Field Notes
The Blog.
Honest, opinionated takes on Central Oregon real estate — neighborhood deep-dives, market reads, what's actually selling and what's sitting, and the unfiltered relocation advice I give friends.
Buying & Selling · August 31, 2026 · 8 min read
The 5 Make-or-Break Moments in a Bend Real Estate Deal
Most decisions in a transaction can be revised. Five can't. The one-shot calls that decide how a Bend deal goes — your day-one price, the first offer, inspection & due diligence, a low appraisal, and the terms beyond price.
Relocation · August 27, 2026 · 9 min read
What Towns Are in Central Oregon? A Complete Guide
Bend gets the headlines, but Central Oregon is a whole region. A local's guide to every town — Redmond, Sisters, Sunriver, La Pine, Terrebonne, Prineville, Madras — with drive times, home prices, character, and how far it all is from Portland and Seattle.
Relocation · August 26, 2026 · 9 min read
Bend, Oregon vs. Bozeman, Montana: Which Should You Move To?
Two of the West's most magnetic mountain towns, compared. The surprise: Bozeman's now pricier than Bend. Price, taxes, climate, skiing, airport, and Yellowstone — and an honest take on who each one fits.
Neighborhoods · August 21, 2026 · 7 min read
Old Bend vs. Old Farm District: Which Bend Neighborhood Fits You?
Two of Bend's most-searched established neighborhoods — and near opposites. Walk-everywhere historic downtown vs. established south-side value. Price, home style, walkability, and who each one is really for.
Retirement · August 20, 2026 · 8 min read
Why Retire in Discovery West, Bend Oregon
Most Bend retirees default to resort-and-golf communities. Here's the case for an in-town alternative — walkability, a coming social club, low-maintenance new homes, trail access — plus the honest trade-offs for retirees.
Neighborhoods · August 18, 2026 · 11 min read
Discovery West, Bend Oregon: The Complete Guide
Bend's standout west-side master-planned community, fully broken down — its gateway-to-the-outdoors location, walkable Discovery Corner, the ~20 builders and home styles, current pricing, and where the 17-phase build-out is headed.
Living in Bend · August 14, 2026 · 9 min read
Wildfire & Smoke Season in Bend, Oregon: The Honest Truth From a 36-Year Local
Thinking about moving here but spooked by the fire headlines? A 36-year local's straight, data-backed take — 10,000+ fires but only five that took homes, the air-quality trend, Bend's "fifth season," and whether it should change your move.
Market Update · August 12, 2026 · 8 min read
What Sold in Bend: July 2026 Market Update
Heading into the fall season, Bend is a tale of two sellers — and underneath it, two of the highest-volume months in nearly five years. The July numbers across Bend, Redmond, and Central Oregon, and what they mean for buyers and sellers.
Relocation · July 30, 2026 · 9 min read
Is Bend, Oregon Still Worth Moving To? The Truth Behind "Everyone's Leaving"
Search "moving to Bend" and you'll hit a wall of doom-and-gloom thumbnails. Some of it's real; most is clickbait. What the data actually says about who's leaving, who's still arriving, and whether Bend is still worth the move in 2026.
Market Update · July 27, 2026 · 9 min read
Is Bend's Housing Market Going to Crash? The Real Story (2026)
Waiting for a Bend crash? You may be waiting a long time. What's actually happening is quieter — a slow squeeze on affordability. The six factors behind it, plus what it means if you're on either side of a transaction.
Relocation · July 22, 2026 · 10 min read
Bend, Oregon vs. Boise, Idaho: Which Should You Move To? (2026)
Two of the mountain West's most-searched relocation towns. Price, taxes, climate, jobs, airport, and outdoor access compared — and an honest take on who each one actually fits.
Neighborhoods · July 15, 2026 · 11 min read
The Awbrey Butte Premium: What You're Actually Paying For (2026)
Comparable square footage on Awbrey Butte costs $200K–$400K more than elsewhere in Bend. An honest breakdown of what the premium actually buys — views, Summit catchment, big lots, resale resilience — and what it doesn't.
Relocation · July 11, 2026 · 10 min read
The Bend Buyer's Checklist Before You Fly Out (2026)
A 30-day countdown for relocating buyers planning their first Bend scouting trip — what to research, what to book, what to bring, and what to have answered before you board the plane. Most buyers arrive underprepared. This is the version that doesn't.
Market Update · July 10, 2026 · 11 min read
What Sold in Bend: June 2026 Market Update
The first edition of a monthly series: what actually sold in Bend, what it sold for, how long it took, and what the numbers mean if you're on either side of a transaction. Same structure every month, so you can compare June to December without re-learning the format.
Retirement · July 8, 2026 · 11 min read
Eagle Crest vs Tetherow: An Honest Comparison for Central Oregon Buyers (2026)
Two resort communities that get compared constantly and confused regularly. Price, golf, HOA structure, vacation rental rules, Mt. Bachelor proximity, RDM airport access — and the question I ask retirees to figure out which one actually fits.
