Torn between a brand-new build and a resale home in Easton (Bend 97702)? You are not alone. Your choice affects move-in timing, customization, inspections, rules, and long-term costs, especially in Central Oregon’s climate. This guide breaks down the trade-offs, local factors, and a simple decision scorecard so you can move forward with confidence. Let’s dive in.
Timeline: speed vs certainty
New construction often comes with a longer path to move-in. You will move from lot selection to options, permits, framing and rough-ins, drywall and finishes, then final inspections and a certificate of occupancy. Builder schedules can shift due to permitting, utility hookups, or seasonal weather, which can delay exterior work and landscaping.
Resale usually closes faster, measured in weeks once financing and inspections are complete. Your contingency windows for inspections, appraisal, and financing will set the pace. If you need to be in a home soon, resale often provides more predictable timing.
What to verify
- For new builds: projected completion window, contract remedies for delays, and any cut-off dates for options or upgrades.
- For resale: contingency timelines, lender readiness, and closing logistics.
Customization and finishes
If personalization is your priority, new construction gives you more control over layout, finishes, and new systems. Selections often follow builder packages, with upgrade pricing and deadlines that close as construction progresses. Expect premiums for upgrades and factor in post-close landscaping if not included.
Resale is more about buying what you see. You can negotiate for condition or credits, then remodel on your schedule. Remodeling after closing can offer wider choices and sometimes lower costs than builder upgrades, but you will plan around contractors and potential living-through-construction.
Quick take
- Want turn-key personalization and are willing to pay for it now? Lean new.
- Comfortable buying at a lower price point and updating over time? Lean resale.
Inspections and warranties
New construction inspections
Municipal permit inspections cover foundation, framing, electrical, plumbing, and final sign-off. You should also schedule independent inspections at pre-drywall and again before closing. Many builders offer tiered warranties that cover workmanship, systems, and structural items for different timeframes, so get the full warranty in writing.
Resale inspections
Plan for a full home inspection, then add specialized inspections as needed, such as roof, sewer scope, pest, radon, chimney, or system-specific checks based on age and features. Negotiations can address discovered issues with repairs or credits.
Bend-specific concerns
Central Oregon’s wildfire exposure and freeze-thaw cycles warrant extra attention. Review defensible space and fire-hardening features, check crawlspaces for moisture or heaving, and confirm insulation and mechanical efficiency consistent with current code. High-efficiency furnaces or heat pumps are increasingly common, and proper ducting and insulation matter in our climate.
Buyer checklist
- New construction: request permit records and inspection sign-offs, schedule independent pre-drywall and final inspections, obtain written warranty details.
- Resale: book a full home inspection and add sewer, roof, pest, or other specialized scopes based on age and risk.
HOAs, CC&Rs, and rules
In newer subdivisions, you are more likely to encounter HOAs, design review, and architectural standards that shape landscaping, exterior colors, parking, and rental policies. Rules can support a consistent community feel and may also bring added restrictions.
In established neighborhoods, HOA presence varies and CC&Rs are usually well known and enforceable. In Central Oregon’s high-desert environment, landscaping rules and irrigation requirements can also influence maintenance and water use.
HOA due-diligence checklist
- Budget and reserve study, plus recent meeting minutes and assessment history.
- Architectural guidelines, parking rules, rental restrictions, and landscaping standards.
- What the HOA covers versus what you cover (common areas, private landscaping, utilities).
Total cost of ownership
Your bottom line is more than mortgage and price. For new construction, near-term maintenance is often lower and energy efficiency is typically better because of current code compliance. That said, HOA dues, special assessments, lot premiums, upgrades, and landscaping can raise costs.
For resale, you may face earlier replacements for roofs, HVAC, or appliances. HOA costs may be more predictable or not applicable, depending on the neighborhood. Property taxes depend on assessed value, and insurance premiums can be influenced by wildfire exposure in Central Oregon. Get address-specific insurance quotes early.
