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Todd Clark - Retired
Is your family looking to buy or sell in Washington County, Oregon? Then give me a call, I would love to help your family home! (503)-524-9494 http://www.IFoundYourNewHome.com
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Carla Muss-Jacobs, RETIRED
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All About Oregon Real Estate

By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Why Simplicity Is Becoming More Valuable in Luxury HomesLuxury has always evolved. What buyers considered luxurious twenty years ago is often very different from what attracts attention today. Trends change, design preferences shift, and lifestyles evolve. Yet one of the most noticeable changes in today's luxury market is not a new feature or architectural style. It is simplicity. Increasingly, luxury buyers are gravitating toward homes that feel calm, intentional, and effortless rather than overly complicated or designed to impress at every turn. In Bend and throughout many luxury markets, buyers are placing greater value on livability, quality, and authenticity than on excess. The result is a growing appreciation for homes that do more by doing less.Luxury Is Becoming More About Exper...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Buyer Activity Surges as Bend Home Prices Continue Modest GrowthThe Bend real estate market continued to strengthen in May 2026, with higher home prices, more closed sales, and a significant increase in pending sales compared to one year ago. While affordability remains a challenge for many buyers, the market has shown resilience. Demand remains healthy, inventory is still below last year's levels, and properly priced homes are attracting attention quickly. The strongest signal from May's numbers may be the surge in pending sales, suggesting buyer confidence remains intact heading into the summer market.Quick Market Snapshot – May 2026 Median Sales Price: $792,500 ↑ 2.7% Closed Sales: 158 ↑ 9.7% Sold Price Per Square Foot: $407 ↑ 1.6% % of Original Price Received: 97.7% ↑ 0.5% Cash Sale...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Why Some Luxury Homes Sell Quickly While Others Sit on the MarketNot all luxury homes sell at the same pace. In Bend's high-end market, some properties generate strong interest almost immediately. Showings are scheduled quickly, buyers engage, and offers often follow within a relatively short period of time. Meanwhile, other luxury homes can remain available for months despite impressive features, desirable locations, and significant marketing exposure. The difference is rarely explained by a single factor. Today's luxury buyers are thoughtful, selective, and increasingly focused on value, lifestyle alignment, and overall experience. Understanding what drives their decisions can help explain why some homes move quickly while others struggle to gain momentum.Luxury Buyers Have More Choic...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What's in the June 2026 Bend Premier Newsletter?The June 2026 version of the Bend Premier Real Estate Newsletter has great articles on Bend Real Estate trends, a fun summer recipe, an even better summer hike, how to prepare your patios and decks for summer use and the surprising gap between seller pricing expectations and reality. Buyer Activity Surges as Bend Prices Continue Modest Growth Grills Peach and Burrata Salad How to Maintain Decks and Patios for Long-Term Use Take the Paulina Lake Loop for Volcanoes and Hot Springs Surprising Gap Between Seller Expectations and Reality
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Hiking the Paulina Lake Loop: Hot Springs, Volcanic Views, and One of Central Oregon's Best Lake Trails There are some hikes in Central Oregon that leave a lasting impression, and the loop around Paulina Lake is one of them. Yesterday, we completed the 7-mile hike around Paulina Lake within the spectacular Newberry National Volcanic Monument. With only 207 feet of elevation gain, the trail is relatively easy by Central Oregon standards, but what it lacks in climbing it more than makes up for in scenery, geology, and unique features that simply don't exist anywhere else in the region.   A Lake Inside a Volcano Paulina Lake sits within the massive caldera of Newberry Volcano, one of the largest volcanoes in the Cascade Range. The caldera itself is nearly five miles across and contains bo...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What Luxury Buyers Notice Within the First Five Minutes of Touring a HomeLuxury buyers often spend considerable time researching properties before they ever schedule a showing. They review photos, study floorplans, compare locations, and evaluate features long before stepping through the front door. Yet despite all of that preparation, many buyers form their strongest impressions within the first few minutes of arriving at a property. That initial reaction is rarely about square footage or appliance packages. Instead, buyers are evaluating something much more difficult to quantify: how the home feels. In Bend's luxury market, that first impression often shapes the entire showing experience.The Sense of Arrival MattersLuxury buyers begin evaluating a property before they ever enter the h...