Living North on 97: Your Guide to Central Oregon’s Growing Corridor

If you have been keeping an eye on the Central Oregon housing market, you’ve probably heard people talk about looking "North on 97." It used to be just a set of driving directions, but lately, it’s become a destination in its own right. When locals talk about this stretch, we are usually referring to the communities extending north from Bend, passing through Redmond, and reaching up to Terrebonne and Madras.

This corridor is having a major moment. As Bend has grown into a bustling city with prices to match, many homebuyers are widening their search radius. They are discovering that heading north doesn't just mean a longer drive—it often means more acreage, a quieter pace of life, and a lot more house for your money. Whether you are relocating to Central Oregon for the first time or you are a local looking to cash out and size up, this stretch of highway offers some of the most diverse living options in the high desert.

Why Homebuyers Are Looking North

The secret is definitely out, but the value is still there. The primary driver for most people looking this direction is simple: your dollar goes further here. You can typically find a significantly lower price per square foot in Redmond or Terrebonne compared to similar properties in Bend. It’s not uncommon to trade a cramped city lot for a sprawling half-acre or more just by driving twenty minutes up the road.

Beyond the numbers, the lifestyle shift is real.

• Space: If you dream of a shop, a garden, or just not looking directly into your neighbor's kitchen, "North on 97" is where that inventory lives. Acreage is much more accessible here.
• Scenery: The views change as you head north. You get incredible, unblocked panoramas of the Cascades, and in Terrebonne, the dramatic cliffs of Smith Rock become your backyard backdrop.
• Climate: It might surprise newcomers, but there is a microclimate difference. Because the elevation drops as you head north, towns like Redmond and Madras tend to be slightly warmer and drier than Bend, with a little less snow accumulation in the winter.

Key Communities Along the 97 Corridor

The "North on 97" market isn't just one big neighborhood; it’s a collection of distinct towns, each with its own vibe. You have everything from rapidly modernizing cities to rugged high-desert outposts.

Redmond: The Hub of the North

Redmond used to be considered just a bedroom community for Bend, but that reputation is ancient history now. It has evolved into a vibrant hub with its own identity. The downtown core has revitalized beautifully, offering a legit brewery scene, great coffee shops, and local dining that rivals its southern neighbor. Plus, having the regional airport (RDM) right in town makes travel incredibly convenient.

Housing here is a mix of everything. You can find charming historic bungalows near the city center, mid-century homes on established streets, and plenty of new construction subdivisions popping up on the outskirts. For many, living in Redmond offers the perfect middle ground: urban amenities without the heavy tourist traffic.

Terrebonne: Gateway to Smith Rock

Just a few miles further north sits Terrebonne. This is the spot for people who want to feel like they are truly living in the Oregon high desert. It is world-famous for Smith Rock State Park, attracting climbers and hikers from everywhere, but the residential side is quiet and rural.

You won't find many master-planned communities here. Instead, the market is defined by rural residential properties, hobby farms, and acreage. If you want room for horses or just space to breathe, check out Terrebonne properties. Commercial amenities are light—you have a few staples, but for big grocery runs or hardware stores, you’ll likely head back into Redmond.

Crooked River Ranch & Madras

For those willing to venture a bit further, the value proposition gets even stronger. Crooked River Ranch (CRR) is a unique unincorporated community that sits on a peninsula between two rivers. It has its own golf course, stunning canyon views, and a very eclectic mix of housing—from manufactured homes on land to custom stick-built estates.

Then there is Madras, the agricultural heart of the region. It offers the most affordable entry point into the Central Oregon real estate market. It’s a longer commute if you work in Bend, but for buyers prioritized on budget or wide-open agricultural spaces, it’s a solid option.

North on 97 Housing Market Trends

When we look at the numbers, the trend is clear: prices generally soften the further north you go. A budget that gets you a fixer-upper condo in Bend might buy you a comfortable single-family home in Redmond or a property with land in Madras.