TCO comparison checklist
- Monthly: mortgage, HOA dues, utilities, and insurance.
- Annual: property taxes and any HOA assessments.
- Capital: roof, HVAC, appliances, and expected replacements by age.
- Efficiency: energy use based on code-level construction or upgrades.
Financing and contracts
New construction can involve construction-to-permanent financing, larger deposits, and staged draws. Builder incentives or rate buydowns may help, but they can influence appraisal and require lender disclosure. New-build contracts also differ from standard forms, with clauses on completion windows, material substitutions, and change-order handling.
Resale purchases typically use conventional, FHA, VA, or other standard programs. Contracts commonly include inspection, appraisal, title, and financing contingencies with clear timelines for closing and occupancy.
Key contract items
- New construction: completion dates, remedies for delays, allowance accounting, included brands/appliances, landscape scope, final grading responsibility, warranty terms and transferability.
- Resale: inspection scope, repair or credit negotiation windows, disclosure review, clear closing and occupancy dates.
Consider consulting a real estate attorney for new-construction contract and warranty review.
Local Easton factors to weigh
- Wildfire resilience and insurance: Verify local risk maps, defensible space guidance, and insurance availability for the specific address.
- Climate and durability: Plan for freeze-thaw impacts, attic and wall insulation quality, and efficient heating systems suitable for Central Oregon.
- Utilities and access: In new subdivisions, confirm utility connection status, distance to services, and any traffic or commute impacts.
- Permitting and code: The City of Bend and Deschutes County oversee permitting and inspections. Seasonal volume and code updates can affect timelines and specifications.
Decision scorecard
Use this quick scorecard to see where you lean. Score each item from 1 (not important) to 5 (very important) for each column, then total.
- Move-in speed: New construction vs Resale
- Customization at move-in: New construction vs Resale
- Tolerance for delays: New construction vs Resale
- Warranty coverage: New construction vs Resale
- Flexibility on exterior rules: New construction vs Resale
- Predictable monthly costs: New construction vs Resale
- Upfront cash needed: New construction vs Resale
- Wildfire and insurance certainty: New construction vs Resale
If your higher totals cluster under “New construction,” prioritize builder timelines and warranty review. If they cluster under “Resale,” focus on inspections, near-term repairs, and negotiation strategy.
Practical next steps
- Clarify your move-in deadline and flexibility window.
- Speak with a lender about both resale mortgages and construction-to-permanent options.
- Get preliminary insurance quotes for addresses you are considering.
- Request HOA documents early for any property with dues or design review.
- Line up inspectors for general and specialized scopes before you write an offer.
- Tour model homes and resales, and visit sites at different times of day to gauge traffic and noise.
When you are ready to compare specific Easton opportunities side by side, connect with a local advisor who can structure your contingencies, inspections, and timelines. Reach out to Leah Bullen to review your priorities and the newest opportunities in Bend 97702.
FAQs
Which closes faster in Easton, a new build or a resale?
- Resale typically closes faster, measured in weeks once financing and inspections are complete, while new construction depends on build schedules, permits, utilities, and final inspections.
Do I still need inspections on a new home in Bend 97702?
- Yes. Schedule independent inspections at pre-drywall and before closing, review municipal permit sign-offs, and obtain the builder’s written warranty.
How do HOAs differ between new and established Bend neighborhoods?
- Newer subdivisions often have HOAs with design review and detailed rules, while established areas vary; always review budgets, reserves, meeting minutes, and architectural guidelines.
Will wildfire risk affect my home insurance in Deschutes County?
- It can. Wildfire exposure may influence premiums or availability, so obtain address-specific quotes early and review defensible space guidance.
Are prices on new construction in Easton negotiable?
- It depends on the builder and market cycle. In some cases, upgrades or closing terms are more negotiable than the base price.
Who is responsible for landscaping and final grading on a new build?
- It varies by contract. Confirm whether the builder completes landscaping and grading or if the buyer is responsible, and include the scope in the agreement.
