New Construction Homes in Bend, Oregon: Complete Buyer Guide

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Buying a newly built home in Bend can provide modern floor plans, efficient building systems, lower immediate maintenance needs, and the opportunity to select finishes or structural options. Buyers may choose from completed spec homes, homes under construction, builder floor plans, townhomes, condominiums, or fully custom residences.

New construction also involves decisions that are not part of a typical resale purchase. The advertised base price may exclude lot premiums, design upgrades, landscaping, fencing, window coverings, appliances, HOA fees, or future property-tax changes. Builder contracts may also give the builder more flexibility over timelines, materials, substitutions, and delays than buyers expect.

Bend continues to plan for housing growth through expansion areas, opportunity areas, infill, and infrastructure investment. The city’s 2016 Urban Growth Boundary expansion added approximately 2,380 acres and identified areas for future housing and employment growth. Development patterns now extend across northeast, southeast, southwest, westside, and urban-edge locations, but the availability of a specific subdivision or builder inventory can change quickly.

This guide explains what buyers should know before purchasing new construction homes in Bend, Oregon, including contracts, lot selection, upgrades, inspections, warranties, property taxes, HOA rules, and the expenses that may appear after closing.

This article provides general buyer education. Builder contracts, warranties, financing terms, construction standards, and property conditions vary. Buyers should consult qualified real estate, lending, inspection, insurance, tax, and legal professionals when appropriate.

Quick Answer

New construction is available in multiple parts of Bend, including expansion areas, infill locations, planned neighborhoods, and redevelopment sites. Buyers can choose between move-in-ready spec homes, homes already under construction, builder-controlled floor plans, semi-custom properties, and fully custom homes.

A new home may cost more than an older resale property with similar square footage, but the comparison depends on location, energy efficiency, repair needs, upgrades, lot size, and included features. A resale home may require a new roof, HVAC system, windows, or renovation, while a new home may require landscaping, fencing, blinds, appliances, and design-center upgrades.

Buyers should have their own representation where possible. The sales representative at a builder’s office generally works for the builder, not the buyer. Agent-registration and compensation policies vary, so buyers should clarify representation before touring or signing registration documents.

Is New Construction Available in Bend?

Yes. Bend’s housing growth includes development within its existing urban area as well as expansion areas added through the city’s long-term growth planning.

The City of Bend identifies northeast, southwest, southeast, and other urban growth areas as locations where new neighborhoods, employment, roads, utilities, parks, and community services may develop over time. The Southeast Area Plan, also called the Elbow expansion area, was adopted to guide future development in southeast Bend.

Availability varies by:

• Price range
• Home type
• Construction stage
• Builder
• Lot release
• Infrastructure completion
• Permit timing
• Market demand

A neighborhood that has several homes available today may have limited inventory a few months later.

Is a New Home More Expensive Than Resale?

New homes frequently carry a price premium because buyers receive updated construction, current design, newer systems, and reduced immediate repair needs.

However, the advertised price may not represent the final cost. Buyers should compare:

• Base price
• Lot premium
• Structural options
• Interior upgrades
• Landscaping
• Fencing
• Appliances
• Window coverings
• HOA fees
• Property taxes
• Financing incentives
• Required move-in purchases

A resale home listed at a lower price may need substantial repairs, while a basic new home can become expensive after upgrades are added.

Do Buyers Need Their Own Agent?

Independent buyer representation can be valuable because the builder’s representative is focused on selling the builder’s inventory and following the builder’s contract process.

A buyer’s agent may help with:

• Comparing builders
• Reviewing comparable sales
• Evaluating lot premiums
• Understanding incentives
• Scheduling inspections
• Tracking deadlines
• Reviewing HOA documents
• Comparing resale alternatives
• Preparing the final walkthrough

Buyers should confirm representation and compensation before visiting a model-home sales office because some builders require the buyer’s agent to attend or register the buyer on the first visit.

What Costs Are Not Included in the Base Price?

The base price may exclude:

• Premium lot selection
• Extended garage
• Additional rooms
• Upgraded countertops
• Better flooring
• Premium cabinets
• Appliances
• Air conditioning
• Landscaping
• Irrigation
• Fencing
• Window coverings
• Garage finishing
• HOA setup charges
• Club or amenity fees

Buyers should request a written list of standard features and exclusions before comparing homes.

