personal buy box
Bend + Redmond buildable lots
Ranked by lot feasibility first, then actionable listings, over the pencil or value.
9565 feasible ·
29 on market under $650,000
(12 also fit the Deal 1 size band)
Top 12 of 10899 candidates shown.
45 listed parcels
over $650,000 hidden.
12 listed candidates
held for HOA/gated-community review.
What rises, and what the labels mean
What rises. Lot feasibility ranks first: does the lot clear the size
and frontage floor, carry an existing home, sit on a quiet road, and have real room
(measured building footprint where FEMA data covers it, a conservative estimate where
it doesn't) for both the existing home and a new cottage under this city's cited
setback standards -- then mapped water/sewer main proximity, corner or alley potential,
then a measured setback margin. Underwrite verdict, owner motivation, and assessor
value-cohort reads are tiebreakers below that, not gates. Corner, alley, utility-main,
and amenity reads are advantages to verify, never entitlement facts. Bend uses official
road and speed-limit data; Bend alley and amenity context is not yet evaluated.
Structure age. The default 1978 cutoff follows EPA's lead-paint target
housing boundary. It reduces one known risk; it is not an inspection or a guarantee of
roof, sewer, foundation, electrical, or construction quality. Unknown years stay unknown.
Market status. This is the assessor universe, so unknown means unknown,
not off-market. A parcel is labeled on-market only when plumb holds a sourced asking-price
record. The scheduled Redfin public-map sync supplies asking evidence; missing records
remain unknown rather than being called off market. A real, sourced asking price over
"max price" is excluded outright, not just flagged; the count hidden this way is stated
above the list. Off-market parcels are never excluded by price -- their RMV is a
directional estimate, not a real asking price.
RMV. Real market value is the county assessor's January 1 estimate for
property-tax administration. It is not an appraisal, an asking price, or proof of a deal.
Asking below RMV is a prompt to investigate, not a discount claim.
61145 LADERA RD
Bend · existing $303,300 improvement · built 1980
· 181215BA01700
0.47 ac (20,473 sqft) ·
194 x 209 ft
· house ~2,076 sqft
feasible · +32,367 sqft room
water/sewer main proximity not confirmed
Deal 1 fit
corner lot, verify
Bend plans available
more detail
up to 8 units (illustrative upside)
· desirable area
· undervalued for its area
· water/sewer main proximity not confirmed
· RMV $482,080
· $380,382/ac vs $1,257,013/ac area
Deal 1 sketch: ~$73,776 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $180,265
Down $61,480 (10%) + closing = $73,776 ·
loan $553,320 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $392,690 ·
pay down $180,265 before MOCU releases the cottage parcel ·
all-in cash (low) $554,041
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
not evaluated
ON MARKET · $614,800 asking
2653 NE GENET CT
Bend · existing $300,710 improvement · built 1991
· 171227BC00220
0.31 ac (13,504 sqft) ·
156 x 230 ft
· house ~1,631 sqft
feasible · +28,459 sqft room
water + sewer nearby
Deal 1 fit
corner lot, verify
Bend plans available
more detail
up to 5 units (illustrative upside)
· water ~127 ft, sewer ~136 ft
· RMV $505,190
· $659,612/ac vs $916,583/ac area
Deal 1 sketch: ~$69,480 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $138,298
Down $57,900 (10%) + closing = $69,480 ·
loan $521,100 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $402,950 ·
pay down $138,298 before MOCU releases the cottage parcel ·
all-in cash (low) $507,778
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $158,226
ON MARKET · $579,000 asking
2146 NW 22ND ST
Redmond · existing $441,160 improvement · built 2003
· 151305DA12100
0.24 ac (10,454 sqft) ·
99 x 140 ft
· house ~3,955 sqft
feasible · +4,998 sqft room
water + sewer nearby
Deal 1 fit
corner lot, verify
more detail
up to 4 units (illustrative upside)
· walkable to Saint Thomas Academy
· water ~68 ft, sewer ~55 ft
· RMV $611,660
· $710,416/ac vs $811,904/ac area
Deal 1 sketch: ~$77,988 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $84,821
Down $64,990 (10%) + closing = $77,988 ·
loan $584,910 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $526,410 ·
pay down $84,821 before MOCU releases the cottage parcel ·
all-in cash (low) $462,809
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
not evaluated
ON MARKET · $649,900 asking
850 NW QUINCE AVE
Redmond · existing $325,640 improvement · built 2012
· 151304DB00219
0.21 ac (9,148 sqft) ·
72 x 158 ft
· house ~3,823 sqft
feasible · +3,140 sqft room
water + sewer nearby
Deal 1 fit
alley access, verify
more detail
up to 3 units (illustrative upside)
· walkable to Verizon
· water ~121 ft, sewer ~100 ft
· RMV $496,140
· $811,904/ac vs $811,904/ac area
Deal 1 sketch: ~$62,398 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $77,646
Down $51,999 (10%) + closing = $62,398 ·
loan $467,991 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $410,890 ·
pay down $77,646 before MOCU releases the cottage parcel ·
all-in cash (low) $440,044
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $29,004
ON MARKET · $519,990 asking
19637 POPLAR ST
Bend · existing $344,990 improvement · built 1982
· 181218CC01300
0.47 ac (20,473 sqft) ·
100 x 208 ft
· house ~988 sqft
feasible · +15,108 sqft room
water/sewer main proximity not confirmed
Deal 1 fit
Bend plans available
more detail
up to 8 units (illustrative upside)
· water/sewer main proximity not confirmed
· RMV $579,510
· $498,978/ac vs $739,487/ac area
Deal 1 sketch: ~$75,000 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $123,363
Down $62,500 (10%) + closing = $75,000 ·
