Bend, Oregon · Principal Broker #201206613Find out what your Tetherow home is worth
Tetherow Resort + Golf Club · Bend, Oregon
The Tetherow market, June 2026.
28 homes traded last year at a median $1,839,250. 23 active right now from $1.7M to $4M. 27.5-day median market velocity. McLay Kidd country, west Bend, inside the 700-acre master plan.
28
Sold past 12 months
$1.84M
Median close (12mo)
27.5
Median days on market
93.6%
Sale-to-list ratio
Overview
What is Tetherow?
Tetherow is a 700-acre master-planned resort community on the west side of Bend, Oregon, anchored by a David McLay Kidd-designed Scottish-links golf course that opened in 2008. Nine sub-neighborhoods sit inside the master plan, ranging from $759,000 townhomes in The Rim to $4M custom homes in Tartan Druim.
The community spans about 700 acres of high-desert pine and fescue, seven minutes from the Old Mill District, 25 from Mt. Bachelor, and 35 from Redmond Municipal Airport. Tetherow Resort runs the on-property Lodges hotel, a 12,000-square-foot clubhouse renovated in 2024, three restaurants (Solomon's, The Row, Tetherow Café), a spa, Tetherow Sport fitness center, pickleball + tennis courts, and groomed Nordic loops in winter. Shevlin Park's 660-acre trail network sits across the road.
The golf course made its largest competitive jump in the 2023-24 Golf Digest 100 Greatest Public ranking, climbing 25 spots to #57, the biggest leap on the list. Tetherow Resort has held the #1 PNW Resort spot in Conde Nast Traveler Readers' Choice for eight consecutive years through 2025.
Twenty-seven homes traded inside the master plan in the past 12 months at a median close price of $1,848,500 and a 26-day median market velocity. Sale-to-list ratio averages 94.2%. Active inventory today: 15 homes from $759K to $4M. The Tetherow homeowner profile skews to second-home and primary buyers from Portland, the Bay Area, and Seattle, with a meaningful contingent of Bend-locals upgrading inside the master plan.
The HOA structure layers a master assessment ($1,464 / year) against sub-neighborhood dues that range from $2,004 in Crescent / North Forty to $8,244 in Triple Knot. Club membership (golf / sport / social tiers) is separate from HOA dues and not transferred automatically with the home. Diligence on the transfer terms is the single most important item on a Tetherow purchase.
Tetherow at a glance
- Founded
- 2008Golf course + clubhouse open
- Size
- 700 acres9 sub-neighborhoods
- Location
- West Bend, Oregon7 min to Old Mill
- Architect
- David McLay KiddBandon Dunes pedigree
- Course rank
- #57 in U.S.Golf Digest 100 Greatest Public
- Recognition
- #1 PNW ResortConde Nast 8 consecutive years
- 12-month closings
- 28Median $1,839,250
- Active today
- 23$759K to $4M
- Master HOA
- $1,464 / yearPlus sub-neighborhood dues
The architect
Your course designer lives in Bend.
David McLay Kidd, the architect who put Bandon Dunes on the world map, designed Tetherow as a Scottish-links transplant into Oregon's High Desert. He could have phoned it in from his studio in Scotland. He didn't. He lives in Bend, and Tetherow is one of his hometown projects.
Buyers paying $1.8M to $4M for a Tetherow home are not looking for "lovely golf community with mountain views." They want context. They want to know who designed the course they're going to play, why the fescue plays firm-and-fast, and why the bunker sand came from Florence, Oregon.
As close as you could get to a Scottish links experience, I think this is it.David McLay Kidd, on Tetherow
Location
Seven minutes from the Old Mill.
Tetherow sits on 700 acres west of Bend on Skyline Ranch Road. Closer to downtown than Pronghorn or Brasada, closer to Mt. Bachelor than Broken Top.
7 min
Old Mill DistrictDowntown Bend · dining + Deschutes riverfront
25 min
Mt. BachelorLift-served skiing + summer alpine access
35 min
Redmond (RDM)Commercial airport · daily PDX/SEA/SFO/DEN
10 min
Shevlin Park660 acres · adjoining trail network
Live market pulse
Inventory and absorption.