Where New Construction Is Growing

Bend’s new housing is not concentrated in one neighborhood. Growth occurs through new subdivisions, infill projects, attached housing, redevelopment, and urban expansion.

The city’s long-term growth strategy includes areas where Bend can expand outward as well as opportunity areas where development can become denser within the existing city. Infrastructure such as roads, sewer, water, schools, parks, and emergency services affects how quickly each area can develop.

Buyers should avoid choosing a home based only on the current appearance of the neighborhood. Empty land may eventually contain homes, commercial buildings, schools, roads, or community facilities.

New Construction Communities in Bend Oregon

Buyers searching for new construction homes in Bend Oregon should evaluate more than the home itself. The surrounding community, planned amenities, future development, and location can have a major impact on the long-term value and daily experience of owning a newly built home.

New construction communities in Bend may differ significantly in terms of:

Community Factor	Why It Matters
Location	Determines commute times, recreation access, shopping convenience, and future desirability
Neighborhood Planning	Affects parks, trails, open spaces, roads, and community layout
Builder Reputation	Influences construction quality, communication, and warranty experience
Future Development	Can impact traffic, views, privacy, and nearby amenities
HOA Structure	Determines fees, design rules, maintenance responsibilities, and shared amenities

Buyers should review the complete neighborhood plan rather than only the available home models. A community that looks unfinished today may develop significantly over several years, while future construction may also affect privacy, traffic patterns, and surrounding views.

When comparing new construction communities in Bend, buyers should consider both the home and the long-term neighborhood environment.

Northeast Bend

Northeast Bend has experienced substantial residential and commercial growth. Buyers may find detached homes, townhomes, smaller lots, planned communities, and properties near expanding employment and retail areas.

Advantages may include:

• Access to North Bend employment
• Proximity to Highway 97 and Highway 20
• Newer infrastructure
• New commercial services
• Multiple housing formats

Potential considerations include:

• Construction traffic
• Future road projects
• Smaller lots
• Ongoing development
• Distance from westside recreation
• Airport or highway noise in some locations

Review the full subdivision plan rather than only the completed street.

Southeast Bend

Southeast Bend includes established neighborhoods, newer subdivisions, and major future growth areas.

The Southeast Area Plan guides development in the Elbow expansion area and addresses land use, streets, infrastructure, housing, commercial needs, and complete-neighborhood planning. Sewer infrastructure is also being developed to support growth in parts of the area.

Buyers may value:

• Newer homes
• Larger planned neighborhoods
• Access to southeast shopping
• Potential parks and trails
• Proximity to Highway 97

They should also investigate:

• Future development phases
• Infrastructure timing
• Construction routes
• School boundaries
• Distance to downtown
• Traffic patterns

Southwest Bend

Southwest Bend offers access toward the Cascade Lakes Highway corridor, Old Mill District, southwest employment areas, and Mt. Bachelor routes.

New housing can include detached homes, townhomes, planned communities, and higher-priced properties near recreation or open land.

Buyers should examine:

• Slope
• Wildfire exposure
• Road access
• Winter conditions
• Future phases
• HOA requirements
• Distance from daily shopping
• Traffic toward mountain recreation

Northwest and Westside Development

Northwest and Westside Bend remain desirable because of trails, parks, restaurants, schools, mountain access, and established neighborhood identity.

New construction may take the form of:

• Infill homes
• Small subdivisions
• Townhomes
• Luxury residences
• Custom homes
• Redevelopment of older properties

Westside land is limited, so buyers may pay more for location and receive a smaller lot. Infill buyers should review neighboring uses, parking, privacy, construction access, and neighborhood compatibility.

Bend’s Urban Edge

Homes near Bend’s urban edge may appeal to buyers seeking newer construction, views, open space, or larger planned neighborhoods.

However, buyers should investigate:

• Current city limits
• Urban Growth Boundary status
• Annexation
• Sewer and water availability
• Future roads
• Nearby development
• Wildfire exposure
• Construction timelines
• Planned commercial uses

The city provides planning and permit tools that can help buyers investigate zoning, historic permits, land-use applications, and future development around a property.

New Construction Home Buying Timeline in Bend Oregon

The timeline for purchasing a new construction home depends on whether the property is already completed, under construction, or still in the planning stage.

