More Competition, Plenty of Buyers and a Strong Finish...

Fall is arriving in Bend, the mornings are getting cooler and the Old Farm District real estate market seems to be settling into a pretty comfortable rhythm. September wasn't the neighborhood's busiest month of the year, nor was it the most expensive. But with 22 homes sold, a median sale price of $684,000 and more than $15.1 million in closed sales, it certainly wasn't a sleepy one either. What I like about September's numbers is the combination of more homes available, quicker sales and buyers who still managed to negotiate favorable terms.

Nine Months In, the Old Farm District Has Been Pretty Consistent

Before getting into September, it's worth looking at how the neighborhood has performed throughout the year. From January through September, the Old Farm District recorded 213 residential sales totaling $143,074,145. That's a substantial amount of real estate changing hands in one Bend neighborhood.

Monthly sales have ranged from 20 to 31 transactions, averaging just under 24 sales per month. Despite the usual seasonal fluctuations, buyer activity has remained relatively steady. March was the busiest month, with 31 sales. June and August each recorded 27, while September finished with 22. That consistency is encouraging. Rather than relying on a handful of exceptionally busy months, Old Farm has maintained a reasonably dependable flow of transactions throughout 2026.

And for a neighborhood with such a wide variety of homes, that's a pretty good indication of ongoing buyer interest.

September Prices Rebounded, but There's More to the Story

The Old Farm District's median sale price reached $684,000 in September, an increase of approximately 11.2% over August's $614,900. That's a nice rebound following August's softer numbers. But looking back through the year provides some useful perspective.

The median reached $725,000 in July, dropped to $614,900 in August, and recovered to $684,000 in September. Earlier in the year, the neighborhood recorded a median of $570,000 in March and $692,760 in June. Those swings are a good reminder that monthly median prices don't necessarily reflect how much an individual home's value has changed.

The Old Farm District includes everything from older single level homes to larger properties, updated residences and newer construction. The particular mix of homes closing in any given month can have a considerable impact on the median and September's median price per square foot provides another piece of the puzzle. At $365 per square foot, it was the highest monthly figure recorded in the spreadsheet so far this year. That's up from $336 in August and above the January through September monthly average of approximately $345.

It's an encouraging sign for sellers, although we'll want to see whether that pricing strength continues into October and November before calling it a trend.

Homes Are Spending Less Time on the Market

Here's some good news for homeowners thinking about selling. The median days on market dropped from 40 in August to 26.5 days in September, that's a meaningful improvement. The longer term numbers make the story even better.

Back in January, The Old Farm District's median market time was 81 days. February came in at 59 days and by May, that number had fallen all the way to 11. Summer brought a little more variation, with 14 days in June, 19 in July and then the jump to 40 in August. September's 26.5 days puts the neighborhood back below its nine-month average of approximately 33 days. So while the market isn't moving at May's blistering pace, homes that sold in September generally found buyers in a reasonable amount of time.

And that's happening in a market where buyers have more choices than they did just a month ago.

More Homes to Choose From

The Old Farm District finished September with 61 active listings, up from 51 at the end of August. That's almost a 20% increase in available homes. For buyers, additional inventory is generally welcome news. It means more opportunities to compare floor plans, locations, condition, lot sizes and asking prices.

For sellers, it means a little more competition. Using September's 22 closed sales, the neighborhood finished the month with approximately 2.8 months of inventory. That's up from just 1.9 months in August, although still below the roughly 3.3 months recorded in January. In other words, the Old Farm District has more inventory than it did at the end of summer but the market hasn't suddenly become flooded with homes. It's simply offering buyers a little more breathing room. Considering that homes sold faster in September despite the additional inventory, there appears to be a healthy level of demand for properties that meet buyers' expectations.

Buyers Aren't Afraid to Negotiate

One of the more revealing parts of September's market involves the difference between asking prices and final sale prices. According to the spreadsheet, homes sold for 94.54% of their original asking price and 97.86% of their asking price at the time of sale. Those figures tell two different parts of the same story. The original list to sale ratio suggests that some sellers needed to adjust their expectations from where they initially entered the market. The much tighter ratio between the final asking price and sale price suggests buyers and sellers were finding common ground once homes reached more competitive price levels. That's a pretty familiar pattern in today's Bend market, buyers are willing to purchase, but they're doing their homework. Sellers who recognize where their property fits within the competition are generally in a better position to get a transaction together.