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What Luxury Buyers Are Prioritizing Now in BendLuxury buyers in Bend are still active—but the way they evaluate homes has changed considerably over the past several years. A short time ago, demand often centered around urgency. Inventory was limited, competition was intense, and many buyers were willing to move quickly simply to secure a property in Central Oregon. Today's luxury buyers are approaching the market differently. They are more deliberate, more selective, and increasingly focused on how a home supports everyday living rather than simply how impressive it appears online. The shift is less about excess and more about alignment between lifestyle, quality, and long-term usability.Privacy and Setting Continue to MatterOne of the strongest priorities among luxury buyers today is p...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
The Bend Neighborhoods Buyers Are Watching Closely in 2026 Bend buyers are becoming more intentional about where they purchase—not just what they purchase. A few years ago, much of the market moved broadly together. Buyers often focused primarily on securing a home before prices climbed further or inventory disappeared. Today, the conversation has become more nuanced. Buyers are paying closer attention to lifestyle fit, long-term livability, access to recreation, privacy, walkability, and how individual neighborhoods function throughout the year. Different parts of Bend appeal to very different buyer priorities, and certain areas continue attracting stronger attention because they align closely with how people want to live in Central Oregon today. Northwest Bend Continues to Draw Lifes...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What Buyers Regret Most When Purchasing a Home in BendBuying a home in Bend is often tied to something bigger than real estate itself. For some buyers, it's about lifestyle. For others, it's a long-awaited move, a change of pace, or a decision tied to family and quality of life. Bend continues to attract buyers from across Oregon and well beyond because of what life here represents. That excitement is real—but it can also lead buyers to focus on the wrong things. Over time, certain patterns tend to emerge. The buyers who are happiest long-term are usually not the ones who chased the biggest house or the trendiest feature. They are the ones who understood how they actually wanted to live in Bend.Focusing Too Much on the Home and Not Enough on the LocationOne of the most common regrets bu...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Not every luxury home sale in Bend begins with a public listing. Some transactions happen quietly, with limited exposure and without ever appearing on the MLS. In many cases, the broader market never knows the property was available at all. To many buyers and sellers, that can seem unusual. After all, conventional wisdom says the more exposure a property receives, the better. In luxury real estate, that is not always the priority.Why Some Luxury Sellers Prefer PrivacyAt the high end of the market, privacy often carries significant value. Some sellers prefer to limit public visibility for personal, professional, or security reasons. Others simply do not want the disruption that can come with constant showings, online exposure, and broad public marketing. In certain situations, discretion...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
A few years ago, luxury real estate in Bend operated with a different rhythm. Demand was aggressive, inventory was limited, and buyers were often willing to make fast decisions with minimal hesitation. The momentum of the market itself carried many transactions forward. That environment has changed. Luxury buyers are still active in Bend, but they are approaching purchases differently than they did even two years ago. Expectations have become more refined, decisions more deliberate, and standards significantly higher. The luxury market has not disappeared. It has evolved.Buyers Are More Selective Than BeforeToday's luxury buyers are evaluating properties with greater discipline. They are not simply looking for square footage or price point—they are looking for alignment between value, q...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What is in the May 2026 Bend Premier Newsletter?Our latest newsletter has great articles on the following topics: Prices Pull Back While Buyer Activity Holds Steady Spring Herb Chicken Salad Croissants Small Kitchen Improvements With Big Impact The Historic Black Butte Hike Can Be Challenging How To Make Your Offer Stand Out This Spring  