Construction Stage	Buyer Experience
Completed Spec Home	Buyer can view the finished property and may move in sooner
Under Construction	Buyer may select some options depending on the construction stage
To-Be-Built Home	Buyer has more customization but usually faces a longer timeline
Custom Home	Buyer controls more decisions but takes on more planning responsibility

Understanding the construction stage helps buyers set realistic expectations around selections, financing, inspections, and move-in timing.

Types of New Construction Homes

The term “new construction” can describe several buying experiences. The amount of choice, risk, price certainty, and waiting time depends on the construction type.

Spec Homes

A spec home is built by the builder before a specific buyer commits to the property.

The builder usually selects:

• Floor plan
• Lot
• Exterior design
• Flooring
• Cabinets
• Fixtures
• Appliances
• Paint
• Landscaping package

A completed spec home can provide a faster move-in and greater price certainty. Buyers can inspect the actual home rather than relying only on plans or a model.

The tradeoff is limited personalization.

To-Be-Built Homes

A to-be-built home starts with a lot, floor plan, and builder agreement. The buyer may choose certain structural and design options before construction begins.

Choices may include:

• Floor plan
• Exterior elevation
• Garage configuration
• Room additions
• Flooring
• Cabinets
• Counters
• Fixtures
• Appliances

The buyer receives more personalization but accepts a longer timeline and greater exposure to delays or change-order costs.

Semi-Custom Homes

Semi-custom construction uses an established builder plan but allows more flexibility than a standard production home.

A buyer may adjust:

• Room layout
• Interior finishes
• Windows
• Storage
• Outdoor living
• Garage size
• Office space
• Appliance package

Semi-custom homes can balance personalization and predictability, but upgrades can increase quickly.

Fully Custom Homes

A custom home usually begins with land, an architect or designer, engineering, financing, permits, and a builder.

The owner may control:

• Complete layout
• Materials
• Energy systems
• Accessibility
• Views
• Landscaping
• Outdoor space
• Garage and storage
• Smart-home systems

Custom construction requires more time, decision-making, contingency funds, and professional coordination. Buyers should investigate land feasibility before assuming a house can be built as planned.

Townhomes and Condominiums

New townhomes and condominiums can offer lower exterior-maintenance responsibility and prices below detached homes in some areas.

Buyers must review:

• Ownership boundaries
• Shared walls
• HOA dues
• Master insurance
• Reserve funding
• Exterior maintenance
• Parking
• Storage
• Rental restrictions
• Sound transmission
• Future assessments

A new association may have limited operating history, making the proposed budget and reserve assumptions especially important.

New Construction vs Resale

New construction and resale homes should be compared based on complete ownership costs, not only purchase price. Choosing between a newly built home and a resale property depends on more than age. Both options provide different advantages related to location, maintenance, customization, pricing, and long-term ownership costs.

The right choice depends on whether a buyer prioritizes newer systems and personalization or prefers established neighborhoods, mature landscaping, and potentially stronger location advantages.

Purchase Price

New homes may command a premium for updated construction and design. Resale homes may offer better locations, larger lots, mature landscaping, or more square footage for the same price.

The final new-home price can rise above the advertised amount after lot and design selections.

Maintenance

A new home should have fewer immediate repairs, but it is not maintenance-free.

Buyers still need to maintain:

• HVAC systems
• Roof and gutters
• Landscaping
• Caulking
• Drainage
• Appliances
• Exterior finishes
• Irrigation

A resale home may need more work immediately, but its condition is visible and its landscaping is established.

Energy Efficiency

New homes are generally constructed under newer energy and building requirements. They may offer improved insulation, windows, heating, cooling, air sealing, and appliances.

Actual utility costs still depend on:

• Home size
• Occupancy
• Thermostat settings
• Sun exposure
• Equipment
• Hot tubs
• Electric vehicles
• Landscaping

Location

New subdivisions are often located near the city’s growing edges, while resale homes may provide better access to downtown, mature parks, established schools, and existing commercial services.

Buyers should decide whether they prioritize a newer structure or a more established location.

Lot Size

Newer detached homes may sit on smaller lots because of land costs and density goals.

A resale property may offer:

• Larger yard
• Mature trees
• More privacy
• Established outdoor space
• Wider setbacks

The newer home may offer lower yard maintenance and more efficient land use.

