Garrett Myers is a Mortgage Broker based in Bend at 1777 SW Chandler Ave, Suite 208, NMLS #2041420, with six years originating loans in Deschutes County and a 5.0 rating across 94 Google reviews.
Written by Garrett Myers, Mortgage Broker, NMLS #2041420 · Updated September 2026
Bend's median single-family sale price closed June 2026 at $725,000, up from $693,000 in June 2025, per Oregon MLS data. Where you land depends a lot on the neighborhood.
Neighborhood median values as of September 2026, per Realtor.com estimates:
River West and Northwest Crossing regularly go above the conforming loan limit. If you're shopping there, let's talk about loan structure before you write an offer, not after.
The floor in Bend is around $475,000 to $500,000. You can still find a three-bedroom, two-bath home around 1,200 square feet in that range, but that's about as low as it goes. If you need to stay under that, look at Redmond, where the floor is closer to $400,000 to $450,000.
The 2026 conforming limit for a one-unit home in Deschutes County is $832,750. The same limit applies in Crook and Jefferson counties. Above it, you're into high-balance or jumbo financing, and in Bend that's common. Jumbo has its own guidelines, so if your price range is near the limit, I'll lay out both paths side by side early.
The 2026 FHA limits for Deschutes County are $718,750 for one unit, $920,150 for two units, $1,112,250 for three units and $1,382,250 for four units.
FHA limits are set county by county. If you're looking in Bend and also considering Prineville or Madras, I'll confirm the limit for each county before you make an offer, so your pre-approval matches the house you're actually writing on.
Insurance, more than anything. Premiums vary a lot by location, construction and replacement cost, and they count in the payment you qualify with. On a higher-value home or anything in a higher wildfire area, get a quote before you write an offer. Ask me for referrals to trusted insurance brokers who can find competitive pricing on coverage for homes in harder-to-insure areas.
Acreage, manufactured homes, unusual construction and rural properties need more review up front: how the home is permitted, what counts as living area and how the appraisal will be supported. Not every lender takes these. I'll check which of mine do before you're under contract, so you're not finding out in underwriting.
Because as a loan officer at a brokerage, I'm not stuck with one lender's rules. A bank can only offer its own guidelines, including internal overlays that are stricter than what Fannie Mae or Freddie Mac require. I can move your file to the lender whose guidelines fit your income, your property and your debt-to-income ratio. That matters most for self-employed borrowers, investment properties and unusual properties.
A Bend buyer called me nine days before her scheduled closing. Her bank had stalled on her investment property purchase. It capped debt-to-income at 43% on investment properties, and when the appraisal supported less rent than the bank's loan officer had projected, her ratio went over that cap.
We moved the file to a wholesale lender whose guidelines fit her actual numbers, transferred the existing appraisal and cleared the remaining conditions. She closed nine days after that first call.
Her bank wasn't wrong by its own rules. It just wasn't the right lender for her file. Different lenders have different overlays, and a broker can pick the one that fits.
First-time buyers, self-employed borrowers, FHA and VA, investment properties, jumbo, bank statement programs, construction and construction-to-permanent loans, and properties with acreage or unusual features. Start with your actual scenario and I'll tell you which programs and lenders make sense.
2026 conventional limits: FHFA. 2026 FHA limits: HUD. Limits can change every year, and each program has its own requirements.
My office is at 1777 SW Chandler Ave, Suite 208, Bend, OR 97702, but most clients never need to come in. Call or text 503-698-7724, email garrett@elev8mortgage.com, or apply online and I'll send you a document list built for your situation.
