Fall is settling into Central Oregon and Bend’s housing market is moving at a more measured pace. Homes are selling, prices remaining within a familiar range with buyers generally have more time to consider their options.
For sellers, the message is straightforward, presentation and realistic pricing make a difference. For buyers, there may be opportunities to negotiate, particularly when a home has been sitting for a while.
Here’s a closer look at the September numbers from the October 2026 Beacon Report.
Prices edged up, with some perspective needed
Bend’s median single family sale price reached $728,000 in September, up from $721,000 in August. That’s an increase of about 1%, while remaining roughly 6.4% below September 2025’s median of $778,000. The average of the monthly median prices since May 2023 has been around $736,000. This September’s figure sits close to that broader view.
Of course, a monthly median doesn’t tell us that every home gained or lost value. It’s the midpoint of the homes that sold and it changes with the mix of properties closing each month. A month with more high end sales can look quite different from one with more modestly priced homes. For your own home, the most useful comparisons are still recent sales of similar properties, along with the homes buyers can choose from today.
Price per square foot softened slightly
The median sale price per square foot came in at $358, compared with $360 in August and $362 a year earlier. That’s a modest change, and it supports the picture of pricing moving within a relatively familiar range. The report’s recent history shows many monthly readings in the mid $300s, with occasional moves above and below that level. Price per square foot is helpful context but it needs some interpretation. Location, condition, lot size, home size and quality of construction can all affect the number. It’s one part of evaluating a property, rather than a price tag to apply to every home.
Sales slowed from the summer peak
September recorded 155 single family sales, down from 160 in August and 201 in June. Compared with previous Septembers, sales were below 2025’s 180, above 2024’s 143 and above 2023’s 135. So, while the pace has eased from the summer selling season, buyers are still purchasing homes. I see this as a market where buyers are being more selective and sellers need to give them a clear reason to choose their property.
Homes are taking longer to sell
The median time on market for homes sold in September was 38 days, up from 34 days in August and 27 days in July. Earlier this spring, April and May both recorded medians of just 13 days. That gives buyers a little more breathing room than they had during the faster spring market.
For sellers, it also means a home may need more time to find the right buyer. These figures describe homes that actually sold; they don’t tell us how long every currently listed home has been waiting. If showings or offers are scarce, I recommend looking closely at the price, presentation and how comparable listings are faring rather than simply assuming more time will solve the problem.
Inventory dipped, even as the sales pace eased
The report shows 492 current listings and approximately three months of inventory, down from 3.5 months in August. The Beacon Report calculates this inventory measure using current listings and the preceding 12 months’ sales pace. It’s a broad measure of available supply. Three months of inventory does not establish a buyer’s market. My view that current conditions are favoring buyers, this comes from the combination of slower sales, longer marketing times and the opportunities that can develop around individual listings.
Those opportunities vary by neighborhood, price range, and property. A well presented and priced home, putting your best foot forward, will attract more buyers to your doorstep.
Cash and conventional buyers remain active
September included 46 cash purchases and 96 conventionally financed purchases. Cash transactions increased from 44 in August, while conventional transactions declined from 99. It is amazing how consistent this mix is from month to month. It tends to ebb and flow with the rise and fall of mortgage interest rates for financed buyers along with the strength of the stock markets for cash buyers.
What this means for your next move
If you’re buying, this is a good time to compare homes carefully and ask questions about pricing, condition and how long a property has been available. Depending on the listing, there may be room to negotiate on repairs, price or closing contributions.
If you’re selling, the fundamentals make a difference! Make your home inviting, address obvious concerns and price it against today’s competition not where your neighbor sold their home for five years ago. Buyers have time to compare, they have access to an incredible amount of information about your home and the surrounding comparable homes. To win the day, your home needs to stand out for the right reasons.
Having called Bend home since 1976, I know how much the appeal of a home depends on its setting and the lifestyle around it. The citywide numbers are a useful starting point; the next step is understanding how they apply to your neighborhood and your plans.
Thinking about buying or selling? Let’s talk through what’s happening in your corner of Central Oregon.
