From 2020 to 2022—what many now refer to as the “COVID-era” market—buying a home in Central Oregon often felt like a race against the clock. Multiple offers, homes selling in days, and buyers waiving contingencies became the norm. While there are still segments of today’s market that can feel that way—particularly well-priced homes under $600,000—the broader landscape tells a different story, one that has quietly created opportunities for those who know how to navigate it.
It’s also important to keep recent context in mind. The market in 2025 was relatively subdued, and overall price growth has remained fairly flat since the peak of 2022. That shift has helped reset expectations on both sides of the transaction. While it may not feel dramatically different at first glance, the balance of power has shifted. Homes are sitting on the market longer, sellers are becoming more flexible, and negotiations are once again part of the process (over 40% of single-family home sales included concessions in February). In many ways, this is what a more “normal” real estate market looks like—and for buyers, it presents a unique window of opportunity.
The first key to succeeding in today’s market is preparation. Serious buyers are entering the process with financing lined up, a clear understanding of their budget, and the ability to act quickly when the right home appears. While competition has eased compared to previous years, well-priced and well-presented homes are still attracting attention and often receiving offers within the first week. The difference now is that buyers have more freedom to act decisively on homes that linger, without the same level of pressure.
Equally important is understanding leverage. In a market where homes are taking longer to sell, buyers are finding more room to negotiate—not just on price, but on terms. Seller-paid concessions, interest rate buydowns, repair credits, and flexible closing timelines are all back on the table. These factors can significantly impact the overall cost of a home—sometimes more than the purchase price itself.
Days on market has also become a valuable indicator. Properties that have been listed longer can signal motivated sellers, creating opportunities for more aggressive negotiations. That said, not every “stale” listing is a hidden gem. Successful buyers are working closely with experienced advisors to determine which opportunities are worth pursuing—and which are best left alone.
Patience is another advantage in today’s environment. Unlike the fast-paced market of the COVID years, buyers now have the ability to be more selective. This doesn’t mean waiting indefinitely, but rather approaching the process with a clear strategy—knowing when to act and when to walk away.
Ultimately, the buyers finding success right now are those treating the process like a long-term investment, not a short-term competition. They are informed, strategic, and willing to take advantage of the opportunities that come with a more balanced market. Markets are always evolving, and while no one can predict exactly where things will go next, one thing is clear: for buyers who are prepared and paying attention, this may be one of the most favorable environments we’ve seen in years.
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