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West Hills: What the Numbers Actually Tell You
West Hills sits in one of the more elevated pockets of Bend's West Side. The neighborhood is not architecturally uniform, and that variation shows up clearly in the data.
Over the past twelve months, eleven single-family homes sold in West Hills. The median sale price was approximately $1.09M. Average days on market were about 121 days. Homes generally sold at just under 96% of list price.
Price per square foot ranged from the mid-$200s to over $800 per square foot, with a median around the mid-$400s. That is a wide range. In West Hills, not all homes are valued equally, and buyers are clearly distinguishing between them.
Not all West Hills homes are valued equally. Buyers know it, and the data confirms it.
What holds value
Homes that combine elevation, light, and meaningful updates tend to perform better. Properties that have been thoughtfully renovated generally command stronger pricing and, in several cases, moved well below the neighborhood's average days on market.
Condition matters just as much. Updated kitchens and baths, cohesive finishes, and functional layouts perform better than larger homes relying solely on square footage. In several cases, well-executed homes sold significantly faster than the neighborhood average, even at higher price points.
Pricing discipline also matters. A well-executed home that is aligned with the buyer pool can move quickly. We saw that in multiple sales under 65 days.
What weakens value
Deferred maintenance is hard to hide at this price tier. Buyers who can spend $1M-plus are not looking for a project unless they're getting a discount that reflects it.
Even attractive homes can remain on market for extended periods if pricing runs ahead of demand. West Hills does not forgive overreach.
The Strategic Takeaway
West Hills is not plug-and-play luxury. It requires evaluation. Buyers who look carefully at lot orientation, renovation level, and resale positioning tend to make stronger decisions here.
For analytical, design-minded buyers, that selectivity is not a drawback. It creates opportunity — especially when approached with clear strategy and disciplined negotiation.
If you're weighing West Hills against other West Side neighborhoods, I'm glad to walk you through the comparisons with current data. That's exactly the kind of conversation I have with buyers who are thinking carefully about where they land. You can read a little about me here.
For a closer look at West Hills' elevation and architectural character, see my companion article on the neighborhood itself. Additional West Side luxury insights and comparisons are available here: Broken Top, Tetherow, and Northwest Crossing here and here.
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