The listing fee, buyer-agent compensation under the current rules, title and escrow, recording, prorations, and what is included. Oregon has no transfer tax, and we show the net before you accept.
Selling a $765,000 home in Bend, which is the city's median sale price over the last 12 months, costs about $26,200 to $45,300, or 3.4% to 5.9% of the price, before your loan payoff and property-tax proration. The low end is our 3% listing fee plus about $3,200 for the owner's title policy, your half of escrow, the lien search, and recording the release of your mortgage. The high end adds 2.5% if you agree to cover the buyer's agent, an illustrative figure because that fee is negotiated offer by offer, and Deschutes County charges no transfer tax. To the dollar, the table below totals $26,165 to $45,290, including $1,748 for the owner's title policy.
Median: Ryan Realty, Oregon Data Share MLS, single-family, as of Oct 8, 2026 (Bend housing market). Line-item sources are under the table below.
Browse Bend homes for sale.
Sellers compare cost before they compare marketing, and they should. The costs of selling a home in Bend fall into a few buckets, most of them are knowable before you list, and one of them is negotiable in a way it was not a few years ago. Here is each line and who pays it.
The big buckets
- The listing fee you agree to with your broker.
- Buyer-agent compensation, if you agree to offer it.
- Title insurance, escrow, and recording.
- Prorated property taxes, your loan payoff, and any HOA transfer fees.
- Prep and repairs, plus anything you agree to credit the buyer after inspection.
A worked example at Bend's median price
Here is every line on a $765,000 sale, Bend's median single-family sale price over the last 12 months in our MLS data, as of Oct 8, 2026. The only line that changes much from one sale to the next is the buyer's agent, so we show it both ways.
| Line | If you don't cover the buyer's agent | If you cover 2.5% (illustrative) |
|---|---|---|
| Ryan Realty listing fee, 3% | $22,950 | $22,950 |
| Buyer's-agent compensation | $0 | $19,125 (illustrative) |
| Owner's title policy, standard coverage | $1,748 | $1,748 |
| Local government lien search | $25 | $25 |
| Escrow fee, your half | $1,340 | $1,340 |
| Recording the release of your mortgage | $102 | $102 |
| Transfer tax | $0 | $0 |
| Total cost of the sale | $26,165 | $45,290 |
| Share of price | 3.4% | 5.9% |
Not in the total: your loan payoff, prorated property taxes, any HOA transfer fee, and anything you agree to credit the buyer. On an October 30 closing with the 2026–27 tax bill still unpaid, your share of a roughly $5,340 annual bill would be about $1,785. That is illustrative, so use your own bill on DIAL. If you have already paid the year, the buyer's share comes back to you.
Where the numbers come from: the 3% is our listing fee. The owner's title premium is the rate filed for Oregon by the Oregon Title Insurance Rating Organization (manual effective Sept. 1, 2025), so every title company charges the same premium. The escrow fee is from Deschutes County Title's published rate card (revised March 2023), split 50/50 by local custom, so ask for a current quote. Recording is the Deschutes County Clerk's fee effective July 1, 2026. Oregon law (ORS 306.815) bars new local transfer taxes, and Washington County's is the only one in the state. The 2.5% is an example, not a standard rate. Commission is negotiable.
Your number depends on whether, and how much, you agree to cover the buyer's agent in the offer you accept.
Listing fee versus buyer-agent compensation
These used to be one number. They are two now. Our listing fee is 3% of the sale price with no add-on fees, and it covers the MLS listing, professional photography, a 3D tour, the marketing plan, every showing, and transaction management through close. Buyer-agent compensation is separate. Under the rules that took effect in August 2024, offers of compensation to the buyer's agent no longer appear in the MLS, and buyers sign a written agreement with their own agent that states what that agent will be paid. Whether you offer to cover some or all of that is a term of each offer, and you decide it offer by offer. We walk you through the trade before the first one arrives. Commission is negotiable and every listing agreement is its own conversation.
More on commission in Bend: real estate commission in Bend, Oregon, our fee in dollars and the Oregon rules.
Title, escrow, and recording
Oregon has no state real estate transfer tax outside of Washington County, so in Deschutes County that line is zero. Title insurance premiums in Oregon are filed with the state, so the owner's policy is a published figure for the sale price, and in Central Oregon practice the seller customarily pays for it. The escrow fee is customarily split between buyer and seller. Deschutes County charges $102 to record the first page of a document, $5 for each additional page. On the seller's side that's usually the release of your mortgage; the deed itself is normally recorded on the buyer's side. Contract terms control. Your escrow officer quotes each of these from a published schedule before you sign, and they show up as line items on your settlement statement.
