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.
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.
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.
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. The county charges a recording fee for the deed. 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.
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?
The listing fee, any buyer-agent compensation you agree to offer, title and escrow, the county recording fee, prorated property taxes, your loan payoff, and any HOA transfer fees, plus whatever you spend preparing the home. 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. Oregon has no state transfer tax, and Deschutes County has none. Washington County, near Portland, is the one county in Oregon that charges one.
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.
Next step
Value my home starts with your address. The written valuation is free and comes with a net sheet at the recommended price.
Matt RyanOwner & Principal Broker at Ryan Realty.
