Bend lots, on the documented record, span from $185,000 to $291,000 for half acre west side parcels in dated 2026 listings up to residual land values near $750,000 to $850,000 beneath high value west side new construction in the worked illustration (Redfin, 2026; Frontier Capitals, 2026). For Redmond, this research pool contains no lot prices, no finished sale ranges and no acquisition rates at all, and that absence shapes everything this report can honestly say. Redmond enters the Bend material only as the neighbouring Central Oregon market named in the set's own guides, a comparison anchor rather than a measured subject.
So the comparison here is made by method, not by duelling price tables. The same residual calculation that prices a Bend lot can be described for any lot, and the Bend side of the equation is fully documented: finished prices, construction deductions, margins and land bands. The Redmond side can only be framed as the questions an owner or builder would need answered from Redmond records, because inventing figures for a market this sample never measured would mislead exactly the readers the comparison is meant to help. What follows gives the Bend numbers in full, lays out the method that travels across both cities, and marks clearly where the documented record ends.
Key Findings
- Dated 2026 listings put half acre west side parcels in 97707 at $185,000 to $291,000 as vacant or builder acquisition lots (Redfin, 2026).
- The worked residual illustration leaves near $750,000 to $850,000 for land under an $1,800,000 west side finished sale, before site preparation (Frontier Capitals, 2026).
- The infill illustration for 97703 leaves near $390,000 to $450,000 under an $1,150,000 finished sale, before site preparation (Frontier Capitals, 2026).
- No Redmond lot values, sale ranges or builder rates exist in this research pool, so no Bend to Redmond price ratio can be stated from the record.
- Lot value in Bend is driven first by size, with sample minimums of 15,681 square feet in 97707 and 4,356 square feet in 97703 (Frontier Capitals, 2026).
What is a Bend lot worth on its own documented record?
Before any comparison, the Bend side deserves to be stated on its own terms, because it is wider than most owners expect. At the observed transaction end, vacant and builder acquisition parcels of about half an acre on the west side traded between $185,000 and $291,000 in dated 2026 listings (Redfin, 2026). That band matters because it coincides with the prices of sampled older homes in the same ZIP, which is the market's way of saying that, at that level, the structure contributed little to the price.
At the calculated end, the residual method produces much larger figures where the finished home above the lot is valuable enough. The research file's west side illustration starts from an $1,800,000 finished sale, deducts roughly $630,000 of construction cost and a builder margin near 20 percent, and arrives at a land residual near $750,000 to $850,000 before site preparation of $20,000 to $35,000 (Frontier Capitals, 2026). The standard infill illustration for 97703 starts from $1,150,000, deducts roughly $520,000 of costs and a similar margin, and leaves $390,000 to $450,000 (Frontier Capitals, 2026). Both are labelled in the research as simplified illustrations rather than promises, but they show the mechanism honestly: land value is a remainder, and remainders swing with the size of the number they are taken from.
Finished prices explain why the remainder swings so much inside one city. New construction on west side lots has sold from $1.45 million to $3.6 million, while new builds on standard 97703 infill lots have sold from $900,000 to $1,500,000 (Redfin, 2026). Against those ranges, the citywide median sale price of $698,538 in August 2026 reads almost like a different market (Redfin, 2026). A single city already contains several land markets; expecting one tidy figure for a second city, unmeasured, would compound the error. The Bend only version of this question is treated in depth in the report on how much a residential lot is worth in Bend.
How does the residual method travel to another market?
The method itself is portable even though the figures are not. Any lot, in any Central Oregon community, is worth to a builder the finished price the next home can achieve, minus hard and soft construction costs including permits and financing, minus the builder margin, minus clearing and preparation of the site (Frontier Capitals, 2026). Construction cost and margin behave similarly across a region because builders draw on overlapping labour and material markets, a point underscored by national building data showing single family starts at a 918,000 seasonally adjusted annual rate in September 2026 (National Association of Home Builders, 2026). What changes from place to place, and what therefore drives any real difference in lot worth, is the first term: the finished price a street will support.
That is the honest frame for a Bend and Redmond comparison. If finished prices in a given Redmond neighbourhood run below comparable Bend streets, the residual for land there will run below as well, even with identical build costs, because the deduction stack stays similar while the starting figure shrinks. If a particular Redmond area supports finished prices approaching Bend levels, its land residual converges toward Bend figures by the same arithmetic. Neither statement requires a Redmond dataset to be true; both are consequences of the method. But neither statement can be turned into a dollar comparison without Redmond finished prices, and this pool does not hold them.
Parcel facts would be the next input in any genuine cross city study. In Bend, dimensions, zoning and assessed land values come from county records (Deschutes County Assessor, 2026), and the sample shows how sharply lot size alone separates the two Bend ZIP codes, from a 15,681 square foot minimum in 97707 down to 4,356 square feet in 97703 (Frontier Capitals, 2026). A serious comparison would need the equivalent parcel picture for the other market, drawn from its own records rather than assumed. The same applies to recorded transactions: deed records in the county clerk's files establish what buyers actually paid for Bend ground (Deschutes County Clerk, 2026), and any Redmond number quoted without that kind of record behind it should be treated as conversation, not evidence.