Prorations, payoffs, and the HOA
Property taxes are prorated to the closing day on Oregon's July-through-June tax year, so you pay your share of the current year. Your mortgage is paid off from the proceeds, along with a small fee to record the release. If the home is in a homeowners association, the association's own fee schedule sets what it charges for the transfer and the document package, and some Bend communities charge a percentage of the sale price. Our HOA guide covers what to ask for.
Oregon withholding applies only to nonresident sellers. It is not a fee; it is a tax prepayment, and Oregon residents are exempt. Our withholding guide explains it.
Prep, marketing, and what is included
Photography, the 3D tour, the marketing, and the showings are inside the 3% fee. What is not inside it is the work on the house: repairs, cleaning, staging, and anything you decide to fix before listing. We give you a list with what each item is likely to cost and whether it changes the price, and you decide. Our pre-listing checklist separates the fixes that matter from the ones that only change the photos.
What the settlement statement looks like
Before you accept an offer, we send a seller net sheet: the offered price, the listing fee, any buyer-agent compensation you agreed to, title and escrow, prorations, your payoff, and any credit to the buyer, with the net at the bottom. That is the number to plan around. When the final settlement statement arrives from escrow, it should match the net sheet within the prorations, and we go through it with you line by line.
Questions
How much does it cost to sell a house in Bend?
On a $765,000 home, Bend's median sale price over the last 12 months as of Oct 8, 2026, the sale costs about $26,165 (3.4%) with our 3% listing fee if you don't cover the buyer's agent, or about $45,290 (5.9%) if you agree to cover an illustrative 2.5%. Title, escrow, the lien search, and recording add about $3,215 of that. Your loan payoff and prorated property taxes come out of proceeds too, and we itemize all of it on a seller net sheet before you accept an offer.
What does Ryan Realty's 3% listing plan include?
The listing fee is 3% of the sale price with no add-on fees. It covers the MLS listing, professional photography, a 3D tour, the marketing plan, every showing, weekly written reports, remote-owner care, and transaction management through close.
Who pays the buyer's agent now?
The buyer agrees to a fee with their own agent in a written agreement before touring. Whether the seller covers some or all of it is negotiated in each offer. Since August 2024 that offer no longer appears in the MLS, so it is a term of the contract, decided offer by offer.
Does Oregon charge a real estate transfer tax?
No, not in Deschutes County. Oregon law (ORS 306.815) bars cities and counties from adding a transfer tax, and the only one in effect is Washington County's, which predates the ban and is $1 per $1,000 of the price.
What other seller costs show up at closing?
The owner's title insurance policy, the seller's share of the escrow fee, the recording fee for the release of your mortgage, prorated property taxes through closing day, your loan payoff, HOA transfer fees if the home is in an association, and any credit to the buyer you agreed to in the contract.
How much is the owner's title insurance policy when I sell in Bend?
Oregon title premiums are filed rates, so every title company charges the same. A standard owner's policy on a $765,000 sale is $1,748 under the Oregon Title Insurance Rating Organization manual effective Sept. 1, 2025, and in Central Oregon the seller customarily pays it.
What does escrow cost a seller in Bend?
Deschutes County Title's published rate card (revised March 2023) lists a $2,679 sale escrow fee at $765,000. The fee is customarily split 50/50, so the seller's share is about $1,340. Ask the escrow company for a current quote, because the contract decides the split.
Are property taxes part of the cost to sell?
Not as a fee. Escrow splits the July-through-June tax year to the closing day, so you pay only for the days you owned the home. If the year's bill is unpaid at closing, your share comes out of proceeds; if you've paid it, the buyer's share comes back to you.
Sources
- Ryan Realty, Bend housing market (Oregon Data Share MLS), as of Oct 8, 2026
- Oregon Title Insurance Rating Organization, Oregon Rating Manual, effective Sept. 1, 2025 (§1.008(A) county lien search table, $25 per account in Deschutes; §2.010, §3.002, Schedule One): rating manual PDF
- Deschutes County Title, Central Oregon Rates for Deschutes County (rate card, revised 03/2023): rate card PDF
- Deschutes County Clerk, Recording Fees, effective July 1, 2026 (Ordinance 2026-003): Recording Fees
- AmeriTitle, Closing Costs: Homeowner Manual (Nov. 2019), for who customarily records the deed and the mortgage release: homeowner guide
- ORS 306.815, Tax on transfer of real property prohibited; exceptions: Oregon Revised Statutes, chapter 306
- Washington County, Transfer Tax: transfer tax
- Oregon Department of Revenue, FY 2025-26 Oregon Property Tax Statistics Report (via our property-tax guide)
Next step
Value my home starts with your address. The written valuation is free and comes with a net sheet at the recommended price.
Buying instead? Buyer closing costs in Bend.
Matt RyanOwner & Principal Broker at Ryan Realty.