Character and Landscaping

A resale neighborhood may have mature trees, established identity, and varied architecture.

A new community may initially feel open, unfinished, or repetitive. Its long-term appearance depends on landscaping growth, future phases, HOA enforcement, and neighboring construction.

Time to Move In

A completed spec home may close quickly. A to-be-built or custom home may require months or longer.

Construction schedules can be affected by:

• Permits
• Weather
• labor availability
• Material delays
• utility installation
• inspections
• change orders
• financing

Negotiation

Resale negotiations often focus on price, repairs, closing date, and personal property.

Builder negotiations may focus on:

• Closing-cost credits
• Rate buydowns
• Lot premiums
• Upgrades
• Appliances
• Move-in timing

Builders may prefer incentives over a recorded price reduction because lower sale prices can affect future comparable sales.

Understanding the Builder Contract

Builder contracts may differ significantly from standard resale agreements.

The contract may be written by or for the builder and may provide the builder with broad rights regarding construction schedules, substitutions, material availability, and completion dates.

Deposits

Builders may require deposits for:

• Initial contract
• Lot reservation
• Structural selections
• Design upgrades
• Change orders

Some deposits may become nonrefundable after specific deadlines.

Buyers should understand:

• Total deposit
• Refund conditions
• Where funds are held
• What happens after loan denial
• What happens after appraisal problems
• Whether upgrade deposits are credited at closing

Construction Deadlines

A target completion date may be an estimate rather than a guaranteed deadline.

The contract should explain:

• Estimated completion
• Required buyer actions
• Builder extensions
• Closing notice
• Conditions for termination
• Consequences of delay

Delay Clauses

Delays may result from:

• Weather
• Labor shortages
• Material shortages
• inspections
• permits
• utility installation
• strikes
• government action
• change orders
• events outside the builder’s control

Buyers should avoid scheduling movers, lease termination, or home-sale possession around an estimated date without flexibility.

Change Orders

A change order documents modifications after the contract or original selections.

It should identify:

• Requested change
• Added cost
• Deposit
• Schedule impact
• Material change
• Buyer approval

Verbal promises should be placed in writing.

Financing Requirements

The builder may require:

• Preapproval
• Approval from a preferred lender
• Financing deadlines
• Updated financial documents
• Appraisal cooperation
• Closing within a set period

Using a preferred lender may unlock incentives, but buyers should compare the complete loan cost with outside financing.

Cancellation Rights

The right to cancel may be more limited than buyers expect.

Review:

• Financing contingency
• Appraisal contingency
• Inspection rights
• Title concerns
• Construction delay rights
• Deposit forfeiture
• Builder default
• Buyer default

Dispute Provisions

The agreement may contain:

• Mediation
• Arbitration
• Attorney-fee terms
• Warranty procedures
• Notice requirements
• Limits on claims

Legal review may be appropriate, especially for custom construction, large deposits, unusual financing, or complex warranty terms.

Oregon’s Construction Contractors Board provides contract and consumer-protection resources, and Oregon law requires contractors to be licensed for construction work performed for compensation.

New Construction vs Resale: Which Is Better for Different Buyers?

Buyer Type	May Prefer New Construction	May Prefer Resale
First-time buyers	Lower immediate maintenance and newer systems	More established neighborhoods and possible price flexibility
Relocation buyers	Modern layouts and customization options	Mature areas with existing amenities
Outdoor lifestyle buyers	Newer communities near planned trails and parks	Established areas closer to existing recreation
Investment-minded buyers	Newer construction and lower early maintenance	Proven rental history and established locations

There is no single option that works best for every buyer. The decision should be based on budget, location priorities, lifestyle needs, and long-term ownership goals.

Lot Selection

The lot affects daily comfort, privacy, natural light, future resale, and final purchase price.

Lot Premiums

Builders may charge premiums for:

• Corner lots
• Larger lots
• Views
• Cul-de-sacs
• Golf frontage
• Open-space adjacency
• Southern exposure
• Reduced rear neighbors

A premium may be worthwhile, but buyers should compare it with resale demand and future development.