Why do owners ask this question, and what decision does it feed?
Usually the question arrives with a move attached. A Bend owner with an older home is relocating, downsizing or settling an estate, and wants to know whether ground in the next community is cheaper enough to change the plan, or whether a builder relative or contact active in the other market might pay comparably for the Bend lot. The useful answer is rarely a single ratio. It is an understanding that the Bend lot's worth is anchored in documented finished prices on Bend streets, and that any offer sourced from outside that anchor should be tested against the local residual rather than against prices in a different city.
There is also a structural reason Bend ground carries the values it does, and it does not automatically apply elsewhere. The research file attributes builder demand here to the growth boundary restricting greenfield supply, to a decade of in-migration outrunning new supply, and to scarce buildable lots inside the boundary pushing builders toward the existing pre-1980 stock (Frontier Capitals, 2026). City level context from the census frames that growth story for Bend itself (U.S. Census Bureau, 2025). Whether the same supply squeeze operates with the same force in a neighbouring market is an empirical question this dataset does not answer, and owners should be wary of anyone who assumes the Bend premium simply transfers across the region.
For a Bend owner, the practical sequence is therefore local first. Establish the finished price band for your side of Bend, run the residual with realistic costs, and compare the result with the observed land band of $185,000 to $291,000 for west side parcels and with what builders have actually paid for older homes here, as set out in the report on how much a builder will pay for an older Bend house. Only after that local figure is solid does a cross city conversation mean anything, because you cannot judge whether outside money is generous until you know what your own market supports. Owners can confirm whether their property falls inside the geography this research covers through the coverage page.
What changes when a Bend lot is sold directly rather than listed?
However an owner resolves the comparison question, the selling route changes what a Bend lot nets, and those figures are documented. A listed land or older home sale carries the typical commission of 5 to 6 percent recorded for the Bend market (National Association of Realtors, 2025), plus seller side closing costs of 1 to 2 percent, plus the carrying cost of market time, with Bend days on market at 61 in August 2026 and a normal listed cycle for older homes running 60 to 120 plus days (Redfin, 2026). On the research file's $335,000 worked example, commission alone runs roughly $17,000 to $20,000, and the full ledger can pull a $335,000 list price down toward the high $270,000s by closing (Frontier Capitals, 2026).
A direct sale to a buyer sourced for the builder market rearranges that ledger. There are no showings and no public marketing period, which for a lot sale means no months of tyre kickers walking the parcel while taxes and insurance accrue. Closing can be set at 7 to 21 days when the owner wants the matter finished, or pushed months out with a leaseback arrangement on the existing home when timing matters more than speed. No commission is charged, no seller closing costs are charged, and where an older home stands on the lot, the sale is as is, with none of the $10,000 to $30,000 repair credit negotiations that household buyers open after inspection. Frontier Capitals operates in that direct channel as a wholesaler, sourcing off market deals to builders rather than building itself, and an owner can open that conversation through the contact page or by calling 401-219-4207.
None of those savings depend on the Redmond side of the comparison. They are Bend figures, documented in Bend records, and they apply to a Bend lot whatever the owner later does in any other market. That separation, between what is measured here and what is merely neighbouring, is the discipline this whole report follows.
What would a genuine two market dataset need to contain?
It is worth specifying the missing study precisely, because doing so shows how far the current record is from supporting a dollar comparison. A genuine study would need, for each market, a sample of older home purchases recording which were acquired by builders, a finished price range for new construction on comparable lots, and a land band from actual vacant parcel transactions. Bend has all three: the 32 home sample with its 53.1 percent blended acquisition rate, finished ranges of $1.45 million to $3.6 million in 97707 and $900,000 to $1.5 million in 97703, and the $185,000 to $291,000 west side parcel band (Frontier Capitals, 2026; Redfin, 2026). For the other market, this pool has none of the three, not a partial version, none.
It would also need the regulatory layer for both places. In Bend, that layer is documented through county community development records on lot dimensions, setbacks and zoning classifications, which determine the buildable envelope a residual calculation assumes (Deschutes County Community Development, 2026). Setback and zoning rules differ between jurisdictions, and they change the finished product a lot can carry, which changes the residual before any question of demand arises. A comparison that skipped that layer and compared raw lot prices alone would be comparing parcels as though what may be built on them were identical, which is precisely the assumption the residual method exists to reject.
Finally, it would need time alignment. Bend's figures in this pool are dated: the median is August 2026, the parcel band comes from dated 2026 listings, and the sample was compiled for this report (Redfin, 2026; Frontier Capitals, 2026). Land values move with finished prices and construction costs, so a comparison assembled from one market's current data and another market's older data would manufacture a gap or erase a real one purely through timing. Until a study meeting those standards exists for both markets, the method based comparison in this report is not a placeholder for the real answer. It is the real answer the evidence supports.
