Crosswater Sold Just One Home in the Last 12 Months. Here's What Buying In Actually Costs

Crosswater is a private, gated golf community inside Sunriver, about 15 miles south of Bend on 600 acres where the Deschutes and Little Deschutes Rivers cross the golf course as many as seven times in a round. It is one of the smallest, quietest corners of the Central Oregon resort market, and the numbers back that up: 77 detached homes total, and in the last 12 months only one of them changed hands. If you are looking at homes for sale at Crosswater, the first thing to understand is that you are shopping in a market that barely trades. Here is what we can tell you, honestly, with a source behind every figure.

How rarely do homes come up for sale at Crosswater?

Crosswater counts 77 detached homes. Right now, 1 is listed for sale. Over the last 12 months, 1 detached home closed. That is roughly 1.3% of the community's homes trading in a year, versus the double-digit turnover you would see in a typical Bend subdivision. When a Crosswater home does list, it does not sit in a deep pool of comparable, recently-sold homes the way a Bend neighborhood does. Comps here often mean looking back further than 12 months, or widening to nearby resort communities, to build a fair picture of value.

We are not going to give you a sale price or an asking price for that one closing. Our own data standard withholds any dollar figure, or even a range, when the sample is this thin, because a single transaction in a community this size can be identified, and a single number can mislead as easily as inform. If you want the real figure for underwriting an offer, that is a conversation with a broker who can pull the actual closed sale from the MLS directly, not a number published on a blog post.

What do the HOA dues cover, and what does the club cost separately?

Two different bills exist at Crosswater, and it is easy to blur them into one. The Crosswater Owners' Association HOA dues run a median of $477 a month, or $5,724 a year, based on the six current listings that report dues. That HOA figure covers what an HOA typically covers: roads, gates, common-area landscaping, and the association's administration inside the Crosswater plat.

The Crosswater Club is a separate membership, run by the club, not the HOA, and it is the only way to use the golf course, The Grille restaurant, the pro shop, and Sage Springs Spa and Fitness. Per the club's own published rate pagecrosswater.com, Resident membership runs a $60,000 initiation fee plus $725 a month for local members or $625 a month for members based out of the area. A Social membership, which gets you the clubhouse, dining, and the club calendar but no golf, is a lower bar: $2,500 initiation and $145 a month. Those club fees are not HOA dues, and neither figure substitutes for the other when you are budgeting to own here.

Is Crosswater Club membership required to buy a home here?

Buying a lot or a home at Crosswater means buying into the club structure, not just a golf-course address. The course itself is private, reserved for Crosswater Club members and Sunriver Resort guests, and golf access runs through the club, not through the property deed alone. If golf is the point for you, the club also sells a Golf membership to non-owners at a $40,000 initiation with the same $725/$625 monthly dues as Resident membership, which tells you the club treats course access as its own product, separate from real estate. If golf is not the point, the Social tier gets you into the clubhouse and the calendar for a fraction of the cost. Either way, plan on paying the club something. There is no version of ownership at Crosswater that skips it entirely if you want to use what makes the community what it is.

Full-time home or second home: how do people actually use Crosswater?

Across the wider Sunriver plan that Crosswater sits inside, roughly 4,200 homesites support a 2020 Census count of just 2,023 full-time residents, a pattern of most homes standing empty for stretches of the year and filling up around holidays, summer, and ski season. Crosswater itself is smaller and more private than the rest of Sunriver, and some of its own units lean further toward part-time use: Sunriver Resort's vacation rental program offers Osprey Pointe condominiums directly, which means not every owner there is living in the home full time. If you are picturing a full-time, every-week-of-the-year neighborhood, recalibrate. Crosswater fills and empties with the resort calendar more than a conventional Bend subdivision does.

What is winter like at Crosswater?

This stretch of Deschutes County sits around 4,170 feet in elevation, and winter here means real snow and real cold, not a coastal-Oregon drizzle. Mt. Bachelor is about a 41-minute, 22-mile drive from Crosswater via Century Drive, which is close enough that a lot of owners treat a Crosswater home as a ski base as much as a golf base. Inside Sunriver, the SHARC recreation center runs a snow-tubing hill through the winter months, one of the few warm-weather-resort amenities that flips over to a cold-weather draw rather than closing for the season. The golf course itself is a summer-and-shoulder-season amenity. Expect the fairways to go quiet under snow for a real chunk of the year, which is part of why so many owners here treat the home as seasonal rather than year-round.

