 867 listings. Months of supply is 4.85, above the seller’s market threshold of 4.0 and below the buyer’s market threshold of 6.0. That puts Bend squarely in the middle.
Here is what the data says, where it is headed, and what it means if you are buying or selling right now.
Headline Numbers: April 2026
| Metric | April 2026 | April 2025 | Change |
|---|---|---|---|
| Median sold price | $699,000 | $807,200 | -13.4% |
| Active listings | 867 | — | — |
| Months of supply | 4.85 | — | Balanced |
| Median days on market | 46 | — | — |
| Sale-to-list ratio | 98.5% | — | — |
| Closed sales (April) | 192 | 209 | -8.1% |
Source: Supabase listings table, PropertyType='A' (SFR), City='Bend', pulled 2026-05-05. Months of supply = 867 active / (1,073 closed last 6 months / 6) = 4.85.
What the 13.4% Year-Over-Year Drop Actually Means
A number like -13.4% gets attention. It deserves some context before you act on it.
April 2025’s $807,200 median was the high-water mark of a run-up that peaked in mid-2024. That number was fueled by sub-6% mortgage rates, pandemic-era migration demand, and limited inventory. All three of those tailwinds are weaker now.
What you are seeing in April 2026 is not a crash. It is a correction from an inflated baseline. The $699,000 current median is still well above pre-pandemic Bend prices. It reflects a market that ran ahead of itself in 2024 and is now repricing toward where income and financing actually support.
For buyers, -13.4% YoY means homes that were listed at $850K in early 2025 are now asking $730K to $750K. That is real purchasing power if you are in the market now.
For sellers, the lesson is direct: pricing to 2025 comps does not work. Buyers have seen the data. Overpriced homes sit.
Months of Supply: What 4.85 Tells You
Months of supply measures how long it would take to sell every active listing at the current pace of sales, with no new listings added.
- Under 4 months: seller’s market. Multiple offers, fast closes, list price or above.
- 4 to 6 months: balanced. Negotiation is real. Homes close near asking.
- Over 6 months: buyer’s market. Price reductions, longer days on market, less negotiating pressure on buyers.
Bend at 4.85 months is balanced, sitting closer to the seller’s side of that range than the buyer’s side. The 98.5% sale-to-list ratio confirms it: sellers are still getting close to what they ask.
The 46-day median days on market tells a similar story. Homes are not flying off the shelf the way they did in 2022, but 46 days is not distress-territory either. Well-priced homes move. Overpriced homes do not.
Neighborhood Breakdown: Bend’s Luxury Tier vs. City-Wide
Tetherow (SubdivisionName ILIKE ‘%tetherow%’, City=’Bend’): 25 active listings, median list price $1,650,000. 10 closed in the past 6 months. April 2026 saw 4 closes with a median close price of $2,252,500. Tetherow is moving slower than the city average. 10 closes over 6 months against 25 active works out to 15 months of supply. That is a buyer’s market within Bend’s larger balanced market.
Broken Top (SubdivisionName ILIKE ‘%broken top%’, City=’Bend’): 18 active listings, median list price $2,084,500. 21 closed over the past 6 months. At 5.1 months of supply, Broken Top is balanced and tighter than Tetherow. April saw 3 closes at a median of $1,718,625.
Awbrey Butte (SubdivisionName=’Awbrey Butte’, City=’Bend’): 16 active listings, median list price $1,893,500. 29 closed over the past 6 months. That works out to 3.3 months of supply: seller’s market conditions within this specific neighborhood. April 2026 had 3 closes at a median of $1,395,000.
NorthWest Crossing (SubdivisionName=’NorthWest Crossing’, City=’Bend’): 17 active listings, median list price $849,995. 25 closed in the past 6 months. At 4.1 months of supply, NW Crossing is at the low end of balanced. April had 4 closes at a median of $1,012,500, with a notably fast 24-day median DOM: the fastest of the four neighborhoods tracked here.
These neighborhoods are not monolithic. Tetherow buyers have more negotiating room than Awbrey Butte buyers. Price your expectations accordingly.
Central Oregon Comparison Table
| City | Active Listings | Median Sold (Apr 2026) | Months of Supply | Market | Median DOM |
|---|---|---|---|---|---|
| Bend | 867 | $699,000 | 4.85 | Balanced | 46 days |
| Redmond | 322 | $473,500 | 5.37 | Balanced | 52 days |
| Sisters | 116 | $692,500* | 8.59 | Buyer’s | 55 days |
| Sunriver | 109 | $660,000* | 8.84 | Buyer’s | 73 days |
| La Pine | 200 | $379,000 | 10.26 | Buyer’s | 58 days |
| Prineville | 187 | $404,950 | 7.24 | Buyer’s | 74 days |
| Madras | 96 | $395,000* | 7.20 | Buyer’s | 123 days |
| Central Oregon (total) | 1,849 | $620,000 | 5.76 | Balanced | 49 days |
*Small sample (under 20 closes). Interpret with caution.