Pulled from the Oregon RMLS feed at the timestamps shown at the bottom of the page.
Active for sale
23
Single-family residential
Pending
1
Plus 1 active under contract
Median list price
$3.5M
Active homes today
Median close (last 12mo)
$1.84M
28 closings
Median days on market
28
12-month trailing
Sale-to-list ratio
93.6%
Average across all closes
Median $/sqft (closed)
$565
Trailing 12 months
Methodology
v3-2026-05-07
Pulled May 31, 2026
Inside the HOA
The dues, by neighborhood.
Every Tetherow homeowner pays a master assessment to the Tetherow Owners Association. Each sub-neighborhood then layers on its own dues, billed by a different management company depending on where the home sits. Verified May 2026 against tetherowowners.com.
| Sub-neighborhood | Sub-assessment | Frequency | Annualized (master + sub) | Manager |
|---|---|---|---|---|
| Heath | $195.00 | Quarterly | ~$2.244,000 / yr | TOA |
| Crescent · North Forty | $135.00 | Quarterly | ~$2.004,000 / yr | TOA |
| Glen · Cascade Vista | $165.00 | Quarterly | ~$2.124,000 / yr | TOA |
| Tartan Druim | Master + Resort Resources fee | Quarterly | Master $1,464 + sub/ yr | Resort Resources |
| Highlands Ridge | $515 to $863 | Quarterly | ~$4.22,000 / yr | Terra Firma Management |
| Outrider Overlook | $177 to $859 | Quarterly | ~$3.536,000 / yr | Terra Firma Management |
| Trailhead | $174.00 | Quarterly | ~$2.16,000 / yr | Mile High Management |
| Triple Knot | $565.00 | Monthly | ~$8.244,000 / yr | Mile High Management |
| The Rim | $228.00 | Monthly | ~$4.2,000 / yr | Mile High Management |
Master assessment
$366 / quarter
$1,464 per year. Charged on every Tetherow lot regardless of sub-neighborhood. Collected via PayHoa.com digital portal since 2022.
Litigation history (public)
No public cases indexed
Free Oregon court records search returns zero matches for Tetherow Owners Association as a party. Full clearance requires OJCIN. For seller positioning: a clean public record relative to several other Bend HOAs.
Federal tax filing
Form 1120-H, not 990
TOA files the standard HOA federal return. No Form 990 in the ProPublica Nonprofit Explorer, consistent with a typical homeowners association tax posture.
Reserve fund + capital plan
Not public
Disclosed only via resale certificate at point of sale. Available to the listing broker on day one.
Current TOA board of directors
- Chris van der VeldePresident · also Tetherow Managing Partner
- Christine CookTreasurer
- Scott McIntyreSecretary
- Brendan LearyHomeowner Director
- Keith LevesqueHomeowner Director
Curious what your home would sell for today?
A free 12-page value report for your home, built against your specific Tetherow sub-neighborhood (Heath, Tartan Druim, Triple Knot, The Rim) using actual closings of the last 12 months. No phone follow-up unless you ask.
The course
Par 72, fescue greens, +25 spots on the Golf Digest list.
Tetherow opened in 2008 on fire-scarred land west of Bend. Kidd's design borrowed from Scotland: firm-and-fast turf, ball roll, links bunkering. The course made its largest competitive jump in the 2023-24 Golf Digest 100 Greatest Public ranking, up 25 spots, a leap larger than any other course on the list.
The course, by the numbers
Designed by David McLay Kidd. Opened 2008. Fescue blend (Chewings + Creeping Red) with Colonial Bentgrass. Bunker sand sourced from Florence, Oregon. Operating season generally April 1 to November 1.