Sunlight and Orientation

Orientation affects:

• Natural light
• Snow and ice
• Cooling needs
• Solar potential
• Outdoor living
• Garden performance
• Interior temperature

A west-facing rear yard may provide evening light but become hot in summer. A shaded north-facing driveway may retain snow longer.

Slope and Drainage

Inspect:

• Lot grade
• Water flow
• Retaining walls
• Crawlspace drainage
• Neighboring elevation
• Downspout discharge
• Soil movement
• Snow accumulation

A flat-looking model-home site may not reflect other lots in the subdivision.

Future Construction

Ask what can be built:

• Behind the lot
• Across the street
• On adjacent land
• In future phases
• Along planned roads

A view today may not be permanent unless protected by recorded restrictions or public ownership.

Road and Traffic Exposure

Consider:

• Collector streets
• School traffic
• Construction routes
• Headlights
• Delivery access
• Snow plowing
• Future commercial activity
• Intersection noise

Views and Privacy

Review sightlines from:

• Living rooms
• Bedrooms
• Decks
• Yard
• Neighboring second stories
• Future lots

A premium view lot may still have privacy limitations.

Utility Locations

Locate:

• Transformer boxes
• Utility easements
• Sewer cleanouts
• Storm drains
• Fire hydrants
• Streetlights
• Mailboxes
• Irrigation equipment

These features may affect landscaping and use of the yard.

Base Price vs Final Price

The builder’s base price usually covers a standard home on a standard lot with a defined feature package.

The final price can rise substantially once buyers add structural options, upgraded finishes, and move-in necessities.

Structural Options

Structural selections may include:

• Extra bedroom
• Bonus room
• Office
• Larger garage
• Covered patio
• Fireplace
• Additional windows
• Expanded kitchen
• Walk-in shower
• Main-floor suite

Structural options are usually easier and less expensive to complete during construction than after closing, but they must fit the budget.

Interior Design Upgrades

Design-center upgrades may include:

• Countertops
• Tile
• Lighting
• Plumbing fixtures
• Doors
• Paint
• Hardware
• Stair railings

Small individual upgrades can create a large combined total.

Appliance Packages

Clarify which appliances are included.

The home may exclude:

• Refrigerator
• Washer
• Dryer
• Microwave
• Upgraded range
• Wine refrigerator

Flooring and Cabinets

Flooring and cabinets are among the most visible upgrades.

Consider durability, maintenance, and future resale rather than selecting the most expensive option in every room.

Landscaping and Fencing

Some builders provide only front landscaping. The backyard may be dirt at closing.

Potential costs include:

• Soil preparation
• Sod
• Native landscaping
• Irrigation
• Patio
• Fencing
• Gates
• Trees
• Drainage

Window Coverings

Blinds and shades are commonly excluded. Homes with many large windows can require a substantial post-closing budget.

Air Conditioning and Garage Finishes

Clarify whether the home includes:

• Central air conditioning
• Heat pump
• Garage insulation
• Drywall
• Paint
• Floor coating
• Storage
• Electric vehicle outlet

Builder Incentives

Builders may offer incentives when they want to close completed inventory, support a new phase, or meet monthly or quarterly sales goals.

Closing-Cost Credits

Credits may help pay eligible lender, escrow, title, or prepaid costs.

The credit cannot always exceed allowable costs, so buyers should confirm how it will be used.

Mortgage Rate Buydowns

A builder or lender may offer:

• Temporary buydown
• Permanent rate reduction
• Discount points
• Special loan program

Compare:

• Interest rate
• Annual percentage rate
• Loan fees
• Points
• Required down payment
• Future payment
• Refinance assumptions

Design-Center Credits

A design credit may be useful when the buyer already planned to purchase upgrades.

It is less valuable when the builder’s options are overpriced or do not match the buyer’s priorities.

Appliance or Upgrade Packages

A builder may include:

• Refrigerator
• Washer and dryer
• Window coverings
• Air conditioning
• Backyard landscaping
• Garage package

Get every included item in writing.

Using the Builder’s Lender

A preferred lender may offer meaningful incentives, but the buyer should still obtain comparison quotes.

Evaluate the total cost rather than focusing only on the credit.

Construction Timeline

Construction timelines vary according to home type, permitting, weather, design changes, labor, and infrastructure.

