A few years ago, homes were flying off the shelves and getting multiple offers well over their asking price. It felt like you could name your price and still have buyers lined up at the door.

But today's housing market is different. Buyers are getting more selective now that inventory has grown. Homes are sitting a little longer. And more sellers are having to cut their prices.

So, how do you still come out on top? It all starts with one thing, pricing your house right from the start. Today, that matters more than ever – and it can make or break your sale.

There's a Real Price Disconnect Between Buyers and Sellers

A recent survey from Realtor.com shows 81% of home sellers believe they'll get their askin...

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There Are Two Trailheads to Summit Black Butte

Many people will hike to the summit of Black Butte during the summer. It is an iconic volcano located just outside of Sisters next to Black Butte Resort which challenges both visitors and locals. Most people will take the gravel road which transitions into a terrible dirt road to the upper trailhead which is located 1500 feet below the summit. Hikers who start here will find a limited space parking area complete with facilities which require a current forest pass. Those who really want to challenge themselves can start at the base of Black Butte at the historic trail head located near Camp Sherman. The road to this trailhead is mostly paved until the turn off to the parking area so hikers avoid driving over challenging dirt roads before they start their trek. No parking pass but very limited parking available.

For those hiking the historic route, the trail gradually climbs as hikers pass through the old growth forest located at the base of Black Butte. In May, 2025, early signs of spring were evident with blooming wildflowers. After roughly 3/4 of a mile, the path steepens and hikers start climbing Black Butte. Peek-a-boo views of Black Butte Ranch, Suttle Lake, and the Cascades can be seen through the tall Ponderosa Pines.

After 3 miles the Historic Black Butte Trail reaches the upper trailhead and the last two mile of the hike is along this route. At the top of Black Butte in the middle of May, 2025, snow patches remained which were easily crossed. The top of the Butte was relatively snow free with all structures still locked and inaccessible to early visitors.

Hikers can enjoy the top of Black Butte with amazing Cascade Views. On a clear day, as many as 13 peaks can be seen from Mt. Bachelor in the south all the way to Mt. Adams in Washington to the north. After spending time at the summit, hikers need to descend back to the trail head in Camp Sherman. All in all, the historic Black Butte Trail is over 10 miles with 3400 feet of elevation gain in the ascending 5 miles.

Alder Springs Flows Into Wychus Creek

The hike to Alder Springs outside of Sisters limits motorized access from December 1st through March 31st to protect the winter rangeland of the local deer populations. However, access to the trail head is on rough dirt roads for which 4 wheel drive and high vehicle clearance is recommended. Directions to the official trail head can be found on the USDA website. The "unofficial" route involves travel on Locust Street (Camp Polk Road) in Sisters 3.1 miles north from East Cascade Avenue. Take this to Wilt Road, staying on Wilt when the pavement ends 4 miles. Past Rimrock Ranch the road is less maintained. Travel another 2.2 miles until you see a sharp unmarked turnoff to the right onto a rough dirt road. The weekend of April 5, 2025 this road was almost impassible with deep rutted mud which required challenging driving to get through. Travel on this past a gate until you reach a picnic area next to Whychus Creek which provides for a water crossing during dry times of the year. There is a beautiful mesa above the crossing and signage for a Native American archaeological site.

The early stages of the hike involves traveling next to the creek for a mile, the narrow path following the slope and involving short stretches of climbing followed by level areas. After a mile, the path steepens and hikers travel up the canyon slope and traverse above the river, with several areas close to the steep canyon cliff. Hikers should be careful here. In addition, the open high desert landscape with scattered juniper trees, sagebrush and fescue grass has limited shelter and sun exposure can be an issue with on warm summer days.

After 4.5 miles, the path drops into the bend of Wychus Creek which also contains Alder Springs. The traditional hike following the Ochoco National Forest website to Alder Springs meets here. Those who hike the recognized path have to wade across Wychus Creek here. In April 2025, the creek was full with the heavy winter snows just starting to melt.

Alder Springs itself is a beautiful oasis of water bubbling up from the ground flowing into Wychus Creek, surrounded by deciduous trees and dogwood, with Seep Monkeyflower growing in bunches on limited higher ground in the springs.

For those who wish to hike the mile and a half to the confluence of Whychus Creek with the Deschutes River, the trail has much heavier vegetation. With few people hiking this area, there are sections of the trail overgrown and hikers have to look out for both rocks which can trip people and branches which can hit heads and bodies. Part of the trail goes through a grove of horsetail. Just before reaching the confluence, there is a beautiful weeping wall with a spring of water flowing into Whychus Creek, resembling a waterfall. Hikers have to know to look for this as access to the view has heavy vegetation and it is difficult to maneuver through this.

At the confluence, beautiful rock canyon walls and a welcoming rock overlooking both rivers make for a great lunch spot. In April 2025 the water levels were very high, higher than seen in earlier years.  All in all, the full hike is over 11 miles with just over 1000 feet of gradual elevation gain.

Cascade Mountain Hikes in Fall Can Have Unexpected Weather Conditions

Hiking in the Oregon Cascades in the fall can offer amazing experiences with stunning views, early snow, fall colors, and no need for forest passes. However, the weather can also change suddenly and hikers need to be prepared.

On October 26, 2024, the hike from Three Creeks Lake to Tam McArthur Rim began with low clouds covering the Cascades. The hike up from the trailhead (the sign was already covered for winter), to the rim experienced some wind, although much of the early part of the trail was in sheltered forest. Once reaching the rim, the winds really picked up, but the clouds also lifted so that the mountains (Broken Top, The Three Sisters, Mt Washington, Three Fingered Jack) could be seen.

Typically the unmaintained trail from Tam McArthur Rim to Broken Top and No Name Lake is fairly simple until hikers reach the cinder rim which is traversed before getting to Broken Hand. On October 26, the clouds lifted and the wind picked up. For those not prepared for wind chill, the gusty winds would have really impacted comfort. Hiking below Broken Hand rather than across the face made a lot of sense as the wind was getting even more fierce. Upon reaching the ridge overlooking No Name Lake, the wind was extremely strong and it was difficult to even stand; anything loose would have been blown off the ridge. Getting a few pictures and returning to a more sheltered space behind a rock outcropping made sense, as well as drinking hot drinks before attempting the trek back. Very few people traveled this hike to Broken Top this day, although upon returning to Tam McArthur Rim, there were a good number who had reached the rim in the afternoon once the weather warmed a bit. 

Anyone who hikes in the Cascades in the fall needs to be prepared for changing weather and unexpected situations. But for those who do, the rewards can be amazing.

Is Central Oregon Real Estate Moving to a Balanced Market?

In Q3 2024, the Bend Oregon Real Estate market and surrounding communities experienced a change, moving closer to a balanced market after many years of being a seller's market. The number of listings grew, days on market increased, but prices appear to have leveled off, at least within Bend and Redmond. In Bend, Redmond, Powell Butte and Black Butte Ranch, the number of sold homes increased as third quarter 2024 also saw mortgage interest rates drop. Outside of Redmond and Sunriver, all of the Central Oregon real estate markets saw an increase in new listings year over year, many above 20%. This can partly be attributed to sellers recognizing that with lower mortgage interest rates, the cost of their replacement property would be less and the delayed move they planned on taking could finally happen.