Bend REALTOR® for Buyers: Maria Halsey

Why Work With a Bend Buyer's Agent

Bend is really a collection of small markets. Two homes with the same square footage can be priced very differently depending on the side of town, the age of the house, the lot, the view and the HOA. Online estimates can't see most of that. Here's where a local agent earns their keep:

• Pricing you can trust. I look at recent sales of truly similar homes nearby, not just the list price, so you know when a home is priced fairly and when there's room to negotiate.
• Knowing the neighborhoods. I was raised in Bend and have lived here for more than 30 years. I can tell you how a street feels in January, what's close by, and what to ask about before you fall for a floor plan.
• Strong, clean offers. The best offer isn't always the highest number. Terms, timing, contingencies and how prepared you look all matter to a seller, and I'll help you put your best foot forward.
• Inspections and repairs. When the inspection report comes back, I'll help you separate the real concerns from the cosmetic ones and negotiate repairs or credits.
• Keeping the details moving. Contracts, disclosures, the appraisal, loan conditions and closing dates all run on deadlines. I keep track of them so nothing slips.

You'll get someone in your corner who will tell you the truth, even when the truth is “I don't think this one is it.”

How Buyer's Agent Compensation Works Now

How buyers and their agents set up their working relationship changed in August 2024, with practice changes that followed the NAR settlement. The short version:

• A written agreement comes first. Before we tour a home together, in person or virtually, we'll sign a written buyer agreement. It explains what I'll do for you and how I'll be paid.
• Compensation is spelled out and negotiable. The agreement states a specific amount or rate, so there are no surprises. It isn't set by law or by a standard rate; it's something we agree on together.
• Someone pays it, and it isn't always you. A seller or builder may agree to pay some or all of your agent's compensation, you can ask for it as part of your offer, or you may pay some or all of it yourself at closing. Plenty of purchases end up with a mix.
• I can't be paid more than we agreed. If a seller or builder offers more than the amount in our agreement, I can't accept the extra; anything above our agreed amount has to be declined.
• Seller-paid compensation and your loan. Fannie Mae has said that when a seller pays the buyer's agent fee in line with local custom, it isn't counted toward its limits on seller concessions (interested party contributions). Your loan is still based on the lower of the purchase price or the appraised value, so ask your lender how a request would affect your numbers. Source: Fannie Mae Selling Notice, April 15, 2024 and Fannie Mae Selling Guide B3-4.1-02.

I'll walk you through the agreement line by line before you sign, and we'll talk about how to handle compensation in each offer. You can ask the seller to cover some or all of it as a seller concession; it can be part of the negotiation. This is a general overview, not legal or tax advice. Your signed agreement, and your own attorney or tax advisor, are the final word.

Your Buyer Agreement Under Oregon Law

Oregon has its own rules for buyer agreements. Under House Bill 4058, passed in 2024 and in effect since January 1, 2025, an agent representing a buyer must have a written representation agreement in place before, or as soon as reasonably practicable after, starting to help you. Oregon requires the agreement to include:

• My license number. Mine is Oregon license #201215185.
• My supervising principal broker's contact information. Natalka Palmer, Bend Premier Real Estate, 541-323-2779.
• A clear start and end date. The agreement can't last longer than 24 months, including any automatic renewals.
• Termination rights for both of us. The agreement spells out how either you or I can end it.
• Whether it's exclusive or nonexclusive. You'll know up front whether you're agreeing to work only with me.
• How I may be paid, and your general search criteria. Plus a description of a buyer's agent's legal duties to you.

Before you sign, I'll show you exactly how you can end our agreement if it isn't working for you. You should never feel locked in. Want the complete side-by-side breakdown for both buyers and sellers, including Oregon statutes and sources? Read my full guide: How Real Estate Commission Works in Bend, Oregon. This is a general summary, not legal advice; the agreement itself and your own attorney are the final word.

Buying New Construction? Bring Your Agent First

New homes are a big part of the Bend market, and model homes are designed to be hard to resist. Just remember that the friendly sales rep in the model works for the builder; their job is to sell the builder's homes on the builder's terms. Your Bend buyer's agent works for you.

Many builders have registration rules: your agent may need to be with you, or named when you sign in, on your very first visit. If you walk in alone, some builders won't work with an agent you bring in later, or won't contribute toward that agent's compensation. That's why I always say: call me before your first model-home visit, not after.

From there, I'll help you compare communities and lots, read the builder's purchase contract (usually the builder's own form, not the standard one), weigh upgrades against resale value, understand incentives tied to a preferred lender, and schedule independent inspections during construction and before closing. My background includes years as a top producer in new construction with Pahlisch Homes, so I know where the questions tend to hide.

Want the full picture first? Read my guide to new construction homes in Bend.

Relocating to Bend

Many of my buyers are moving here from somewhere else, often from out of state and sometimes buying a home they've only seen on a screen. If that's you, I'll help you narrow down Bend's neighborhoods and the nearby towns before you get on a plane, so your visit is spent on homes that actually fit.

Between visits, we'll stay in touch by phone and email as new homes come up, and I can preview homes for you and tell you what the photos don't show: the street noise, the slope of the driveway, which way the back deck faces in the afternoon sun. When it's time to close, I'll coordinate with your lender, the title company and inspectors, so the long-distance part feels a lot less long distance.

Want a feel for the region first? Start with my Bend area guide or explore all of the areas I serve.

Bend Neighborhoods I Help Buyers In

Bend is home base, and I help buyers all over town. A few of the neighborhoods people ask me about most:

• NorthWest Crossing: A west-side neighborhood with parks, trails, a small shopping district and a mix of homes and townhomes.
• Awbrey Butte: Homes on the butte northwest of downtown, many on larger lots and some with Cascade views.
• Tetherow: A west-side resort community built around a golf course, on the way out toward Mt. Bachelor.
• Discovery West: A newer planned community next to NorthWest Crossing, built out in phases.
• Southeast Bend: A wide range of established subdivisions and newer communities, with a broad mix of home styles and price points.
• Old Bend & Downtown: Older homes and tree-lined streets a short distance from downtown, Drake Park and the river.
• River West: Close to the Deschutes River between downtown and the west side, with a mix of older and remodeled homes.
• Awbrey Glen: A gated golf community on Awbrey Butte.

See all Bend neighborhoods

For a bigger-picture look at the city, see my Bend area guide. I also work with buyers in Redmond, Sisters, Sunriver and La Pine. Not sure which part of town fits? Tell me how you want to live and I'll suggest a few places to start.