Bend or Redmond? It is one of the first questions that comes up in almost every buyer call we take, and there is rarely a clean answer on the spot. The two towns are neighbors, both sitting in that same high desert stretch of Central Oregon with the same Cascade backdrop. But once you get past the geography, they do not behave like the same market at all. Prices differ significantly, lot sizes differ significantly, and the pace of daily life is nothing alike either.
This Bend and Redmond home sales comparison will walk through the things that really matter. Pricing, how far apart they actually are, land options and what it costs to just live there month to month. Not the sunshine and mountain views pitch you’ll read on most agent sites. At KBIRE, we are in both markets constantly, so a lot of what is below comes from what our brokers are seeing right now, not just averages pulled off a chart.
How Far Is Redmond From Bend
Before we get into prices, it is worth answering the more basic question first. How far is Redmond from Bend, really, if you’re making the drive yourself?
It is about 17 to 18 miles up US 97, somewhere around 20-25 minutes depending on traffic and also which location of the town you are in. A drive that short is honestly a big reason so many buyers end up looking at both cities instead of ruling one out. You could live in Redmond and still make it to a dinner reservation in downtown Bend without much planning, or live in Bend and do vice versa.
A few things worth knowing here:
- Redmond sits northeast of Bend and US 97 is basically the main road connecting the two.
- There is also a Cascades East Transit bus route running between them if you would rather not drive.
- Redmond’s airport recently underwent a large terminal expansion, and it is only a few minutes from downtown, which gives it commercial flight access that Bend does not really have on its own. If that matters to your work life, our guide to property in Redmond Oregon near the airport goes into more detail on which neighborhoods make sense.
If you have got a commute, kids in school or just want easy access to both towns, this distance ends up mattering almost as much as the sale price itself. It is also part of why Redmond’s population has climbed close to 20 percent over the past five years, according to the U.S. Census Bureau, a growth rate that outpaces most other cities in the region.
Bend and Redmond Home Sales Comparison: Median Prices
This is where most people end up making their decision, so let us just get into it. Here’s a fairly straightforward Bend and Redmond home sales comparison based on where things stand right now.
According to Zillow’s Home Value Index Bend home prices are currently put at $726,400. That number moves around depending on the neighborhood, with homes near downtown, Northwest Crossing or the westside usually sitting above the city average.
Redmond home prices, on the other hand, are running noticeably lower. The typical home value in Redmond currently sits at $501,307 also per Zillow. That works out to a gap of roughly $225,000 between the two cities, which is a real number for most buyers, not a rounding error.
A couple other things worth pointing out:
Homes in Redmond tend to sit on bigger lots, especially in the older neighborhoods from the 1970s and 80s, which leaves room for RVs, a shop or just a bigger yard.
Bend has an urban growth boundary that limits how far the city can spread out and that keeps inventory tighter and competition higher.
Redmond has more open land for new subdivisions, so buyers often find newer construction there at a price point that’s just not available in Bend anymore.
Neither city can be called the “better” one here. It really comes down to what you’re working with budget wise and what you are willing to give up for a lower price.
Property For Sale In Redmond Oregon: What You Actually Get
When people search property for sale in Redmond, what they’re usually doing without realizing it is comparing what the same budget gets them in Bend versus Redmond. And the difference shows up fast.
For a price that might only land you a smaller home or a condo in Bend, Redmond tends to offer:
- A 3 to 4 bedroom single family home with a garage and an actual yard
- Bigger lots, sometimes a third of an acre or more
- Newer builds going up in subdivisions on the edges of town
- In some segments, more room to negotiate compared to how tight Bend’s listings can be
Redmond’s also been adding jobs steadily, particularly in healthcare, manufacturing, and education, which helps explain why values there have held up well rather than just riding on lower prices alone.
Land For Sale In Redmond Oregon: Space, Acreage, and Long Term Value
If you want more than a standard residential lot, land for sale is honestly one of the bigger draws over Bend. Redmond falls outside the tighter growth boundary that limits Bend’s expansion, so there’s simply more raw land out there, and it costs less per acre too.
Depending on where you are looking and how it’s zoned, land around Redmond ranges quite a bit, from smaller residential lots up to larger rural or agricultural parcels with views out toward the Cascades or Smith Rock. Buyers shopping for acreage are usually after:
- Room for horses, a shop, or a future custom build
- Cascade or Smith Rock views without paying the premium Bend land carries
- Being close enough to Redmond’s downtown and airport while still feeling rural
If you are planning to build, want space for animals or just don’t want neighbors right on top of you, Redmond generally gives you more to choose from at a lower cost per acre.