Relocation · July 3, 2026 · 11 min read
10 Things I Wish I Knew Before Moving to Bend (From 35 Years of Living Here)
The written version of my new video: cost of living vs the city you're leaving, the no-sales-tax math, high desert weather, smoke season, jobs, isolation, tourist crush, and why almost nobody leaves. With the real numbers.
Buying · July 1, 2026 · 11 min read
Bend Wildfire and Home Insurance: The 2026 Reality
Almost every relocating buyer asks about wildfire and insurance. Here's the honest version — what's actually changed in Bend, what to do before you write an offer, and where the tightest spots in the market are right now.
Buying · June 29, 2026 · 11 min read
How to Look Up Any Bend Property's Tax History: The DIAL Walkthrough
Every property in Deschutes County has a public file — values, tax history, sales record, permits — and it's free to read. A step-by-step walkthrough of DIAL, the county's lookup tool, written so you can follow along on your phone between showings.
Neighborhoods · June 27, 2026 · 10 min read
Bend's 13 Neighborhoods, Ranked: What Each One Actually Delivers
An honest, tier-by-tier ranking of all 13 Bend neighborhoods — the underrated value plays, the premiums worth paying, and the one assumption I push back on most.
Communities · June 25, 2026 · 9 min read
Best Golf Communities in Central Oregon: A Local's Guide (2026)
Tetherow, Broken Top, Eagle Crest, Sunriver and more — who each one fits, what you actually pay, and the trade-offs, from a local who knows the HOA and club-dues fine print.
Schools · June 24, 2026 · 11 min read
Bend School Districts Demystified: Summit, Mountain View, Bend High, Caldera
Every family I serve asks about schools before square footage. The plain-English version of how Bend-La Pine Schools actually works — the four high schools (including Bend High's massive 2028 renovation), elementary and middle options, the private alternatives, and how your address quietly decides most of it.
Neighborhoods · June 21, 2026 · 11 min read
Old Bend vs. NW Crossing: Which Walkable Neighborhood Is Right for You?
Both westside, both walkable, both premium — and on paper they attract the exact same buyer. In practice they deliver two very different lives. Housing stock, lot sizes, schools, noise, and how buyers figure out which one they are in a single afternoon.
Selling · June 17, 2026 · 11 min read
The Best Time to Sell a Home in Bend, Oregon (2026 Season-by-Season Guide)
Spring vs. summer vs. fall vs. winter — what each season rewards, what each one punishes, and the three factors that beat the calendar in every season. Plus the price-band and neighborhood overlays that actually decide your listing's outcome.
Communities · June 15, 2026 · 12 min read
Sunriver vs Tetherow vs Broken Top: Which Resort Community Fits Which Buyer?
Three communities built on three completely different ideas of what living at a resort means — one's a vacation-rental economy, one's a hybrid, one quietly banned the whole business model. Who actually buys in each, and how to tell which one is yours.
Relocation · June 11, 2026 · 8 min read
Pros and Cons of Living in Bend, Oregon (An Honest Local's Take)
The real upsides and downsides — cost, weather, jobs, outdoor access, wildfire smoke, and who Bend is (and isn't) right for.
Market · June 10, 2026 · 10 min read
The 5 Bend Neighborhoods That Sit Longest on the Market (And Why)
Some Bend homes move in 14 days. Others sit 180. The reasons are predictable — and the patterns are where patient buyers find leverage and prepared sellers stop losing time. Five honest patterns, with the playbook for each side.
Relocation · June 8, 2026 · 7 min read
Bend vs. Redmond, Oregon: Which Should You Move To?
Twenty minutes apart and constantly compared. Price, commute, weather, lifestyle — and who each town actually fits.
Relocation · June 3, 2026 · 11 min read
Bend Property Taxes Explained: Why California Buyers Are Stunned (2026)
Oregon's property tax system isn't Prop 13 — and the difference catches almost every California buyer off guard. How Measure 50 actually works, why Bend tax bills don't reset when you buy, and how to look up any property's history in 30 seconds.
Relocation · May 27, 2026 · 10 min read
What I Tell Every California Buyer on Their First Day in Bend
I close enough California-to-Bend relocations every month that day one has become muscle memory. The route I drive, the four questions I ask, and the five California assumptions I quietly correct before we look at a single listing.
Relocation · May 26, 2026 · 9 min read
Moving to Bend, Oregon in Winter: What to Expect
The question Californians ask me most: "How bad are Bend winters, really?" Honest breakdown — snow, driving, heating costs, and what catches newcomers off guard.
Retirement · May 22, 2026 · 9 min read
Best 55+ Communities in Central Oregon: Sunriver vs. Tetherow vs. Broken Top vs. Eagle Crest
Four communities, four very different versions of retirement. Side-by-side comparison of price, amenities, vibe, and which one fits which kind of retiree.
Relocation · May 22, 2026 · 8 min read
Cost of Living: Bend, Oregon vs. California (2026 Comparison)
The number every California buyer asks first: "Will Bend actually be cheaper?" Here's the honest breakdown — housing, taxes, day-to-day — from someone closing California-to-Bend relocations every month.
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