Old Bend Real Estate Market Trends August 2026
A Big Median Price, Just Two Sales and a Month That Needs a Little Context
August produced some eye catching numbers in the Old Bend real estate market. The median sale price jumped to $3,175,000, the median price per square foot reached $785, and the two homes that sold generated a combined $6.35 million in sales volume.
Those are impressive numbers but there’s an important catch: only two homes sold.
That makes August a perfect example of why I like looking beyond the headline numbers when talking about smaller Bend neighborhoods. Two unusual sales can dramatically change what a monthly market report looks like.
Median Sale Price: $3,175,000
August’s median sale price was $3,175,000, up substantially from $2,048,442 in July and $939,000 in June.
Does that mean Old Bend home values suddenly skyrocketed? Not really.
With only two August sales, the median reflects those particular properties much more than it reflects a neighborhood wide change in value. Old Bend has a diverse mix of homes from smaller historic properties to extensively remodeled and higher-end homes so monthly medians can bounce around considerably. This month exemplifies that with the sale of the Desert Rain property at 22 NW Shasta Place, a fully regenerative home using amazing technology.
For comparison, a monthly median price average of about $1.37 million through August. That puts August well above the year to date trend.
It's an interesting month but definitely one where context matters.
Median Price Per Square Foot: $785
The median price per square foot came in at $785, down from July's $985 but still above the year to date monthly average of approximately $762.
Again, the small number of transactions matters.
Price per square foot has ranged from $556 in April to $1,138 in January, which shows just how different the properties selling in Old Bend can be from month to month.
That's one of the things that makes this neighborhood interesting and also makes broad averages less useful when trying to determine the value of a specific home.
Only Two Homes Sold
Old Bend recorded two sales in August, the same as July.
Those two transactions produced an impressive $6,350,000 in total sales volume, making August the highest volume month of 2026 so far.
Through August, the neighborhood has recorded 16 sales totaling $24,399,883.
So while Old Bend isn't producing a large number of transactions, there's certainly significant dollar volume moving through the neighborhood when higher end properties sell.
The Pricing Numbers Tell an Interesting Story
This is where August gets especially interesting.
The original list price to sale price ratio of approximately 92.10%, while homes sold for 95.50% of their list price at the time of sale.
That gap suggests some pricing adjustments occurred before the properties ultimately sold.
And that's worth paying attention to.
Even in a neighborhood as desirable as Old Bend, buyers appear willing to be patient when the price doesn't line up with their perception of value. Once sellers and buyers get closer together, transactions happen but simply being in a great neighborhood doesn't automatically eliminate price sensitivity.
Homes Took Time to Sell
The median market time jumped to 229 days, up from 161 days in July.
At first glance, that's a pretty dramatic number.
But once again, we're talking about two sales. If both were properties that had been on the market for an extended period, the monthly median is naturally going to look high.
What I do find interesting is that July and August both recorded long market times while still producing more than $10.4 million in combined sales volume.
That tells me buyers are out there for Old Bend properties but they may be willing to wait until the combination of property, condition and price makes sense.
Inventory Remains Limited
Old Bend ended August with just 7 active listings, down from nine in July.
Based simply on August's two sales, that's about 3.5 months of inventory.
Interestingly, seven active listings has been fairly typical for the neighborhood this year. January through June each ended with seven active listings before inventory briefly increased to nine in July.
So we aren't seeing a flood of homes coming onto the market.
Old Bend remains a relatively small, tightly held neighborhood where the available selection at any given time can be limited.
Both August Buyers Used Financing
Another interesting little wrinkle: both August purchases were financed.
There were no cash purchases.
That's notable given the $3.175 million median sale price. Higher end Bend neighborhoods are often associated with cash buyers but August is a reminder that substantial transactions are still getting done with financing.
Through the first eight months of the year, an average of 0.75 cash sales and 1.25 financed sales per month, so financed purchases have actually represented the larger share of Old Bend transactions.
What Does August Really Tell Us?
Probably not that Old Bend suddenly became a $3 million neighborhood.
What August does tell us is that high value properties are selling, buyers remain interested in Old Bend, and limited inventory continues to be part of the neighborhood's story.
It also tells us buyers aren't necessarily rushing.
Two sales, a 229 day median market time and a 95.50% final list to sale ratio suggest buyers are willing to wait and negotiate even when they're purchasing some of the more expensive properties in the neighborhood.
For sellers, that makes realistic pricing particularly important.
For buyers, it means patience can sometimes pay off, even in one of Bend's most established and desirable neighborhoods.
Bottom Line
August was certainly an attention getting month for Old Bend: a $3,175,000 median sale price, $785 per square foot and $6.35 million in sales volume from just two transactions.
But the small sample size is the real story.
Rather than interpreting August as a dramatic jump in neighborhood values, I see it as another example of how the particular homes that sell can dramatically influence monthly statistics in a smaller neighborhood.
And that's why looking at Old Bend or any Bend neighborhood property by property is so much more useful than relying on a single headline number.
If you're thinking about buying or selling in Old Bend, I'd be happy to help you dig a little deeper and see what comparable homes are actually doing.