Redmond Oregon Cost Of Living Versus Bend
Home prices only tell part of the story here. The cost of living in Redmond, Oregon comes in lower than Bend across a few categories, not just what you pay for the house itself. We’ve broken down the Bend side of this in more detail in our cost of living in Bend Oregon guide, which is worth a look if Bend is still in the running for you.
- Housing and rent: The median asking rent in Bend runs $2,450 a month, while Redmond sits at $1,895 a month, per Zillow Rental Manager data. That gap adds up fast over a year, especially for anyone renting before they buy.
- Property taxes: Oregon caps how much assessed value can grow statewide, but since Redmond home values sit lower to begin with, actual tax bills usually come in smaller in dollar terms than what you would pay in Bend.
- Day to day expenses: Groceries and utilities across Central Oregon run a bit above the national average, mostly because of how far the region sits from major metro areas, but that hits both cities about the same. The real savings gap is coming from housing, not what you spend at the store.
- Monthly mortgage difference: Based on the home values above, 20 percent down payment and 30 year fixed rate near 6.5 percent, the principal and interest payment on a Bend home runs about $1,100 a month higher than the same loan on a Redmond home. That number alone becomes a deciding factor for many buyers.
Lifestyle Differences: Which City Actually Fits You
Numbers are one thing, but how a place actually feels to live in day to day matters just as much.
Bend gives you a walkable downtown along with solid restaurant and brewery scene. The quick access to the Deschutes River and Mount Bachelor is a cherry on the cake. It runs more like a small city with real infrastructure than a resort town, which is a big part of why demand stays strong there even as prices climb.
Redmond on the other hand is quieter and more spread out, with trail access at Dry Canyon and golf at Eagle Crest close by. A lot of people who have moved there describe it as the same Central Oregon lifestyle, just with more room to breathe and lower price to get in.
Families who want space, first time buyers on a tighter budget and retirees looking to stretch their money tend to lean toward Redmond. Buyers who want walkability or to be close to everything Bend has to offer usually end up paying the premium and staying put in Bend.
Which One Actually Makes Sense For You
There’s no single right answer buried in a Bend and Redmond home sales comparison. It really comes down to your budget, what you plan to do with the property, and what your daily life should look like.
A quick way to think it through:
- Go with Bend if walkability, established neighborhoods, and being close to everything outweighs saving money upfront.
- Go with Redmond if you want more space, lower monthly costs and access to land while still staying close enough to Bend for work or weekends.
- Go with land near Redmond if you are planning a custom build, want acreage, or are thinking long term investment with room to grow into.
Work With KBIRE On Your Bend Or Redmond Purchase
At KBIRE, we’re not going to steer you toward one city just because it’s easier to sell. We’ll walk you through the actual numbers for both Bend and Redmond based on your budget and what you’re trying to do, so you’re the one deciding with the information that you need. Our brokers work both markets closely, from downtown Bend listings to acreage and new builds out around Redmond.
If you would rather look at real listings than averages on a page, our team at KBIRE can pull together options in both towns based on what actually matters to you.
FAQs
Q. Is it cheaper to live in Redmond than Bend?
Generally, yes. Redmond’s typical home value runs about $225,000 below Bend’s, per Zillow, and rent, mortgage payments, and property tax bills tend to follow that same pattern.
Q. How far is Redmond from Bend if I’m commuting every day?
Roughly 17 to 18 miles, about 20 to 25 minutes each way in normal traffic. Most people find that pretty manageable as a daily drive.
Q. Is Redmond actually a good spot to buy land?
Yes, and it’s often overlooked. Redmond sits outside Bend’s tighter growth boundary, so there’s more land available and it costs less per acre, which works well for buyers wanting acreage or a custom build.
Q. Is Redmond growing as fast as Bend right now?
It’s been growing steadily, with real job gains in healthcare, manufacturing, and education, plus that airport expansion, all of which keeps housing demand and long term value moving in the right direction.
Q. Should a first time buyer even consider Redmond over Bend?
A lot of them do. Redmond tends to offer bigger lots and newer construction for less money, and Bend is still close enough that you’re not really giving up access to it.