Par
72
Yardage (Kidd tees)
7,298
Course rating
74.8
Slope (Kidd tees)
144
Recognition that travels
#57
Golf Digest America's 100 Greatest Public Courses
2023-24 ranking · up 25 spots from prior list (largest jump on the list)
#1
Conde Nast Traveler · PNW & Alaska Resort
2023 Readers' Choice Awards. Returned to #1 in 2025 for the 8th consecutive year
#10
Best courses in Oregon
Up from #14 prior ranking · Golf Digest state list
2008
Best New Course You Can Play (national)
Golf Magazine · year Tetherow opened · McLay Kidd named Architect of the Year
Tetherow build timeline
2004
Planning begins as "Cascade Highlands"
2005
Rebrand to "Tetherow" after pioneer Solomon Tetherow
2008
Golf course + clubhouse open
2009
Tetherow Grill opens · van der Velde + Willemstein acquire
2014
Tetherow Lodges (hotel, 50 rooms) opens
2016
Event Pavilion + vacation rental program launch
2017
Tetherow Sport (fitness) + Solomon's restaurant open
2024
$3M clubhouse renovation · ownership announces hotel sale process
The signature hole
The #13, par 3, dropping into the desert.
Most Tetherow rounds peak at the par-3 13th.
A short-iron downhill across native scrub, Cascade horizon on the back wall, no bailout left.
Kidd's tribute to a North-Berwick original. It's the hole that ends up on the wall in the clubhouse. It's the hole new members want to play first. And it's the one Tetherow homeowners talk about at dinner.
Yardage
175
Par
3
Elevation drop
45 ft
Lifestyle + amenities
What you actually live with, day to day.
Tetherow is not just a golf course with houses around it. Eight on-property assets plus the Shevlin Park trail network across the road. What follows is the full inventory.
Dining
Solomon's
The full-service course-facing restaurant. Opened 2017 in the clubhouse, then refreshed in the 2024 renovation with an intimate dining-room expansion. Cascade-and-fescue dining room with course views.
Open to public · reservations via Tetherow Resort
Dining
The Row
Casual gastropub at the clubhouse. The locals' room. Quick lunches off the course, après-round beer, family-friendly through the afternoon.
Open to public · walk-in
Dining
Tetherow Café
Coffee, breakfast, grab-and-go. Open early. The first stop for a Tetherow morning before the trailhead or first tee.
Open to public · 7am to 2pm seasonally
Wellness
Tetherow Spa
Full treatment menu inside the Lodges. Massage, facial, body services, post-round recovery. Operated under the Tetherow Resort umbrella. Homeowner-member discounts apply.
Open to public + members
Fitness
Tetherow Sport
Fitness center + studio. Cardio, strength, group classes, personal training. Opened 2017 inside the Lodges expansion. Resort-and-member access.
Members + Lodge guests
Racquet
Pickleball + tennis courts
On-property courts. Booking-managed in season. Member-priority access in summer. The courts are the fastest-growing social engine at the resort after the clubhouse itself.
Members + Lodge guests · seasonal
Winter
Nordic + snowshoe trails
Groomed Nordic loops on the course off-season. Tetherow turns into a quiet Nordic destination once the snow line drops. Shevlin Park trail network sits across the road for the lifted-snow weekends.
Member access · weather dependent
Trails
Shevlin Park · 660 acres
City of Bend's largest urban park sits five minutes from the Tetherow gates. 660 acres of pine, Tumalo Creek, and a multi-loop trail system that connects west out into the National Forest land.
The Tetherow Club
Membership tiers, what they cost, and the waitlist reality.
Most Tetherow homeowners join. A meaningful minority do not. Here's what each tier actually buys, and where the waitlist sits today. Initiation and dues figures change annually. Exact current pricing requires the Tetherow membership office.
Full club
Golf membership
Unlimited course access. Tournament eligibility. Member tee-time windows. Locker, range, practice facility. The default for buyers who came to Tetherow for the golf.
- InitiationConfirmed at office
- Monthly duesConfirmed at office
- Food + bev minimumYes
- Trail feesIncluded
Limited access
Sport / fitness
Tetherow Sport access. Pool, spa, fitness studio, group classes. Locker. Member dining privileges at Solomon's and The Row. No golf course access included.
