Redmond vs. Bend Housing Costs: Which Offers Better Value for Buyers in 2025?

The Central Oregon housing market continues to draw attention from buyers seeking the perfect balance between lifestyle and affordability. While Bend is known for its outdoor recreation and vibrant downtown, Redmond is quickly becoming a competitive alternative with lower housing costs and a growing community. If you’re weighing your options between these two cities, here’s a detailed comparison of their housing costs and what they mean for buyers in 2025.

Average Home Prices in 2025

Bend

• Average Home Price: $650,000

• Price Growth: 5% year-over-year

• Market Factors: High demand for outdoor amenities and proximity to downtown Bend drive up prices.

Redmond

• Average Home Price: $435,000

• Price Growth: 7% year-over-year

• Market Factors: Increasing popularity as an affordable alternative to Bend, along with investments in local infrastructure.

Key Insight: Homes in Redmond are approximately 33% more affordable than those in Bend, making it an attractive option for budget-conscious buyers.

Cost Per Square Foot

• Bend: $350 per square foot

• Redmond: $250 per square foot

Buyers in Redmond get more space for their money, a key consideration for families or those seeking larger properties.

Property Taxes and Utility Costs

Bend

• Property Taxes: Higher due to elevated home values and municipal services.

• Utility Costs: Comparable to Redmond but may vary based on home size and energy efficiency.

Redmond

• Property Taxes: Lower on average, reflecting more affordable home values.

• Utility Costs: Slightly lower due to smaller average home sizes and milder infrastructure demands.

Rental Market Comparison

• Bend:

  • Average Monthly Rent: $2,300

  • High demand from seasonal residents and outdoor enthusiasts boosts rental prices.

• Redmond:

  • Average Monthly Rent: $1,800

  • A growing rental market with increasing interest from families and remote workers.

Key Insight: Investors may find better cash flow opportunities in Redmond, while renters seeking affordability should also explore this market.

Lifestyle and Accessibility

Bend

• Pros:

  • Vibrant downtown with dining, shopping, and breweries.

  • Proximity to Mount Bachelor and Deschutes National Forest.

• Cons:

  • Higher cost of living.

  • Increasing traffic congestion in peak seasons.

Redmond

• Pros:

  • Quieter neighborhoods and smaller-town charm.

  • Easier access to Redmond Municipal Airport and less crowded recreation areas.

  • More affordable cost of living.

• Cons:

  • Fewer dining and entertainment options than Bend.

Growth Potential and Investment Opportunities

• Bend: Strong appreciation trends, but higher entry costs may limit returns for new investors.

• Redmond: Rapid growth and affordability make it a prime market for first-time buyers and investors seeking value.

Who Should Choose Redmond?

• Buyers seeking more space for their budget.

• Families looking for affordable housing near good schools.

• Investors targeting rental properties with lower initial costs.

Who Should Choose Bend?

• Those prioritizing proximity to outdoor recreation and city amenities.

• Buyers willing to pay a premium for a vibrant, active lifestyle.

• Luxury buyers seeking high-end homes in desirable neighborhoods.

Both Bend and Redmond have unique appeals depending on your priorities. Bend remains a hub for outdoor enthusiasts and urban amenities, while Redmond offers unbeatable affordability and a growing sense of community.

Whether you’re a first-time buyer, investor, or simply exploring options, understanding the cost differences can help you make an informed decision

FAQs

1. Why are homes in Redmond more affordable than Bend?

Redmond offers lower housing costs due to its smaller size, less demand compared to Bend, and ongoing development. While Bend is a major hub for tourism and outdoor activities, Redmond's charm lies in its affordability and quieter lifestyle.

2. Is it cheaper to rent in Redmond than in Bend?

Yes, the average monthly rent in Redmond is approximately $1,800, compared to Bend’s $2,300. Redmond offers more budget-friendly rental options, making it attractive to renters looking for value.

3. Which city has better investment opportunities for real estate?

Both cities offer unique advantages:

• Bend: Strong appreciation trends and high rental demand make it ideal for long-term investments.

• Redmond: Lower entry costs and a growing market provide opportunities for better cash flow and value appreciation.

4. What are the property tax differences between Bend and Redmond?

Property taxes in Bend are generally higher due to elevated home values and municipal expenses. Redmond’s lower home prices typically translate to reduced property taxes.

5. Are there more job opportunities in Bend or Redmond?

Bend has a larger job market due to its size and economic focus on tourism, tech, and outdoor industries. However, Redmond is growing rapidly, with increased opportunities in logistics, aviation, and local services.