Bend Broker Panel: New Construction Insights You Need to Know

Framed by ponderosa pines and the winding Deschutes River, Bend, Oregon has long been known as the adventure capital of the Pacific Northwest, a playground of epic skiing, world-class mountain biking, exceptional golf, and endless outdoor pursuits. Today, its story is also one of transformation. Among the fastest-growing cities in the nation, Bend’s population climbed from about 100,000 in 2020 to roughly 105,000 in 2023 and is projected at 108,000 in 2025, an annual growth rate of 1.5–2.1%. Portland State University estimates it will top 150,000 within 25 years.

Bend today is defined not only by outdoor recreation but by reinvention, visible in the surge of tasteful new construction reshaping its neighborhoods. From riverfront townhomes to multimillion-dollar residences in Tartan Druim and Discovery West, the city is building a future that reflects its natural beauty, vibrant, varied, and full of life.

Cascade Hasson Sotheby’s International Realty CEO Steve Studley recently brought together four of the area’s top brokers, Stephanie Ruiz, Ryan McGlone, Steve Lacrosse, and Erin Martin, for a panel on Bend’s new construction market. The conversation pulled back the curtain on what is selling and what isn’t in today’s market. Sharing these takeaways with more than 50 colleagues highlighted the firm’s culture of collaboration, with agents learning from one another, sharpening their expertise, and serving clients better together.

A Market in Motion

Bend has seen steady growth for years, but the story today is about more than just new homes going up. It is about how design, location, and timing influence demand, and how buyers are responding to the nuances of product and price.

“At the high end, buyers aren’t hesitating. Our $4 million-plus new construction is moving quickly. Right now, demand is leaning toward contemporary, Scandinavian-inspired design paired with views—that’s what’s winning. Meanwhile, mid-level new builds are still facing pressure,” said Stephanie Ruiz, who has represented some of Bend’s fastest-selling luxury projects.

The Premium on Uniqueness

In Discovery West, one of Bend’s most desirable communities, the small details can make or break a sale. A rim lot overlooking open space can draw multiple offers, while a home with the same square footage a street away may sit on the market. Even garage size is making a difference.

“In Discovery West, uniqueness sets the pace. Rim lots and three-car garages can move a home before it’s finished—two seemingly similar houses can trade hundreds of thousands apart based on those details,” said Ryan McGlone, who represents multiple builders in the neighborhood.

Cascade Hasson Sotheby’s brokers emphasize that their role often extends beyond writing contracts. They spend time educating buyers on what really matters, so clients don’t overpay for average product or miss out on a rare opportunity.

Momentum in Bend’s Core

Beyond single-family homes, the panel pointed to condos and townhomes in Bend’s urban core as a growing market. Two groups in particular are driving demand: downsizers looking for smaller primary homes and second-home buyers who want a lock-and-leave lifestyle.

“Condo demand today is twofold: downsizers seeking a right-sized primary home and second-home buyers wanting lock-and-leave convenience. Developers are adjusting in real time—finishes, colorways, even tile—because today’s buyers won’t commit unless it feels exactly right,” said Erin Martin of the Ladd Group.

A new 42-unit townhome project, represented by the The Ladd Group, across from Bend’s November Park is already building a reservation list before vertical construction begins. Name and details are being finalized and with its prime location to Old Mill, river trails and downtown, its sure to be one of the most interesting developments in the Pacific Northwest.

“Momentum is the developer’s best friend. Our river-adjacent townhomes with lock-off suites will lean into flexibility and scarcity—get the first couple sold, validate the market, and the rest follow. The next 90 days are the window,” added Steve Lacrosse of the Ladd Group.

Margins, Money, and Timing

Builders are recalibrating their approach as carrying costs and interest expenses weigh heavier than material prices. Many are willing to accept slightly thinner margins if it means selling faster and moving on to the next project. For buyers, that can create unique opportunities—especially for those who can move quickly with cash and strong deposits.

New construction in Bend is not a market where you can be casual. The difference between a home that holds its value and one that struggles to resell often comes down to details only a knowledgeable advisor will point out. Cascade Hasson Sotheby’s brokers bring that expertise, along with insider access to off-market opportunities and builder relationships that can tip negotiations in a buyer’s favor.

“New construction in Bend is a game of education and timing. When advisors control the narrative and shorten the distance between curiosity and a doorstep, they create action at a critical inflection point before Spring wakes the market and the leverage shifts,” said CEO Steve Studley.

Cascade Hasson Sotheby’s International Realty is the #1 brokerage in Bend and across Oregon by sales volume. The firm sets the standard in the Pacific Northwest’s most competitive markets, guiding clients to the best opportunities and helping them move forward with confidence.

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