Why Do Bend's Neighborhood Rentals Add Up to More Than the City Counts? Reading a Sold Median, Homes for Sale and Days on Market

How can fifteen areas hold 431 rentals when the city has 353?

The Realtor.com table gives rental properties by neighborhood: The Eastside 130, Mountain View 70, Larkspur 29, Southern Crossing 28, Old Farm District 27, Summit West 27, River West 31, Orchard District 18, Northwest Crossing 19, Century West 17, Southwest Bend 14, Boyd Acres 12, Aubrey Butte 7, Southeast Bend 2 and Rivers Edge Village 0. The sum is 431, which is 78 more than the headline of 353, a difference of 22%.

The page does not explain the gap. Neighborhood boundaries can overlap, a rental near an edge can be counted in two areas, and the table and the headline may be drawn on different days. The table's month-on-month column shows large moves, such as 371.43% in Mountain View and 176.47% in The Eastside, and a count that is changing that fast can differ between two parts of the same page. These are possible reasons and not statements of the source.

The year-on-year figure shows how small the base is. A rise of 700% means the count went from about 44 to 353, an eightfold change, if the percentage is exact. At the same time the median rent is down 7.69% to $2,017 and down 31.56% on three years. More rentals and falling rents are what a larger supply looks like.

Rents matter to a seller even when the house is not a rental. At $2,017 a month, the median rent comes to $24,204 a year, which is 3.2% of a $760,000 price. That is a small yield against the price of a house, and it is one reason investors have been slower to pay full asking prices. This is a rough reading, since the rent is a median of all rentals and the price is a median of sales, and it is this brief's inference.

For an owner, the useful reading is practical. A home that was a rental or could become one has a different buyer set from a home that was always an owner's residence, and a falling rent changes what an investor will pay. The headline median says nothing about that, and the table shows a market that is large, uneven and not perfectly counted.

Source: Realtor.com page as cited. The sums, the 78 gap, the shares and the eightfold change are this brief's arithmetic. The possible reasons for the gap are this brief's inference, since the page does not say. Commercial content; not independently verified.

Which median is the right one?

Realtor.com gives a median sold price of $760,000 for August, down 0.52% on the year, and a median listing price of $862,425, down 4.65%. The sold figure is $102,425 below the listing figure, or 11.9%, and the listing figure is 13.5% above the sold one. A listing median usually sits above a sold median when the homes that are for sale are larger or better placed than the homes that sell, or when asks run above final prices.

The brokerage's report gives $749,500 for single-family homes in August, down 5.7% from $795,000. That is $10,500 below Realtor.com's figure and is down much more on the year. The second brokerage gives $780,000 for July. The three figures are within about 4% of one another and come from different months, areas and home types. They cannot be put together, and each is a snapshot.

A seller can use the gap in another way. If the three figures are read as a range from $749,500 to $862,425, the spread is $112,925, or about 15% of the lowest. That spread is the room in which an owner's price can sit, and it is why a published median is a starting point for a conversation about a particular house and not an answer. The things that move a house inside the range are its location, its condition, its lot and its view, and a median knows none of them.

The price per square foot is a steadier guide. At $432 per foot, a $760,000 home is about 1,760 square feet. The listing price per foot is down 1.53% on the year, so the cost of a foot of space is about the same as a year ago, while the median asking price is down 4.65%. The two together suggest that the homes now listed are somewhat smaller on average, which is this brief's inference.

For an owner, the sale-to-list ratio of 100% on Realtor.com's page suggests that homes that sell fetch about their asking price on average. That is an average over homes that sold, and it says nothing about homes that were cut first or that did not sell. The brokerage warns that a price above the recent closings joins the homes that sit and then cut.

Source: Realtor.com and two brokerages as cited. The $102,425, 11.9%, 13.5%, $10,500, 4% and 1,760 figures are this brief's arithmetic. The remarks on why a listing median sits above a sold median and on smaller homes are this brief's inference. Commercial content; not independently verified.

How long does a Bend sale take, and how many homes compete?

Realtor.com gives a median of 64 days on market, down 8.33% on the year and up 11.86% on three years, and labels the market cool. The brokerage's report gives a median of 23 days for homes going pending. Those clocks measure different things: one runs from listing to the end of the sale and the other stops when a buyer signs. A home that goes pending in 23 days and closes a month later has been on the market for about 53 days.

The regional series shows the pace changing. The median days on market for the Bend and Redmond area was 52 in March, 50 in April, 57 in May, 64 in June and 69 in July. That is an increase of 19 days, or 38%, from April. A seller who lists now should expect to wait longer than a seller who listed in the spring.