Preconstruction

This stage may include:

• Contract
• Financing
• Lot selection
• Design selections
• Engineering
• Permits
• Site preparation

The City of Bend requires permits for most new construction and for structural, plumbing, mechanical, and electrical work.

Foundation and Framing

The home begins to take shape through:

• Excavation
• Footings
• Foundation
• Framing
• Roof structure
• Windows
• Exterior sheathing

Weather and inspections can affect progress.

Mechanical Systems

This stage includes:

• Plumbing
• Electrical
• Heating
• Cooling
• Ventilation
• Low-voltage wiring

A pre-drywall inspection is usually scheduled after these systems are installed but before walls are closed.

Interior Finishes

Interior work may include:

• Insulation
• Drywall
• Cabinets
• Flooring
• Tile
• Paint
• Fixtures
• Appliances

Material substitutions may occur if the selected item is unavailable, subject to contract terms.

Final Inspection

The local building authority completes required inspections, but those inspections are not a substitute for an independent buyer inspection.

Government inspections focus on applicable building-code requirements. A buyer’s inspector evaluates the home for the buyer and may identify workmanship, installation, drainage, or finish concerns.

Certificate of Occupancy

A certificate of occupancy generally confirms that the property has met the requirements necessary for legal occupancy.

The builder may still have punch-list items after the certificate is issued.

Closing Delays

Possible causes include:

• Failed inspections
• Missing utilities
• Weather
• Material delays
• appraisal
• lender conditions
• title issues
• unfinished roads
• certificate delays

Maintain flexibility in leases, movers, temporary housing, and possession plans.

Inspections for New Homes

New construction should be inspected independently.

New does not mean defect-free. Problems can occur through design, material damage, installation mistakes, rushed work, subcontractor coordination, or incomplete finishing.

Pre-Drywall Inspection

This inspection takes place after major structural and mechanical systems are visible but before insulation and drywall hide them.

The inspector may review:

• Framing
• Plumbing
• Electrical
• HVAC
• Windows
• Sheathing
• Fire blocking
• Structural connections

Confirm that the builder allows access and coordinate the inspection in advance.

Final Home Inspection

A final inspection may identify:

• Roof damage
• Drainage issues
• Missing insulation
• HVAC problems
• Electrical defects
• Plumbing leaks
• Window problems
• Appliance installation issues
• Incomplete finishes

Sewer Scope

New sewer lines can still have:

• Construction debris
• Damage
• Poor connections
• Improper slope
• Obstructions

A sewer scope may be appropriate based on the property and inspector’s advice.

Radon Testing

Radon can occur in new and older homes. New construction does not guarantee low levels.

Testing provides property-specific information.

Roof and Exterior Review

Roofing can be damaged during construction or left with incomplete flashing, loose materials, or debris.

Inspect:

• Roof covering
• Flashing
• Gutters
• Siding
• Windows
• Exterior penetrations
• Grading
• Drainage

Final Walkthrough

The walkthrough should confirm:

• Agreed repairs
• Selected finishes
• Included appliances
• Clean condition
• Working systems
• Keys and remotes
• Manuals
• Missing items
• Damage after inspection

Warranty Inspection Before Expiration

Schedule another independent inspection before major workmanship or systems warranty periods expire.

Document concerns in writing and follow the builder’s claim process.

Builder Warranties

Oregon requires a contractor constructing a new residential structure to offer the owner or first purchaser a warranty against defects in materials and workmanship. The exact warranty can vary, so buyers must review what is offered rather than assume universal coverage.

Workmanship Coverage

Workmanship coverage may address defects in:

• Flooring
• Cabinets
• Trim
• Paint
• Drywall
• Doors
• Tile
• Installation

Normal wear and minor cosmetic tolerance may be excluded.

Systems Coverage

Systems coverage may include:

• Plumbing
• Electrical
• HVAC
• Mechanical equipment

Some components are covered through the manufacturer rather than directly through the builder.

Structural Coverage

Structural warranties may cover specific major load-bearing components for a longer period.

Review the definition of structural defect carefully.

Manufacturer Warranties

Products may have separate warranties for:

• Appliances
• Roofing
• Windows
• HVAC equipment
• Water heaters
• Flooring
• Plumbing fixtures

Keep registration documents, receipts, model numbers, and manuals.