- InitiationConfirmed at office
- Monthly duesConfirmed at office
- F&B minimumLight
- Course accessPay per round
Social
Social membership
Clubhouse + dining + spa + event access. Pickleball + tennis privileges (member booking). Course access on a limited number of dates per year. The frequent option for non-golfers who married into Tetherow.
- InitiationConfirmed at office
- Monthly duesConfirmed at office
- F&B minimumYes
- Course rounds / yearAnnual cap applies
Club initiation and dues schedules change annually and are not published on the Tetherow public site. The Tetherow membership office (844-431-9701) confirms today's rate sheet, current waitlist, and the resale-transfer process when a home changes hands. Whether the club membership transfers with the home, and at what discounted re-initiation, is the single most important diligence item on a Tetherow purchase. We walk every buyer and seller through it on day one.
Current events
What your neighbors are talking about.
Refreshed quarterly. Sourced.
2025 · CONDE NAST 8TH CONSECUTIVE YEAR
Tetherow Resort returns to #1 PNW Resort in Conde Nast Readers' Choice for the 8th consecutive year.
Most resort communities in Central Oregon do not have this kind of brand decade in their pocket. It is the single strongest data point for a Tetherow seller pitching a national buyer. A Conde Nast top-resort plaque travels in places "Top 100 home builders in Oregon" does not.
Sources: Source Weekly · Tetherow Resort blog
JULY 2025 · RESOLVED
Cram Fire smoke at 64,000+ acres.
Bend logged 14 days of "unhealthy for sensitive groups or worse" air in 2024, with smoke from regional wildfires returning hard in summer 2025 via the Cram Fire. No reporting indicates Tetherow itself was directly threatened, but smoke is a real factor in resort-season programming and an honest disclosure for any out-of-state buyer doing their first-summer due diligence. Worth knowing when you list: buyers will ask. We have a clean answer.
JANUARY 2024 · STILL ONGOING (16+ MONTHS)
Ownership selling the hotel + F&B + vacation rentals. Keeping the golf club.
Chris van der Velde and his partners announced intent to sell the Tetherow Lodges, Event Pavilion, all restaurants (Solomon's, The Row, Tetherow Café), and Tetherow Management LLC (the vacation rental property management arm) through JLL Capital Markets. The golf club and all recreational facilities are NOT for sale. Public statements signal proceeds will be reinvested into golf-club amenity expansion. As of today, no public reporting confirms a buyer or closed sale. We're watching it.
SPRING 2024 · COMPLETED
$3M clubhouse renovation finished ahead of the 16th golf season.
New members' area. Intimate dining room at Solomon's. Refreshed golf shop. New outdoor patio overlooking the course. Project managed via Tetherow's Troon operating partnership. Ownership spending on the club asset. The kind of capital reinvestment that anchors property values.
Sources: Troon press release
For sale right now
Tetherow active inventory. 23 homes on the market today.
Live MLS pull, sorted by list price. Each card links to the buyer track to schedule a showing.
Looking to buy
Ready to buy in Tetherow?
Three doors in. Schedule a showing on a specific home, get on the list for new Tetherow matches, or request the buyer's guide if you're still in research mode.
Prefer to talk first? Call Matt direct at 541.213.6706.
Highest intent
Schedule a showing
Pick a home from the active inventory above. We'll confirm a tour window inside the next 48 hours. Members-only homes are accessible via our broker relationships at Tetherow.
Set + forget
Custom Tetherow alerts
Tell us what you want. We'll email when new Tetherow homes match your criteria. No drip sequence, no spam, just the homes.
Soft start
The Tetherow buyer's guide
Request the in-depth Tetherow buyer's guide: HOA tiers, club membership, what each sub-neighborhood actually feels like, the builder roster, and how the resort handed Tetherow homes 27 closings in the last year. Delivered in your inbox.
Recent closings
What actually traded. Last 90 days at Tetherow.
Anonymized at the street level. Every number traces to a verified Oregon RMLS close-of-record. Price-per-square-foot and sale-to-list ratio computed against close price and original list. Sub-neighborhood = SubdivisionName on the public MLS record.
| Closed | Sub-neighborhood | Beds / baths | Sqft | Close | $/sqft | Sale-to-list |
|---|
Live close data from Supabase market cache · methodology v3-2026-05-07, computed May 31, 2026. Sale-to-list ratio is computed against original list price; price per square foot is computed against close price and reported living area. Larger floor plans show wider list-to-close gaps. The 12-month median sale-to-list at Tetherow is 93.6% across all closings.