What are the rental rules, inside Sunriver and inside Crosswater?

Rental rules are not one blanket answer across this community, and we would rather tell you that plainly than guess. What we can confirm: some Osprey Pointe condominiums at Crosswater are enrolled directly in Sunriver Resort's own vacation rental program, so short-term rental is an active, documented practice for at least part of the community. The single-family estate lots and the Canoe Camp homes sit under the Crosswater Owners' Association's own governing documents, and we have not seen a published, sourced statement of that association's current rental policy for those properties. Do not assume rental income is either guaranteed or prohibited on an estate lot until you have read the actual CC&Rs for that specific plat. Separately, the Sunriver Owners Association, which every property owner in the broader plan answers to, focuses its published rules on exterior design and common-area standards rather than rental use. Pull the specific governing documents for whichever address you are considering before you underwrite a rental income assumption.

What does Sunriver Owners Association membership add, and is it the same as the Crosswater HOA?

No, and this is where buyers get tripped up. Owning inside Crosswater typically means answering to two associations, not one. The Crosswater Owners' Association runs the community's own dues, described above. Separately, the Sunriver Owners Association (SROA) governs the broader Sunriver plan Crosswater sits inside, and membership there is automatic and mandatory the moment you close, with no opting out. SROA's own published 2026 maintenance fee is $172.94 a month, $2,075.28 a year, with $30 of every month's payment going straight into the reserve fund for capital repairs. The board sets that rate every November and can raise it up to 6% without an owner vote. SROA membership is what maintains the common areas and design standards across the plan and requires Design Committee approval before you make an exterior change to a home, down to repainting a fascia board or removing a native tree. We have not found a published figure showing whether the $477 Crosswater HOA dues already include the SROA assessment or sit on top of it, so confirm that stacking directly against the specific listing's HOA disclosure before you budget.

How far is Crosswater from Bend and from Mt. Bachelor?

Sunriver Village, with Crosswater's closest everyday shopping and groceries, is about 5 minutes away. Bend, and the fuller range of retail, dining, and services that comes with a real city, is about 20 minutes north. Redmond Airport is about a 41-minute, 33-mile drive north on US-97. Mt. Bachelor is about a 41-minute, 22-mile drive via Century Drive. Those last two numbers landing at the same drive time despite very different mileage tells you something about the roads: the airport run is a straight highway shot, while the mountain drive climbs and winds.

When were the homes at Crosswater built?

The golf course opened in 1995, designed by Robert E. Cupp in a heathland style, and home construction followed close behind. Most of Crosswater's 77 detached homes were built between 1997 and 2006, which puts the bulk of the community's construction inside its first decade. That means most homes here are now roughly two to three decades old, built to a specific late-1990s-through-mid-2000s standard, worth keeping in mind on anything you are evaluating for updates versus original finishes.

What is the golf course like, and who can play it?

Crosswater's course plays 7,683 yards from the championship tees, a par-72 layout that was the longest course in the country when it opened in 1995. It is a heathland-style design with bent-grass fairways and greens, five tee placements per hole, a course rating of 76.5, and a slope of 145. Golf Digest named it Best New Resort Course of 1995, ranked it as high as 28th nationally in 2005-06, and placed it 69th on its America's 100 Greatest Public Courses list for 2025-26, along with 11th best in Oregon. Golfweek ranks it 17th among the country's best residential golf courses. The course hosted the JELD-WEN Tradition, a PGA Tour Champions major, for four straight years from 2007 through 2010, along with the PGA Professional National Championship and NCAA Division I championships.

None of that is open to the public. The course is reserved for Crosswater Club members and Sunriver Resort guests, which is the whole reason the club membership question above matters as much as it does. You cannot buy a home here and assume you can walk on and play. You buy in, then you join.

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A community this thin rewards having someone in your corner who already knows the plats, the club structure, and what the last handful of sales actually looked like. See current homes for sale at Crosswater, compare it against the wider Sunriver market if you want more inventory to look at, or talk to our team about what a realistic search here looks like given how rarely these homes come up.