If you follow real estate headlines, you've probably seen a lot of conflicting opinions lately.

Some say the market is slowing.
Others say prices will surge again.
Interest rates seem to dominate nearly every conversation.

But when buyers ask me directly, "Is now a good time to buy in Bend?" the answer usually requires more clarity than a simple yes or no.

After more than 20 years working in Bend real estate, I've found that understanding the actual conditions of the market is far more helpful than trying to predict the future.

Here are a few things practical buyers should be paying attention to right now.

Inventory: More Choices Than We've Seen in Years

One of the biggest shifts from the past few years is inventory.

During the peak market of 2020–2021, homes often received multiple offers within days — sometimes hours — of hitting the market. Buyers had very little time to evaluate properties or negotiate.

Today, the market feels noticeably different.

There are generally more homes available, which gives buyers the opportunity to:

• Compare neighborhoods more carefully

• Evaluate pricing across multiple properties

• Conduct proper inspections

• Make thoughtful decisions rather than rushed ones

For many buyers, this alone has made the home search process far less stressful than it was during the pandemic surge.

Buyer Competition: A More Balanced Market

Another major difference today is the level of buyer competition.

In 2021, many homes in Bend received multiple offers well above asking price. Escalation clauses and waived contingencies were common.

Today, competition still exists — especially for well-priced homes in desirable neighborhoods — but it's far more balanced.

Buyers often have the ability to:

• Negotiate price or seller concessions

• Include normal inspection timelines

• Evaluate homes without feeling pressured to act within hours

For practical buyers, this type of market is generally much healthier than the frenzy we saw a few years ago.

Interest Rates: The New Reality

Interest rates are a major part of today's housing conversation.

Rates are higher than the historic lows we experienced during the pandemic years — that's true.

But it's also important to remember that the ultra-low rates of 2020 and 2021 were historically unusual. Over the long arc of real estate markets, today's rates are actually closer to traditional norms.

Because of this, many buyers are adjusting their strategies by:

• Focusing on homes that fit comfortably within their monthly budget

• Thinking about the long-term value of the property

• Planning for the possibility of refinancing if rates change in the future

In other words, buyers are approaching the market more strategically, which is usually a good thing.

What Practical Buyers Should Focus On

Instead of trying to perfectly time the market, most successful buyers focus on a few key fundamentals.

Lifestyle fit
Does the home support how you want to live in Bend?

Location quality
Neighborhoods tend to matter far more over time than short-term market fluctuations.

Financial comfort
Does the purchase fit comfortably within your long-term financial plan?

Long-term ownership
Real estate typically rewards buyers who think in years rather than months.

When those pieces line up, market timing tends to matter much less.

Clarity Over Predictions

The Bend real estate market — like any market — will continue to change over time.

Trying to predict exactly where prices or interest rates will go next is difficult for anyone.

What tends to help buyers much more is clear information about the current market and a thoughtful approach to decision-making.

Market timing is rarely perfect.

But clarity usually leads to better decisions.

If you're thinking about buying in Bend or relocating to Central Oregon and want to understand what the market actually looks like right now, I'm always happy to talk it through.