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Prices Pull Back While Buyer Activity Holds SteadyApril 2026 shows a Bend real estate market that is adjusting—not collapsing. Pricing has come off noticeably from a year ago, but buyer activity remains stable and, in some areas, quietly improving. The result is a more balanced market where properly priced homes are still moving, while aspirational pricing is getting corrected.Quick Market Snapshot – April 2026 Median Sales Price: $705,000 ↓ 14.9% Closed Sales: 150 ↑ 1.4% Price Per Sq Ft: $397 ↓ 6.2% % of Original Price Received: 97.4% ↑ 0.7% Cash Sales: 32.7% ↓ 3.3% Sold Volume: $138,891,563 ↓ 9.1% Days to Close: 55 ↓ 14.1% Original List Price: $775,000 ↓ 4.6% New Listings: 253 ↓ 4.2% Pending Sales: 177 ↑ 18% Active Inventory: 495 ↓ 14.1% Months of Inventory: 3.3 ↓ 15.2% Unsold Listing...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
It's one of the most common strategies sellers talk about today:"Let's just put it on the market and see what happens."On the surface, it sounds reasonable. List a little higher, leave room to adjust, and let the market provide feedback. A short time ago, that approach often worked. In today's Bend market, it usually does not.What "Testing the Market" Really MeansIn practice, testing the market almost always comes down to one thing—starting above where the home is likely to sell and waiting to see if a buyer meets that number. The assumption is that interest will build, showings will provide insight, and pricing can be adjusted as needed. The problem is that the market doesn't respond that way anymore. Buyers don't engage at a high level and negotiate down. They compare quickly, make a ...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What Happens in the First 7 Days After Your Home Hits the Market in BendWhen a home hits the market in Bend, most sellers assume the process unfolds over weeks or even months. Showings build, interest develops, and eventually the right buyer appears.That's not how it works anymore. In today's market, the first seven days carry disproportionate weight. This is when buyers are paying the closest attention, when new inventory is evaluated, and when a home either gains momentum—or misses it.The First Week Is When the Market DecidesBuyers watch new listings closely. The moment a home hits the market, it is compared—quickly and directly—to everything else available at that price point. If the home aligns with expectations, activity follows. Showings are steady. Interest builds. In some cases,...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Why Overpricing a Bend Luxury Home Costs More in 2026 Than It Did Two Years AgoThere was a time, not long ago, when pricing a luxury home in Bend above market value didn't carry much risk. Inventory was limited. Demand—especially from out-of-area buyers—was strong. Even if a home started high, the market often closed the gap. Sellers had room to adjust without consequence.That is no longer the case. In today's market, overpricing a luxury home doesn't just slow the process—it can materially impact the final outcome.The Market No Longer Corrects for YouTwo years ago, the market often did the work. A home priced aggressively might still attract attention, generate showings, and eventually find its price through buyer feedback. Today, buyers are more selective and far less forgiving. When ...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Why Some Bend Homes Are Getting Multiple Offers Again—And Others Are SittingIf you've been watching the Bend real estate market, you've likely seen something that doesn't quite add up. One home comes on and sells quickly—sometimes with multiple offers—while another, similar on the surface, sits and struggles to gain traction.Same market. Different results.That gap is not random. It comes down to how precisely a home is positioned when it hits the market.The Market Has Become More SelectiveNot long ago, most homes in Bend generated interest simply by being available. That is no longer the case. Buyers are still active, but they are more disciplined. They compare options more carefully, question value more directly, and walk away when something doesn't align.The result is a split market. ...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Should I Accept an Offer with a Concession in Bend's 2026 Market? Not long ago, sellers in Bend rarely had to think twice about concessions. Offers came in strong. Buyers competed. Terms were clean. In many cases, sellers dictated the structure of the deal and moved forward with confidence. That is no longer the norm. In today's market, concessions are back—and they are becoming a central part of negotiations. Buyers are asking for closing cost credits, rate buydowns, repairs, and in some cases, a combination of all three. For sellers, the question is no longer whether concessions will come up. It is whether accepting them is the right move. What a Concession Actually Means A concession is simply a financial adjustment within the transaction. It does not necessarily mean a weaker offer...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What Actually Sells a Luxury Home in Bend Right Now (And What Doesn't)A few years ago, selling a luxury home in Bend was largely about timing. You could bring a well-presented property to market, and the conditions would do much of the work for you. Buyers were plentiful, competition was limited, and momentum built quickly. That version of the market is behind us.Today, the luxury segment in Bend has shifted into something more disciplined. Buyers are still active, but they are far more deliberate. They are studying the market, comparing options carefully, and making decisions with a level of scrutiny that simply wasn't present a short time ago. Homes are still selling every week—but they are not selling automatically. They are selling when the fundamentals are handled correctly, and wh...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
