Prices Ease, Buyers Stay Active, and Well-Priced Homes Are Selling Close to Asking
August brought an interesting mix of numbers to the Mt View real estate market. The median sale price moved lower, available inventory declined from July and sales slowed slightly. At the same time, the homes that did sell closed at 99.28% of their list price at the time of sale.
That combination tells a more interesting story than simply looking at whether prices went up or down.
Median Sale Price: $558,388
The median sale price for August was $558,388, down from $587,500 in July and $599,950 in June.
That puts August below the 2026 monthly average of approximately $572,400 through August.
But I wouldn't read that as meaning Mt View home values suddenly dropped. With only 14 sales during the month, the mix of homes that happen to close can have a noticeable effect on the median. The neighborhood has seen monthly median prices range from $499,500 to just under $600,000 so far this year.
Median Price Per Square Foot: $348
The median price per square foot came in at $348, almost unchanged from July's $350.
That's an interesting contrast with the decline in median sale price.
Price per square foot has averaged approximately $333 through August, so August was actually above the year's monthly average. That suggests the lower median sale price may have had more to do with the particular homes that sold than with a broad decline in values.
It's another good example of why I prefer looking at several statistics rather than relying on median price alone.
14 Homes Sold
There were 14 sales in August, compared with 18 in July and 19 in June.
So activity has slowed from the early summer pace but buyers haven't disappeared.
Through August, Mt View has recorded 112 sales totaling nearly $65 million in sales volume. August alone accounted for $8,148,775.
With summer winding down, some slowing isn't particularly surprising. What will be worth watching is whether the number of sales continues to decline as we move into fall or settles into a more typical seasonal pace.
Buyers Are Paying Close to the Final Asking Price
This may be the most interesting part of August's numbers.
The homes that sold closed at 96.77% of their original list price, but 99.28% of their list price at the time of sale.
That difference matters.
It suggests that some sellers had to make adjustments after initially coming to market. But once those homes reached a price buyers considered reasonable, there wasn't much negotiating left.
We've seen a similar pattern elsewhere in Bend this summer: buyers are willing to buy but they're paying close attention to value.
For sellers, that makes getting the price right preferably sooner rather than later increasingly important.
Inventory Came Down
Mt View finished August with 49 active listings, down from 54 in July.
With 14 sales during August, that's roughly 3.5 months of inventory based simply on the month's sales pace.
That's considerably different from some of the higher-priced neighborhoods we've been following, where the ratio of available homes to monthly sales has become much larger.
Mt View buyers have choices but the numbers don't suggest an overwhelming supply of homes.
Homes Are Taking a Little Longer to Sell
Median market time increased to 22.5 days, compared with just 7 days in July.
That sounds like a large jump, but July was exceptionally quick. Looking back through the year, market time has varied considerably from 14 days in May to more than 100 days in February.
So August's 22.5 days doesn't strike me as particularly concerning.
Instead, it reinforces something we're seeing across Bend: buyers have enough choices that they can take a little more time before making a decision.
Financing Continues to Play an Important Role
August's sales included 3 cash purchases and 11 financed purchases.
That's an important characteristic of the Mt View market. Unlike some of Bend's higher-priced neighborhoods, where cash buyers can represent half or more of monthly transactions, Mt View continues to rely heavily on buyers using financing.
That makes mortgage rates and overall affordability particularly important when we're trying to understand where demand may be headed.
What It Means
For buyers, Mt View continues to offer a relatively active market with a reasonable amount of inventory. You have more opportunity to compare homes than you did during the extremely tight markets of a few years ago, but August's 99.28% final list-to-sale ratio tells us that appropriately priced homes aren't necessarily leaving much room for aggressive negotiation.
For sellers, there's an equally useful message.
The difference between receiving 96.77% of the original asking price and 99.28% of the final asking price suggests the market is doing a pretty good job of identifying value. A home that starts too high may need an adjustment, while one that reaches the right price can still attract a buyer willing to pay very close to asking.
Bottom Line
Mt View's August market looks active and relatively balanced.
The median sale price eased to $558,388, but the median price per square foot remained steady at $348. Fourteen homes sold, inventory declined to 49 listings, and successful sales closed at 99.28% of their final asking price.
For me, that's the number that stands out.
Buyers are being selective, but they're still willing to act when the home and the price make sense.
And that's why neighborhood-level statistics are so useful. What's happening in Mt View can be quite different from Bend as a whole or even another neighborhood just a few miles away.
If you're considering buying or selling in Mt View, I'd be happy to help you look beyond the averages and see how these trends apply to a particular property.