Source: Supabase listings, PropertyType='A', respective city filters and Deschutes/Crook/Jefferson county filters, pulled 2026-05-05.
Bend and Redmond are the only two cities in the region holding balanced market conditions. Every other market has crossed into buyer’s market territory. If you are comparing Bend real estate to other Central Oregon options, that distinction matters.
What Sellers Should Know Right Now
A balanced market at 98.5% sale-to-list does not mean you can price wherever you want. It means correctly priced homes still get paid. The penalty for overpricing is longer days on market. In a 46-day median market, a home that sits 90+ days starts carrying a stigma that leads to larger discounts.
The specific pricing guidance for Bend in May 2026:
- Price at or slightly below the most recent comparable sales in your immediate area, not the neighborhood high.
- Expect to negotiate. The 1.5% average reduction (from 98.5% sale-to-list) is the median: lower-condition and overpriced homes give up more.
- Staging and photography still produce measurable return. Homes with professional photos move faster and closer to list.
What Buyers Should Know Right Now
This is not the buyer’s market that many predicted a year ago. With 4.85 months of supply, you have some negotiating room, but you are not holding all the cards.
What buyers can reasonably expect in May 2026:
– Inspection contingencies are standard again. Use them.
– Seller concessions on rate buydowns or closing costs are more negotiable than they were in 2022 to 2024.
– The 13.4% YoY price drop gives you a better entry point than existed 12 months ago. Waiting for further drops means taking on rate risk and competing with more buyers as spring inventory peaks.
What to Watch May through July 2026
Spring is when Bend’s inventory typically builds. Watch for:
- Active listing count: if it rises past 1,000 in Bend, supply pressure increases and the market tips further toward balanced or buyer.
- Closed sales velocity: if April’s 192 closes hold or grow in May-June, absorption stays healthy and supply pressure stays contained.
- Days on market: any move above 60 days citywide signals softening. Below 40 days signals tightening.
- Mortgage rate movement: Bend’s buyer pool is rate-sensitive. A drop to 6.0% or below would pull sidelined buyers back quickly.
The data as of May 5, 2026 shows a stable, balanced Bend market: not a crash, not a boom. If you are transacting in the next 90 days, you are working with real numbers, not last year’s story.
Sources
All figures pulled from Supabase project dwvlophlbvvygjfxcrhm, table listings, PropertyType='A' (SFR only), 2026-05-05.
- Bend active inventory (867):
StandardStatus='Active',City='Bend'— 867 rows - Bend median sold price April 2026 ($699,000):
StandardStatus='Closed',City='Bend',CloseDate 2026-04-01 to 2026-04-30— 192 rows,PERCENTILE_CONT(0.5) WITHIN GROUP (ORDER BY ClosePrice) - Bend April 2025 median ($807,200): same filter,
CloseDate 2025-04-01 to 2025-04-30— 209 rows - YoY change (-13.4%): (699,000 – 807,200) / 807,200 × 100
- Bend closed last 6 months (1,073):
CloseDate 2025-11-01 to 2026-04-30,City='Bend'— 1,073 rows - Months of supply (4.85): 867 / (1,073 / 6) = 4.85
- Sale-to-list ratio (98.5%): median of
ClosePrice / OriginalListPrice, same April 2026 filter — 192 rows - Median DOM (46 days): median of
DaysOnMarket, same April 2026 filter — 192 rows - Neighborhood data: see neighborhood-qpecific filters in body above; all same date windows
- Regional comparison: city-level filters and Deschutes/Crook/Jefferson county filter per metric; row counts in table
Suggested Internal Links
- Search active Bend listings,��
- What is your Bend home worth?
- Bend neighborhood guide
- Central Oregon market data
- Work with a Bend broker
Suggested Social Distribution
- Instagram Reels / TikTok: Hook on the 13.4% YoY drop with context: “Bend prices are down 13% from last year. Here’s what that actually means.” Use the comparison table as a graphic. Short-form 30 to 45 second video.
- Facebook: Share the full comparison table as an image with a 2 to 3 sentence caption. Target local homeowner groups.
- LinkedIn: Professional angle: “Central Oregon market data, April 2026. Only two cities remain in balanced territory.” Attach the table. Tag Deschutes County.
- Email newsletter: Feature the table and the MoS explanation. Subject line: “Bend housing market: April numbers are in.”
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