July 2026 in Bend: Quiet Phones, Telling Numbers
July was slow. Suzanne Moore, founder of the Central Oregon Investor Network and a licensed Oregon Realtor based in Bend, put it plainly in the latest market update: "July was a snooze fest." Colleagues, lenders, and fellow agents across the region agreed — phones were quiet, buyers were on vacation, and the Sisters-area fires pulled attention further away from real estate. That context matters when you read the numbers below.
The July 2026 Numbers for Bend Single-Family Homes
- Median sale price: $780,000 — up 7% from June, down 2.5% from a year ago
- Homes sold: 187 — down from last month, but up from the same month last year
- Days on market: 27 days — up from 18 days in June and above last year's 21 days
- Price per square foot: No meaningful change from last month or last year; slightly higher than a year ago
The jump in days on market — nine more days than June — reflects seasonal behavior as much as anything structural. People come to Bend in July, but they come to hike and float the river, not necessarily to tour houses. The fires near Sisters added another layer of distraction and, for some homeowners, a reason to think seriously about selling.
Where Prices Stand Relative to the Peak
For context, Suzanne noted that the previous market peak landed in April 2025 at a median of $820,000. At $780,000, Bend sits roughly 6.25% below that high. Prices have held up better than many markets nationally, and price per square foot is actually running slightly above where it was a year ago. The market is softer, but it is not collapsing.
Two Very Different Markets Under One Headline
Here is the part that matters most for buyers and investors right now: the overall slowdown is masking a sharp split between property types.
On one end, a well-located, turnkey, attractively priced home — particularly one listed under a million dollars — can still draw a crowd. Suzanne's team competed for their buyers against 12 other offers on one property. It went over asking, with cash offers in the mix, and almost certainly closed above $1,000,000 despite the sub-million list price. That kind of frenzy is real, and it is driven by buyers who want walkable locations, modern interiors, and a price that feels like a deal relative to the neighborhood.
"There is still a lot of pent-up demand for particular properties. But basically everything else, buyers have serious leverage and negotiating power."
On the other end, the majority of inventory is sitting longer, and sellers are motivated. Suzanne's team sent out two offers in the past two weeks — both under asking price, both requesting $35,000 in seller credits — and both were accepted. Those credits can go toward buying down an interest rate, covering closing costs, or both.
What Buyers Should Know Right Now
- List price is a starting point, not a ceiling. Asking below list is reasonable on most properties right now.
- Five-figure seller credits are on the table. Don't leave them there.
- The seller does not hold all the cards on most homes in this market. You do.
- Skilled negotiation still matters. Getting a seller to accept or counter requires an approach that is assertive without being alienating.
Buyers who assume they cannot negotiate are leaving real money on the table. And sellers who are frustrated by the pace should know that the right pricing and presentation can still generate genuine competition.
What to Watch in August
Summer slowdowns in Bend are normal. The question is whether fall brings the typical uptick in serious buyers returning from vacation mode. Suzanne and her team track the data daily and will have a full August update next month.
If you want to stay ahead of the Bend market — whether you are buying your first investment property or adding to an existing portfolio — the PRIMO Private Money Academy is a resource built specifically for investors who want to move with confidence. And if you want to connect with other investors doing deals in Central Oregon and beyond, join us at the monthly Central Oregon Investor Network meetup. Details are on the COIN website. Come ready to learn and ready to talk deals.
