Central Oregon's 55+ market has one thing most buyers don't expect: almost every dedicated active-adult community operates on a land-lease model. Here is the complete picture — communities, costs, and what the Cascade lifestyle actually delivers.
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Talk to a Specialist →Bend and Redmond sit in the high desert east of the Cascades — 3,600 feet elevation, 300+ days of sunshine per year, and access to the outdoor recreation that defines Central Oregon: Smith Rock State Park, the Deschutes River, Mount Bachelor skiing, 30+ golf courses, hiking and mountain biking trails. The pace is deliberately slower than any coastal Oregon city, and the airport at Redmond (RDM) — small but direct — connects to major hubs without requiring a drive to Portland.
No sales tax in Oregon means consumer purchases are cheaper than neighboring Washington or California. Oregon's income tax is real (8.75%–9.9% on higher incomes), but Social Security is fully exempt and public pensions receive meaningful exemptions — discussed in detail below.
| Cost Category | Cascade Village (Land-Lease) | Dry Canyon Village (Fee-Simple) |
|---|---|---|
| Home Purchase Price | ~$150K–$365K (home only) | ~$480K–$650K+ (land + home) |
| Land / Lot | Rented — ~$765/mo (you own nothing) | Owned (included in purchase) |
| Monthly Lot Rent includes | Water, sewer, amenity access | N/A (HOA covers amenities) |
| HOA | N/A (covered in lot rent) | Verify with developer |
| Property Taxes | On home only (~0.60% eff.) | On land + home (~0.72% eff.) |
| Equity in lot | None | Yes — appreciates with land value |
| Long-term cost certainty | Lower — lot rent can increase | Higher — property tax is more stable |
Central Oregon's premier new 55+ fee-simple gated community. Indoor saline lap pool, yoga studio, cardio gym, covered patio overlooking the Cascades and Smith Rock. Pickleball courts. 1,331–2,584 sq ft single-level homes. Some ADU options. Prices from ~$480K+.
55+ Age Restricted Fee-Simple New Construction55+ active adult community at Eagle Crest resort, 1522 Cline Falls Road, Redmond. Access to Eagle Crest amenities including the Ridge golf course. Established resale market. Lifestyle director, organized activities.
55+ Age Restricted GolfThe largest dedicated 55+ community in Bend. Land-lease model: own the home, rent the lot (~$765/mo, covers water/sewer/amenities). Homes $150K–$365K+. Clubhouse, pool, pickleball. Most affordable entry point to Bend 55+ living, but understand the land-lease before buying.
55+ Age Restricted Land-LeaseOlder, charming land-lease community in Bend surrounded by mature pines. Very affordable: homes $90K–$150K, lot rent ~$720/mo. The quintessential "quieter Oregon retirement" option for buyers who find Dry Canyon Village pricing out of reach.
55+ Age Restricted Land-LeaseWe connect buyers with agents who know this market from the inside — real cost math, honest comparisons, and what's actually happening right now. Every agent is personally vetted by the Nova55Living founder. No scripts, no pressure.
Deschutes County's effective property tax rate is notably low — ~0.62% in Bend, ~0.72% in Redmond — well below the national median of 1.02%. On a $500,000 fee-simple home in Redmond (Dry Canyon Village), estimated annual property taxes are approximately $3,600/year ($300/month). This is an advantage Oregon rarely advertises because its income taxes get the attention instead.
Oregon also has a property tax deferral program for seniors (65+) with household income under $80,000 — the state pays your property taxes and collects repayment when the property is sold. This is a meaningful backstop for retirees on fixed income facing rising assessed values.
Oregon's income tax is real: 8.75% on income $125,000–$250,000 (single), 9.9% above $125,000 for high earners. However, Social Security is fully exempt from Oregon income tax at all income levels. Federal pension income (military, federal civilian) receives a partial exemption up to $6,250/person. Oregon public employee pensions (PERS) are taxable. Private pensions and IRA/401(k) draws are taxable.
We connect buyers with local experts who can walk you through the land-lease decision, Dry Canyon Village availability, and the Oregon tax picture specific to your income.
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