Claim Procedures

The warranty should explain:

• How to report a problem
• Required form
• Notice deadline
• Builder response period
• Emergency process
• Access requirements
• Dispute procedure

Report problems in writing and keep photographs.

Maintenance Requirements

Warranty coverage may depend on the owner completing recommended maintenance.

Oregon requires contractors completing a new residential structure to provide the owner or first purchaser with a recommended maintenance schedule.

Maintenance may include:

• Caulking
• Filters
• Drainage
• Irrigation
• Exterior finishes
• Roof cleaning
• Seasonal preparation

HOA and Design Rules

New developments commonly include homeowners associations.

An HOA can protect design consistency and maintain shared areas, but it also adds cost and restrictions.

Monthly or Annual Dues

Ask what dues cover:

• Landscaping
• Private roads
• Parks
• Trails
• Gates
• Management
• Insurance
• Amenities
• Reserve contributions

Landscaping Standards

Rules may control:

• Plant types
• Lawn areas
• Irrigation
• Fences
• Trees
• Maintenance deadlines
• Front-yard design

New buyers may be required to complete backyard landscaping within a set period.

Exterior Modifications

Approval may be required for:

• Paint
• Solar panels
• Patio covers
• Sheds
• Fencing
• Air-conditioning equipment
• Satellite dishes
• Additions

Parking and Storage

Rules may restrict:

• RVs
• Boats
• Trailers
• Work vehicles
• Street parking
• Garage use
• Overnight guests

Rental Restrictions

Review whether the association limits:

• Short-term rentals
• Long-term rentals
• Lease terms
• Rental caps
• Tenant registration
• Owner occupancy

Future Amenities

A model-home presentation may show future parks, pools, trails, or commercial areas.

Confirm:

• Whether they are approved
• Who will build them
• Funding
• Timeline
• Whether plans can change

Reserve Funding

A new association may have little operating history.

Review:

• Proposed budget
• Developer contributions
• Reserve assumptions
• Owner turnover
• Future maintenance obligations
• Assessment authority

Property Taxes on New Construction

New construction property taxes require careful review because the current bill may not reflect the completed home.

Incomplete Tax Assessments

A tax statement may show:

• Vacant lot
• Partial structure
• Unfinished construction
• Prior land value

The first complete assessment may be substantially higher.

Future Tax Increases

New construction can add taxable property value outside Oregon’s ordinary annual assessed-value growth limit.

The buyer should determine when the finished structure is expected to appear on the county record.

Special Districts

New neighborhoods may be affected by:

• School districts
• Parks
• Fire services
• Local improvement districts
• Infrastructure assessments
• Bonds

Builder Estimates

A builder’s tax estimate is not a county guarantee.

Buyers should review the actual tax account and ask whether all improvements are included.

Hidden Costs After Closing

A new home can require substantial spending during the first year.

Backyard Landscaping

The builder may provide front landscaping only.

The backyard may need:

• Grading
• Soil
• Irrigation
• Sod
• Trees
• Patio
• Drainage
• Gravel

Fencing

Check:

• Included sections
• Property lines
• HOA design
• Gates
• Shared-cost expectations
• Installation deadlines

Blinds

Window coverings can become expensive, especially in homes with large windows or sliding doors.

Appliances

Confirm whether the refrigerator, washer, dryer, or specialty appliances are included.

Garage Storage

Buyers may need:

• Shelving
• Cabinets
• Ceiling storage
• Workbench
• Bike racks
• Ski storage
• Floor coating

Irrigation

Front irrigation may not extend to the backyard. Expansion can require trenching, valves, controllers, and landscape design.

Furniture

Open-plan homes and larger rooms may require different furniture than the buyer’s previous residence.

HOA Setup or Transfer Fees

Possible charges include:

• Initiation fee
• Transfer fee
• Capital contribution
• Amenity fee
• Mailbox fee
• Management setup

Energy Efficiency and Utility Costs

Energy performance is one of the strongest potential benefits of a newly built home, but buyers should verify the actual specifications.