Methodology and limitations
The Bend figures in this report come from the sample of 32 pre-1980 homes across 97707 and 97703, 17 of them acquired by builders, together with recorded and listed sale data for the two ZIP codes (Frontier Capitals, 2026; Redfin, 2026). Parcel and deed facts are drawn from county records (Deschutes County Assessor, 2026; Deschutes County Clerk, 2026), and planning context from city permit and zoning records (City of Bend, 2026). The residual figures are the research file's worked illustrations, simplified by design.
The limitation is unusually stark and is the reason this report is organised as it is: the research pool contains no Redmond prices, no Redmond sample and no Redmond builder data of any kind. Redmond appears in the set's guides only as a neighbouring market used as a comparison anchor. Accordingly, this report states no Redmond dollar figure, no percentage difference and no ranking of the two markets by price, because none of those can be derived from the documented record. The comparison is confined to method: the residual calculation, the land bands it produces in Bend, and the inputs a genuine cross city study would require.
Conclusion
Bend residential lots are worth, on the record, from the $185,000 to $291,000 observed band for half acre west side parcels up to residual values in the high hundreds of thousands beneath the city's most valuable new construction (Redfin, 2026; Frontier Capitals, 2026). Against Redmond, the honest deliverable is not a ratio but a method: price the finished home, deduct the full cost stack, and the remainder is what ground can command in either place. Any source offering a precise Bend premium over the neighbouring market without Redmond data behind it is offering confidence the record does not contain.
For a Bend owner, that is still actionable. Your lot's worth can be established locally, from finished prices, parcel records and actual builder payments, without waiting for a cross city dataset. The neighbouring market only becomes relevant once you are buying there, at which point its own records, not Bend's, should set the numbers.
If the same builder priced your lot using two different cities' finished sales, how much of the difference would belong to your ground, and how much to the street the next home happens to stand on?
Frequently Asked Questions
Is there a documented average lot price for Redmond in this research?
No. The research pool for this set contains no Redmond lot prices, finished sale ranges or builder acquisition rates. Redmond is named in the Bend guides as a neighbouring comparison market only, so this report compares by method and states that limit rather than estimating a figure.
What is the documented range for Bend lots?
Dated 2026 listings show half acre west side parcels at $185,000 to $291,000 (Redfin, 2026), while the worked residual illustration produces $750,000 to $850,000 beneath an $1,800,000 west side finished sale and $390,000 to $450,000 beneath an $1,150,000 infill sale (Frontier Capitals, 2026). Position, size and finished value explain the spread.
How would a fair Bend to Redmond comparison actually be built?
By running the same residual method on both sides with local inputs: finished sale prices for each market, regional construction costs, a builder margin near 20 percent, site preparation, and parcel records for size and zoning (Deschutes County Assessor, 2026). Without the other market's finished prices, the calculation cannot be completed honestly.
Why are Bend land values as high as they are?
The research file points to the growth boundary restricting greenfield supply, a decade of in-migration outrunning new supply, and scarce buildable lots inside the boundary pushing builders toward older housing stock (Frontier Capitals, 2026). Those are Bend conditions documented for Bend, and this report does not assume they apply with equal force elsewhere.
Does the selling route change what a Bend lot nets?
Yes. A listed sale carries commission at 5 to 6 percent and seller closing costs of 1 to 2 percent (National Association of Realtors, 2025), plus carrying costs over a 60 to 120 plus day cycle. A direct sale removes the commission and seller closing costs and can close in 7 to 21 days.
Sellers in Bend also ask Are Luxury Homes on Bend’s West Side Still Selling at Premium Prices? and Are Older Homes in Drake Park Worth More as Teardowns?
Sources
- Frontier Capitals, 2026. 189 neighborhood builder acquisition sample: 32 homes sampled across 97707 and 97703, 17 acquired by builders, average older home price 18.6 percent of new build. Market data.
- Deschutes County Assessor, 2026. Parcel dimensions, zoning, and assessed land value records for 97707 and 97703. Official record.
- Deschutes County Clerk, 2026. Deed recording records for Bend area transactions. Official record.
- Deschutes County Community Development, 2026. Lot dimensions, setbacks, and zoning classifications. Official record.
- City of Bend, Oregon, 2026. Planning division permit and zoning records. Official record.
- National Association of Home Builders, 2026. Housing starts, September 2026: single-family starts at 918,000 seasonally adjusted annual rate. Industry report.
- National Association of Realtors, 2025. Typical seller commission structures, Bend market. Industry report.
- Redfin, 2026. Recently sold homes and new construction, ZIP codes 97707 and 97703, Bend OR. Market data.
- Redfin, 2026. Published market data for Bend, OR: median sale price $698,538 in August 2026. Market data.
- U.S. Census Bureau, 2025. QuickFacts: Bend city, Oregon. Government data.