Competition is large. Realtor.com counts 1,738 homes for sale, up 10.34% on the year and up 64.09% on three years. The brokerage counts 673 single-family listings and 3.9 months of supply, which it calls a seller's market by the standard measure of four months or less. The second brokerage counts 3.5 months and 527 listed. The Realtor.com headline is more than twice the brokerage count, and the pages do not say what the difference is.

The regional series counts 2,254 active listings in April and 2,728 in August, an increase of 21.0%. New listings fell from 650 in April to 488 in August, a drop of 24.9%. Price-reduced listings rose from 580 to 832 (Realtor.com, price reduced listings), an increase of 43.4%. In August, 30.5% of the active listings had a cut.

Source: Realtor.com, the brokerage report, the second brokerage and the regional series as cited. The 53 day estimate, the 19 day and 38% figures and the other changes and shares are this brief's arithmetic. The reading of the two clocks is this brief's reasoning. Commercial content; not independently verified.

Does the table of areas describe Bend?

The Realtor.com table lists homes for sale in fifteen areas: The Eastside 319, Mountain View 107, Old Farm District 107, Boyd Acres 101, Aubrey Butte 88, Larkspur 74, Century West 73, Summit West 64, River West 56, Southwest Bend 53, Orchard District 37, Southeast Bend 34, Northwest Crossing 28, Southern Crossing 24 and Rivers Edge Village 19. The sum is 1,184, which is 68.1% of the headline of 1,738. The other 554 homes are in no named area.

The medians that go with the table run from $585,000 in Mountain View to $1,291,250 in Aubrey Butte, a ratio of 2.2 to one. Northwest Crossing is $979,950 at $597 per square foot, the highest price per foot. Summit West is $1,092,500 at $517, River West is $997,250 at $534, Century West is $987,000 at $479, The Eastside is $609,450 at $338 and Mountain View is $585,000 at $322, the lowest. The highest price per foot is 1.85 times the lowest.

The year-on-year column varies widely. Orchard District has 63.33% more homes for sale than a year earlier, Northwest Crossing 31.03% more, Southeast Bend 26.32%, The Eastside 21.37% and River West 21.31%, while Old Farm District has 12.20% fewer and Aubrey Butte 1.74% fewer. The Eastside holds 319 homes, 18.4% of the headline.

Two areas stand out for opposite reasons. Northwest Crossing has only 28 homes for sale but the highest price per foot, and its count is up 31.03%, so the buyers there pay for a particular place and a small supply. The Eastside has the largest count of all, 319, the lowest middle-range price per foot and the most rentals, 130. A seller in one of them faces a very different crowd of competitors from a seller in the other, and the same agent advice will not fit both.

For an owner, the table shows that Bend is many markets. A home in a west-side area at close to $1 million and a home in an east-side area at about $600,000 are both Bend, and they share a median only on paper. The nearest sales in the same area, size and age give the best guide, and the headline median does not.

Source: Realtor.com page as cited. The sum of 1,184, the 68.1%, 554, 2.2, 1.85 and 18.4% figures are this brief's arithmetic. The row for nine other areas combines Century West 73, Summit West 64, River West 56, Southwest Bend 53, Orchard District 37, Southeast Bend 34, Northwest Crossing 28, Southern Crossing 24 and Rivers Edge Village 19 (388 in all). Commercial content; not independently verified.

What does the Census say about owners and empty homes?

The Census data is for the postal area that includes Bend, which is not the same as the city. It has 6,661 residents and 8,186 housing units, of which only 3,085 are occupied. There are 5,101 vacant homes, 62.3% of the total. Owners hold 2,743 of the occupied homes, 88.9%, and renters 342, 11.1%. The median household income is $85,272, and the median gross rent is $2,204.

The vacancy figure needs care. The survey counts a home as vacant when nobody lives there as a usual residence at the time of the interview, so second homes and vacation rentals appear as vacant. That is a reading of how the survey works. It suggests a postal area with many homes owned by people who live somewhere else for part of the year, and that group sells for different reasons and on a different calendar from a family that lives in the house.

The owner-estimated median home value is $647,600, with a margin of error of $60,012, or 9.3%. That is 15% below the Realtor.com sold median of $760,000 and 25% below the listing median of $862,425. The postal area therefore appears to be a lower-priced part of the market than the city as a whole, and its numbers should not be used for the city. The median year built is 1992, and 2,055 homes, 25.1%, were built before 1980.