Inventory dynamics are a bit different here, too. While entry-level homes in Redmond can fly off the market just as fast as in Bend, higher-end acreage properties often take a little longer to sell. This can be an advantage for buyers who want time to do their due diligence.

One big logistical note: as you move away from city centers into areas like Terrebonne or Crooked River Ranch, you will encounter more homes on septic systems and private or community wells. It is standard for the area, but if you are used to city sewer and water, you’ll want to factor inspection costs for these systems into your budget.

The Commute: Reality of Highway 97

If you are planning to live north and work in Bend, you are going to become very familiar with Highway 97. The good news is that the drive is generally easy. The stretch between Bend and Redmond is a high-speed, four-lane divided highway. It moves fast.

A typical commute from Redmond to the north end of Bend takes about 20 to 25 minutes. From Terrebonne, you are looking at more like 30 to 35 minutes. Traffic patterns are predictable: heavy southbound in the morning and northbound in the evening.

Winter driving here is generally less stressful than crossing the mountain passes. Since the elevation is lower, the roads often stay bare and dry even when there is snow on the ground in Bend. However, black ice is a real factor on those clear, freezing mornings, so good tires are still a must. Recent infrastructure projects, like the reroutes and bypasses in Redmond, have also smoothed out the flow significantly, keeping through-traffic moving without clogging up local streets.

Lifestyle & Amenities: What to Expect

Living north doesn’t mean you are disconnected. The amenities have caught up with the population growth.

• Schools: The Redmond School District covers a large chunk of this corridor, including Terrebonne and Crooked River Ranch. It’s a robust district that serves a wide geographic area.
• Shopping: You don’t have to drive to Bend for the basics. Redmond has all the big-box staples like Walmart, Home Depot, and Lowe's. You might head south for specific boutique shopping or Costco runs, but day-to-day needs are easily met locally.
• Outdoors: You are actually closer to some of the region's best water recreation. Lake Billy Chinook is a massive draw for boating and fishing and is much more accessible from Madras and Redmond. While you are slightly further from Mt. Bachelor for skiing, you are gaining quick access to high desert hiking and camping.

Is Living North on 97 Right for You?

Choosing to buy along the 97 corridor usually comes down to balancing your budget with your tolerance for a commute. This area is best for buyers who prioritize value, land, and a slightly quieter lifestyle over walking distance to downtown Bend nightlife.

If you are tired of competing in the tightest segments of the city market, or if you simply want a backyard where you can see the stars, it’s worth a look. The trade-off is time in the car, but for many residents, the money saved and the peace gained are well worth the drive.

If you are curious about what’s available, the best next step is to hit the road. Contact an agent who knows the nuances of wells, septic, and zoning in these communities, and go tour some homes. You might find that "North on 97" feels just like home.

Frequently Asked Questions

What towns are located north of Bend on Highway 97?

The main communities as you head north from Bend are Redmond, Terrebonne, Crooked River Ranch, and Madras. Further north, the highway continues toward the Columbia River, but these four towns make up the core "North on 97" residential corridor for Central Oregon commuters.

Is it cheaper to live north of Bend?

Yes, generally speaking, housing prices and the overall cost of living decrease as you move north from Bend. Redmond offers a moderate discount compared to Bend, while Terrebonne and Madras typically offer even more affordability, especially if you are looking for larger lots.

How long is the commute from Redmond to Bend?

Under normal driving conditions, the drive from Redmond to the north side of Bend takes about 20 to 25 minutes. If you are commuting to downtown Bend or the Old Mill District during peak morning traffic, you should plan for closer to 30 or 35 minutes.

What is the weather like in Redmond vs. Bend?

Redmond and the areas north are at a lower elevation than Bend, which creates a noticeable microclimate difference. The north corridor is typically warmer, drier, and receives less snow accumulation in the winter, making it a popular choice for those who want high desert scenery with slightly milder winters.