loan $562,500 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $462,250 ·
pay down $123,363 before MOCU releases the cottage parcel ·
all-in cash (low) $498,363
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
not evaluated
ON MARKET · $625,000 asking
2439 SW 33RD ST
Redmond · existing $431,760 improvement · built 2001
· 151320CB11600
0.21 ac (9,148 sqft) ·
136 x 140 ft
· house ~2,225 sqft
feasible · +10,916 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 3 units (illustrative upside)
· water ~80 ft, sewer ~98 ft
· RMV $596,760 (asking below RMV)
· $785,714/ac vs $785,714/ac area
Deal 1 sketch: ~$64,740 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance clears
Down $53,950 (10%) + closing = $64,740 ·
loan $485,550 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $514,260 ·
95% LTV release test clears on assessor numbers ·
all-in cash (low) $364,740
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $11,266
ON MARKET · $539,500 asking
1432 NW SPRUCE CT
Redmond · existing $312,620 improvement · built 2005
· 151304BA02800
0.21 ac (9,148 sqft) ·
111 x 153 ft
· house ~2,175 sqft
feasible · +9,426 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 3 units (illustrative upside)
· walkable to Elton Gregory Middle School
· water ~91 ft, sewer ~110 ft
· RMV $483,120
· $811,904/ac vs $811,904/ac area
Deal 1 sketch: ~$61,188 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $80,934
Down $50,990 (10%) + closing = $61,188 ·
loan $458,910 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $397,870 ·
pay down $80,934 before MOCU releases the cottage parcel ·
all-in cash (low) $442,122
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $62,547
ON MARKET · $509,900 asking
1453 NW 20TH CT
Redmond · existing $391,580 improvement · built 2008
· 151308AA01715
0.21 ac (9,148 sqft) ·
119 x 130 ft
· house ~2,966 sqft
feasible · +7,183 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 3 units (illustrative upside)
· walkable to Saint Thomas Academy
· water ~96 ft, sewer ~99 ft
· RMV $558,580
· $795,238/ac vs $775,000/ac area
Deal 1 sketch: ~$76,788 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $124,584
Down $63,990 (10%) + closing = $76,788 ·
loan $575,910 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $475,080 ·
pay down $124,584 before MOCU releases the cottage parcel ·
all-in cash (low) $501,372
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
not evaluated
ON MARKET · $639,900 asking
2284 NW 13TH ST
Redmond · existing $333,110 improvement · built 1985
· 151304CA03300
0.28 ac (12,197 sqft) ·
100 x 124 ft
· house ~3,527 sqft
feasible · +4,034 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 4 units (illustrative upside)
· walkable to Saint Thomas Academy
· water ~65 ft, sewer ~92 ft
· RMV $503,610
· $608,928/ac vs $741,304/ac area
Deal 1 sketch: ~$67,800 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $111,058
Down $56,500 (10%) + closing = $67,800 ·
loan $508,500 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $418,360 ·
pay down $111,058 before MOCU releases the cottage parcel ·
all-in cash (low) $478,858
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $29,994
ON MARKET · $565,000 asking
2108 NW 13TH ST
Redmond · existing $263,280 improvement · built 1980
· 151304CA06000
0.25 ac (10,890 sqft) ·
90 x 124 ft
· house ~4,615 sqft
feasible · +1,949 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 4 units (illustrative upside)
· walkable to Saint Thomas Academy
· water ~67 ft, sewer ~92 ft
· RMV $433,780
· $682,000/ac vs $741,304/ac area
Deal 1 sketch: ~$70,080 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $194,497
Down $58,400 (10%) + closing = $70,080 ·
loan $525,600 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $348,530 ·
pay down $194,497 before MOCU releases the cottage parcel ·
all-in cash (low) $564,577
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $25,036
ON MARKET · $584,000 asking
1634 NW TEAK AVE
Redmond · existing $332,170 improvement · built 2002
· 151304BB05200
0.21 ac (9,148 sqft) ·
75 x 122 ft
· house ~3,922 sqft
feasible · +1,024 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 3 units (illustrative upside)
· walkable to Elton Gregory Middle School
· water ~78 ft, sewer ~94 ft
· RMV $502,670
· $811,904/ac vs $852,500/ac area
Deal 1 sketch: ~$67,188 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $107,361
Down $55,990 (10%) + closing = $67,188 ·
loan $503,910 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $417,420 ·
pay down $107,361 before MOCU releases the cottage parcel ·
all-in cash (low) $474,549
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
caution
max basis $60,300
ON MARKET · $559,900 asking
2745 SW 32ND ST
Redmond · existing $456,520 improvement · built 2016
· 151320CC00504
0.21 ac (9,148 sqft) ·
74 x 121 ft
· house ~1,600 sqft (est.)
feasible · +3,227 sqft room
water + sewer nearby
Deal 1 fit
more detail
up to 3 units (illustrative upside)
· water ~82 ft, sewer ~90 ft
· RMV $625,020
· $802,380/ac vs $785,714/ac area
Deal 1 sketch: ~$78,000 to close ·
$72,000-118,500 equity at cottage sale
· reconveyance gap $71,269
Down $65,000 (10%) + closing = $78,000 ·
loan $585,000 ·
build $290,000 (Alderwood estimate, Hayden discount) ·
SFH-alone est $540,770 ·
pay down $71,269 before MOCU releases the cottage parcel ·
all-in cash (low) $449,269
SFH-alone value is assessor improvement RMV plus half the land RMV; MOCU will use its own reappraisal. Under 20% down triggers upfront PMI at MOCU (amount unquoted). Build cost, cottage sale range, and split allowance are doc estimates, not bids or comps. Verify sequencing of reconveyance vs cottage sale with the lender.
not evaluated
ON MARKET · $650,000 asking