What is happening in the Bend real estate market right now?The Bend, Oregon real estate market in March 2026 is active but price-sensitive. Home sales and pending transactions are up over 20% year-over-year, while median prices have declined 7.4%. Buyers are active, but only when homes are priced correctly relative to current interest rates.Pricing Softens While Buyer Activity AcceleratesMarch 2026 shows a very clear shift in the Bend real estate market: prices pulled back while activity picked up. This is not a contradiction—it's exactly how a transitioning market behaves.The median sales price came in at $685,000, down 7.4% year-over-year, and price per square foot dropped 3.6% to $375. At the same time, closed sales jumped 20% and pending sales rose 20.7%, signaling that buyers are a...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
A Market That Has Shifted—But Not DisappearedThe Bend, Oregon real estate market has changed. The pace is no longer what it was during the peak surge of 2020–2022. Homes are not selling instantly, and buyers have more time to evaluate options. But interpreting that shift as weakness would be a mistake. Especially in the luxury segment.What Has Actually ChangedToday's market is more balanced. That means: Buyers have more choices Sellers must price correctly Homes need to be properly positioned Negotiation has returned For luxury buyers, this is not a negative—it's an opportunity to make more deliberate, informed decisions.What Has Not ChangedThe core drivers behind Bend's appeal remain intact: Access to year-round outdoor recreation Strong lifestyle draw for relocation buyers Limited lan...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Understanding Luxury Home Values in Central OregonA Market Defined by More Than PriceFor buyers entering the Bend, Oregon market, price alone doesn't tell the full story—especially in the luxury segment. A $2 million home and a $5 million home in Bend are not simply different in size or finish. They often represent entirely different lifestyles, locations, and long-term value profiles. Understanding those differences is critical before beginning your search.The $2M–$3M Range: Location and Entry-Level LuxuryAt this price point, buyers are entering the luxury tier—but with limits.Typical characteristics include: Well-designed homes in established neighborhoods 2,500–4,000+ square feet Quality finishes, though not always fully custom Smaller lots Possible—but not guaranteed—mountain views ...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Should I Lower the Price of My Bend Luxury Home?If your luxury home in Bend isn't selling, the question comes quickly—and often with hesitation:"Should I lower the price?"For many sellers, the instinct is to wait. To give the market more time. To hope the right buyer eventually comes along. Sometimes that works. Most of the time, it doesn't. In today's Bend luxury market, price is not just a number—it's a signal. And if that signal is off, buyers don't engage. They move on.Why Price Matters More in the Luxury MarketAt the high-end level, pricing behaves differently than in lower price ranges. Luxury buyers are: Highly informed Less time-sensitive Comparing options across a wider geographic range They are not just asking, "Do I like this home?" They are asking, "Is this the right decisio...
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By Lynnea Miller, Premier Real Estate Service in Central Oregon
(Bend Premier Real Estate)
Why Isn't My Luxury Home in Bend Selling?If your luxury home in Bend isn't selling, the frustration tends to be sharper—and more confusing. Because at this level, sellers expect that quality should carry the sale. In today's market, it doesn't. The $1M+ segment in Bend is still active, but it has become significantly more selective. Buyers in this range are not just purchasing a home—they are evaluating lifestyle, long-term value, and opportunity cost.And when something doesn't align, they don't negotiate.They step back.1. Pricing Above the Market Doesn't Create Negotiation—It Creates SilenceIn the luxury segment, overpricing has a different effect than in lower price points. It doesn't lead to offers below asking. It leads to no offers at all.Luxury buyers are highly informed. They are...
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