September also included $56,700 in seller concessions across seven transactions. That's nearly one-third of the month's sales. Concessions can help buyers with closing costs or other negotiated expenses and they give sellers another way to put a deal together without necessarily making a larger reduction in the recorded sale price. This is a good reminder that the final sale price doesn't always tell the entire story.

Financing Continues to Drive the Old Farm District Sales

Of September's 22 sales, six were cash purchases and 16 were financed. That means nearly three out of every four buyers used financing. Looking at the first nine months of the year, financed transactions accounted for approximately 82% of Old Farm's sales. That's a significant share and helps explain why mortgage rates, monthly payments and overall affordability remain such important considerations for buyers in this neighborhood. Unlike some of Bend's higher priced neighborhoods, where cash purchases can represent a much larger portion of the market, the Old Farm District continues to attract buyers who depend on traditional mortgage financing. When financing is part of the equation, even relatively small changes in monthly payments can influence purchasing decisions.

For sellers, understanding that dynamic can help when evaluating offers, negotiating concessions and deciding how to position a property.

The Old Farm District Has Something for Just About Everyone

Beyond the numbers, there's a reason the Old Farm District continues to attract buyers. It's one of those Bend neighborhoods where you can find a pretty wide range of homes without having to venture far from everyday conveniences. There are established areas with mature trees and traditional homes, newer developments with contemporary floor plans, and properties offering a little more elbow room than you'd find in some of Bend's denser neighborhoods. Single level living is particularly appealing to many buyers and the Old Farm District offers a variety of options in that category.

Then there's the location, shopping, schools, parks, restaurants and access to other parts of Bend are all relatively convenient. For people who want a comfortable residential setting without feeling too far removed from everything, the Old Farm District checks quite a few boxes. With the neighborhood's variety of housing styles and price points, it appeals to everyone from first time buyers and growing families to people looking to downsize.

That diversity is part of what makes the neighborhood's real estate market worth following.

What Should Buyers and Sellers Expect This Fall?

September's numbers suggest the Old Farm District is heading into fall with a reasonably balanced combination of activity and opportunity.

For buyers, the increase in available homes is encouraging. There are more choices and the September concessions and sale to list ratios indicate that negotiating opportunities haven't disappeared. The decline in days on market is a reminder that desirable homes can still sell fairly quickly.

For sellers, September's higher median price and stronger price per square foot figures are positive developments. At the same time, additional inventory means pricing and presentation matter. A home that is well maintained, thoughtfully presented and competitively priced has a better chance of standing out. The days of assuming that any home will sell quickly simply because it's located in Bend are behind us. Frankly, a market where both sides have to pay attention to value is a good thing.

Looking Ahead

As we move into October, there are three things to pay attention to in the Old Farm District: whether inventory continues to increase, whether September's quicker sales pace holds up, and whether the stronger price per square foot figures carry into the next few months.

We've already seen the neighborhood move through several different market conditions this year. Prices have fluctuated, inventory has tightened and expanded, and market times have ranged from just 11 days to more than 80. Yet through all of that, sales activity has remained relatively consistent. That's encouraging for anyone with a stake in the Old Farm District real estate market.

A Solid September and a Pretty Good Year So Far

With 213 sales and more than $143 million in sales volume through September, the Old Farm District has demonstrated that buyers continue to see value in this part of Bend. September added another 22 sales to that total, with a $684,000 median sale price, 26.5 median days on market and 61 active listings at month's end. The neighborhood isn't without its challenges. Buyers are negotiating, sellers are offering concessions and additional inventory is creating more competition. Homes are still selling and the neighborhood continues to offer a broad mix of housing options and lifestyles.

For buyers and sellers, the opportunity is in understanding how an individual property fits into that bigger picture. That's where neighborhood specific market information becomes especially useful.

Thinking about buying or selling in the Old Farm District? I'm always happy to talk through the numbers, look at comparable properties, and help you get a better feel for what's happening in your particular corner of the neighborhood better feel for what's happening in your particular corner of the neighborhood.