Sub-communities
9 neighborhoods inside the 700-acre master plan.
Each with its own architectural guidelines, lot size, dues schedule, and turnover pattern. Drag, scroll, or use the arrows to browse. Tap any card for the sub-neighborhood profile.
1 OF 9
Who builds at Tetherow
The builder roster. Why it matters when you list.
Buyers in the $1.8M to $4M range buy a builder as much as a home. They know who builds tight, who manages a difficult subcontractor schedule, and whose 2018 work is showing its age. Naming your builder in the listing copy moves the home.
Hammer & Hand
Portland · Bend · custom + Passive House
Pacific Northwest leader on high-performance custom construction. Multiple completed Tetherow homes plus Passive House work across Bend. The builder buyers cite when they want net-zero or all-electric.
Tozer Construction
Bend · luxury custom + remodel
Local custom builder with multiple Tetherow Tartan Druim and Heath completions. Known for precision drywall and a clean turnover punch list.
Muddy River Construction
Bend · custom + design-build
Design-build operation with Tetherow Highlands Ridge and Outrider Overlook completions. Tight architect partnerships, willing to take on the harder lots.
Cascade Custom Homes
Bend · custom luxury
Long-running Bend custom shop. Active across multiple Tetherow sub-neighborhoods, particularly Heath and Crescent. Repeat-client business is the tell.
SunWest Builders
Bend · custom + remodel
Established Central Oregon GC with several Tetherow completions. Strong on schedule-management. Buyers from Portland and Seattle who want a known operator over the duration of a 14-month build.
The luxury production roster
Pahlisch · Brooks · Stone Bridge
The semi-custom builders that put up the Triple Knot townhomes, Trailhead Cairn Cottages, and earlier Crescent / Glen lots. Knowing which production builder built which sub-neighborhood is the kind of detail a buyer asks five seconds into the showing.
The pipeline
What's moving in the planning record + ownership filings.
Forward-looking. Updated quarterly.
tracking
The hotel + F&B sale (JLL listing, ongoing 16 months)
No public confirmation of a closed buyer as of May 2026. A new operator could trigger a brand refresh, rate-card change, F&B rebrand, or expansion application. Any of which would move the Tetherow comp set.
Source: Source Weekly
watching
Club amenity reinvestment plan
Ownership has publicly said proceeds from the hotel/F&B sale will be reinvested into golf-club amenities. The 2024 $3M clubhouse renovation already raised the bar. What gets built next will affect what Tetherow homes can ask.
Source: Troon press release
tracking
Bend CityView planning portal · Tetherow parcels
Active building permit pulls and any pending master-plan amendment applications.
Source: Bend CityView Planning Locator
completed
$3M clubhouse renovation finished (Spring 2024)
New members' area, intimate Solomon's dining room, refreshed golf shop, course-facing outdoor patio.
Tetherow vs the field
How Tetherow trades against the rest of the Central Oregon resort set.
Rolling-365-day median figures, methodology v3-2026-05-07, pulled May 31, 2026 from the Oregon RMLS feed. Single-family residential only. Resort communities are not interchangeable. The numbers below explain why.
| Tetherow | Pronghorn | Broken Top | Caldera Springs | Sunriver | |
|---|---|---|---|---|---|
| Median close (12mo) | $1,839,250 | $2,025,000 | $1,512,500 | $1,790,000 | $869,500 |
| Homes sold (12mo) | 28 | 9 | 42 | 35 | 121 |
| Median DOM | 28 days | 109 days | 37 days | 74 days | 43 days |
| Sale-to-list | 93.6% | 85.4% | 92.2% | 93.8% | 93.0% |
| Median $/sqft (closed) | $565 | $478 | $485 | $569 | $450 |
| Active inventory today | 23 | 13 | 16 | 24 | 52 |
What this means for a Tetherow seller. Tetherow homes are pricing-disciplined. 93.6% sale-to-list ratio with a 27.5-day median market velocity. Broken Top moves on similar inventory at lower price points. Pronghorn trades at a higher median, but the wider list-to-close gap tells you sellers there are leaving more money on the table. Caldera Springs is the closest peer at price-per-square-foot, but Tetherow's faster market velocity keeps Tetherow homes turning. The Sunriver number is whole-resort, not luxury-only, so it sits as the broader Central Oregon resort floor for context.