Taxes, insurance and upkeep are the costs that a second-home owner meets even when nobody is living in the house. A seller who owns a home that is empty for much of the year pays for the roof, the heating, the yard and the insurance through the months of a long listing. Each extra month on the market has a carrying cost, and a longer wait of the kind the regional series shows, from 50 to 69 days, adds to it. A sale with a fixed date removes that uncertainty, and an owner who lives elsewhere does not have to keep returning to prepare the house for each showing, meet a stranger or wait for a repair visit before the next one.

The stock is spread across four decades. Homes from the 1990s number 2,031, 24.8% of the total, from the 1970s 1,708, from the 1980s 1,644 and from the 2000s 1,507. Homes built since 2010 number 949, 11.6%. A house from the 1990s is thirty years old, and its roof, heating and windows are near the end of their lives, and a buyer's inspection will say so. Readers comparing markets can also read the Lake Oswego brief and the Bend brief.

Source: U.S. Census Bureau, American Community Survey 2020-2024 and Realtor.com as cited. Shares, gaps and sums are this brief's arithmetic. The remarks on second homes and on equipment are this brief's reasoning and not statements of the Census.

What should an owner ask, and what does a private sale change?

An owner can test any offer, public or private, with plain questions. What is the price, and is any part of it conditional on an inspection, a loan or the sale of another home? What will I take home after every charge? When will the sale close, and can the date move? Who pays for the repairs a buyer asks for?

A market with a wide spread of areas has more. Which recent sales are true comparables for my area, size and age? How many days did they take to go under contract, and did they cut first? The regional median listing price was $709,900 in May and $699,900 in September (Realtor.com, median listing price), a drop of 1.4%. Is my price set for the 23 days that the brokerage gives for homes going pending, or for the 64 days of Realtor.com's median?

Maison Off-Market buys homes directly from their owners. It does not list a home, hold showings or put a home on a public listing. For a Bend owner, the five benefits are plain. There are no showings and no neighbors talking about the sale. The closing date can be flexible, which gives time to find a new home. There are no commission costs and no closing costs for the seller, and there are no inspections and repairs.

A little arithmetic shows what that is worth. Each 1% of a $760,000 sale is $7,600. A seller who gives up 3% gives up $22,800, and one who gives up 5% gives up $38,000. This brief does not claim that those are the costs of any sale, since the real figures depend on the agreement the seller signs. It shows how quickly a percentage becomes a sum. The brokerage notes that seller credits toward closing costs have been common in Central Oregon closings, which is a reminder that the price on the contract and the money received are not always the same.

Maison Off-Market speaks only to sellers. An owner who wants to see what a direct offer would look like can use the contact form below, or call 401-219-4207, and ask for a figure with no showings, no listing and no obligation.

Source: Maison Off-Market, the brokerage report and the regional series as cited. The 1.4% and fee figures are this brief's arithmetic and not claims about any sale. The questions are this brief's general reasoning and not statements of any source.

Methodology and limitations

Prices, price per square foot, days on market, listing and rental counts, rents, the sale-to-list ratio and the neighborhood table come from a national listing site page with key indicators as of August 2026. Sales counts, medians, months of supply and days to pending come from two brokerage reports for July and August 2026. The sources cover different months, geographies and home types and are not independently verified.

Age, tenure, vacancy, income, rent and owner-estimated value come from the American Community Survey 2020-2024 five-year estimates for the postal-code area that includes Bend. The area is not the city. Shares are calculated from published counts, and owner-estimated value carries a margin of error.

Days on market, active and new listings, median listing price and price reduced counts are Realtor.com series published by the Federal Reserve Bank of St. Louis for the Bend and Redmond area. They describe the region and not the city. Implied sizes, gaps and sums are this brief's arithmetic. The brief makes no forecast and values no home.

Conclusion

The Bend record shows a sold median of $760,000 or $749,500 depending on the source, 1,738 or 673 homes for sale, 64 days on market against 23 days to pending, rentals that sum to 431 against a headline of 353, and a table of areas that runs from $585,000 to $1,291,250. It describes a market that is large, uneven and counted in different ways, in which the area and the price decide how long a home waits.

It does not fix a price for any one home. The choice between a public listing and a private sale comes down to whether an owner would rather meet showings, inspections and a repair list or take privacy, a flexible closing date, no commission, no closing costs and no inspections or repairs. To see what a direct offer would look like for your home, use the contact form below or call 401-219-4207.