Insulation

Ask about:

• Wall insulation
• Attic insulation
• Air sealing
• Garage insulation
• Crawlspace
• Sound insulation

Windows

Review:

• Pane count
• Frame material
• Energy rating
• Orientation
• Tempered glass
• Egress

Heating and Cooling

Clarify:

• Heat pump
• Furnace
• Central air
• Zoning
• Thermostat
• Backup heat
• Ventilation

Solar Readiness

Ask whether the home includes:

• Solar-ready conduit
• Panel capacity
• Roof orientation
• Structural support
• Battery readiness

Water-Efficient Landscaping

Low-water landscaping may reduce irrigation but still requires establishment and maintenance.

Electric Vehicle Charging

Determine whether the garage has:

• 240-volt outlet
• Dedicated circuit
• Panel capacity
• Charger
• Appropriate parking access

Buying From a Production Builder vs Custom Builder

A production builder generally offers greater price and timeline predictability. The buyer selects from established plans, lots, and option packages. Financing may be simpler, and the builder may have completed homes available.

The tradeoff is reduced control over layout, materials, lot use, and design.

A custom builder provides more personalization and lot control. Buyers can design the home around views, accessibility, workspaces, hobbies, and long-term needs.

Custom construction usually creates:

• Longer timeline
• Greater design cost
• Construction financing
• More decisions
• More change-order risk
• More site uncertainty
• Higher contingency needs

Resale value also matters. Highly personal choices may not appeal to the next buyer.

Buyer Checklist

Before Touring

• Set a complete budget
• Obtain financing guidance
• Choose buyer representation
• Research builder licensing
• Compare resale alternatives

Before Signing

• Review the contract
• Understand deposits
• Confirm standard features
• Identify exclusions
• Review warranty
• Verify estimated timeline
• Study the lot and future phases

During Construction

• Track selections
• Keep change orders
• Schedule inspections
• Document progress
• Monitor financing
• Avoid major credit changes

Before Closing

• Complete final inspection
• Review punch list
• Confirm certificate of occupancy
• Verify included items
• Review HOA documents
• Obtain insurance
• Estimate property taxes
• Keep a move-in reserve

After Closing

• Register warranties
• Follow maintenance schedule
• Document defects
• Complete landscaping
• Schedule warranty inspection
• Save contracts and manuals

Common Buyer Mistakes

Visiting the Builder Without Representation

Some builders require agent registration during the first visit. Visiting alone may make later representation more difficult.

Focusing Only on the Base Price

The base price may exclude the lot, structural changes, finishes, landscaping, fencing, appliances, and financing costs.

Skipping Inspections

Municipal inspections do not replace an independent home inspection.

Over-Upgrading the Home

Too many upgrades can push the final price above comparable resale value.

Prioritize structural and difficult-to-add features before cosmetic options.

Ignoring Future Phases

Future homes, roads, apartments, schools, or commercial space may affect views, traffic, noise, and privacy.

Assuming Landscaping Is Included

Get the landscaping scope in writing.

Using Every Dollar at Closing

Keep reserves for:

• Landscaping
• Furniture
• Blinds
• Moving
• Repairs
• Tax changes
• Insurance
• HOA costs
• Warranty gaps

Questions to Ask Before Buying a New Construction Home in Bend

Before signing a builder agreement, buyers should understand exactly what is included and what additional costs may appear later.

Important questions include:

• What features are included in the base price?
• Which upgrades are optional?
• Are landscaping and fencing included?
• What future development is planned around the property?
• What warranties are provided?
• Are there HOA fees or community restrictions?
• What is the expected completion timeline?
• What happens if construction is delayed?
• Are there any builder incentives available?
• Can the buyer complete an independent inspection?

Answering these questions before signing can help buyers avoid unexpected costs and make a more informed decision.

FAQ

Final Thoughts

New construction homes in Bend can provide modern design, efficient systems, reduced immediate maintenance, and opportunities for personalization. They can also create unexpected costs when buyers focus only on the advertised base price.

A complete comparison should include:

• Final purchase price
• Lot premium
• Structural selections
• Design upgrades
• Financing
• Inspections
• Landscaping
• Fencing
• HOA dues
• Property taxes
• Insurance
• Move-in purchases

The builder, lot, contract, and neighborhood plan matter as much as the floor plan. Buyers should investigate future phases, understand deposit and cancellation rules, hire independent inspectors, review warranty procedures, and maintain cash reserves after closing.

The strongest purchase is not necessarily the home with the most upgrades. It is the home that fits the buyer’s budget, location needs, long-term lifestyle, and expected resale market.