If you list
Marketing built for a Tetherow listing.
Specificity, sourced.
Your home is a David McLay Kidd home, in his hometown community, on a fescue course that jumped 25 spots on the Golf Digest list, in a master plan whose owner is recapitalizing the club asset. Every line of that matters when a buyer is evaluating $1.8M to $4M.
What goes into the listing:
- A value estimate built on actual Tetherow sales and how list prices have held up in your sub-neighborhood, not citywide comparables.
- Copy written to the Tetherow buyer profile: the 7-minute drive to Old Mill, the McLay Kidd hometown angle, the Conde Nast pedigree, the club reinvestment story.
- HOA disclosure-pack diligence: reserve study summary, pending special assessments, the right CC&R sub-section references for your sub-neighborhood.
- Staging keyed to your sub-neighborhood's architectural pattern. Tartan Druim's John Muir plans don't show the same as Triple Knot's townhome footprint.
- A fresh aerial pass over your home, your view corridor, your golf approach. No recycled stock drone footage.
Matt RyanOwner & Principal Broker · Ryan Realty LLC
Residential · Luxury Homes · RelocationOregon Principal Broker · License #201206613541.213.6706 · matt@ryan-realty.com
115 NW Oregon Avenue, Bend
What would your Tetherow home sell for today? Free, no pressure, no follow-up unless you ask.
A 12-page value report on your home, built against your sub-neighborhood, your floor plan range, your view category, and your HOA tier. Anchored to the 28 Tetherow homes that have sold in the last 365 days.
- Signed by a licensed Oregon principal broker, not an automated estimate like Zillow's
- Built on actual Tetherow sales, not citywide averages
- Shows how close homes are selling to list price, how long they're taking to sell, and which homes near you sold for what
- Delivered as a PDF. Yours to keep, share, or compare with another broker
- To your inbox with a confirmation text. No phone tag.
#201206613
OR Principal Broker
28
Tetherow homes sold, 12mo
93.6%
Avg sale-to-list price
Your Tetherow home value
Three quick steps. 12-page value report in your inbox.
Step 1 of 3 · Your home
Methodology
Where every number on this page came from.
Every figure on this page traces to a verified row in our database or a public source URL.
- Live market pulse. Computed against the City of Bend GIS Tetherow boundary and the Deschutes County recorded sub-plats. Oregon RMLS feed via
market_stats_cacherolling-365-day window, pulled May 31, 2026. Methodologyv3-2026-05-07. - HOA dues + management. Tetherow Owners Association, verified May 2026. Master $366/quarter. Sub-neighborhood schedule confirmed against the TOA neighborhood pages.
- HOA board composition. Tetherow Owners Association website, May 2026.
- Litigation history. Free Oregon Judicial Department records search, May 2026. Full clearance requires the OJCIN paid subscription.
- Tax filing posture. Inferred from absence of TOA listing in ProPublica Nonprofit Explorer, consistent with Form 1120-H filing.
- Course design, specs, rankings. Tetherow Resort, Tetherow blog (Golf Digest jump), GreensKeeper.org scorecard, Wikipedia (David McLay Kidd).
- Boundary centroid. Deschutes County GIS Subdivisions (union of all Tetherow phases). GIS source. Centroid lat 44.033760, lng -121.360915.
What's not on the page, and why. Reserve fund balance, current reserve study summary, active special assessments, and current Tetherow Club membership initiation fee + monthly dues. None are publicly disclosed. They're sourced via the resale certificate at point of sale or directly from the Tetherow membership office (844-431-9701).