As we welcome the beginning of fall, cooler nights and migrating geese paint the skies above us, bringing the distinctive sights and sounds of the season. Fall has always been my favorite time of year — the vibrant multicolored trees in our countryside beckon us to explore the natural beauty that surrounds our community.

Showing Up — The Foundation of Success

This year has been remarkably unique in many ways. As a realtor, I'm committed to continuous growth through training and education from the industry's leading systems. With over 50 years in marketing, sales, and business management, I made a deliberate choice in 2012 to enhance my skills through Ninja Marketing Training — a high-level, focused approach ensuring consistent execution of fundamentals.

One of the core principles for success is remarkably simple: show up. This basic requirement applies universally, yet it's the number one complaint I hear across all industries and services. We're finding that reliable service providers who consistently show up stand out in today's market. When selecting service providers:

  • Ask for references from previous clients
  • Verify they're properly licensed and bonded
  • Check credentials before moving forward with any contract
  • Exercise caution when paying for services in advance

These simple steps help minimize stress and ensure quality service for your important home-related projects.

Understanding Our Local Market Reality

What's happening in the Klamath real estate market? While national podcasters and talk show hosts often paint a picture of doom and gloom, it's crucial to remember that real estate is fundamentally local. Their interpretation might reflect their regional conditions — but you don't live where they are.

Interest rates haven't decreased enough to bring back buyers in most markets, and house prices haven't dropped significantly to make a substantial difference. In our experience, homes that are well-maintained and properly priced continue to move within a normal timeframe, while overpriced or poorly-prepared properties linger on the market.

Unlike many U.S. regions with abundant new construction inventory, Klamath Falls has limited builder inventory. This has allowed our existing inventory to maintain strong value per square foot.

Case Study — Premium Properties in Klamath

Recently, I listed one of the few Tom Soyland homes in the Sunset Village neighborhood, priced in the mid-$500,000 range. Tom, who has built over 400 homes throughout his career, expressed concern about the property's time on market. To address his question, I researched 15-year-old homes priced between $500,000–$600,000 and found only four currently available — with Tom's being the only new listing among them.

Market data confirmed that few homes in this age and price range had sold over the past year. This analysis supports my belief that the next buyer looking for a newer home in this price bracket will likely make an offer on this property.

Today's Market Realities

Today's buyers differ significantly from those in the pre-COVID era. The same house that sold during COVID now commands a monthly payment more than double what it did just four years ago, reflecting both price appreciation and interest rate changes.

Despite these challenges, our market has sold over 600 homes in the past 12 months. The cycle of real estate continues with its peaks and valleys, while certain constants remain:

  • Death, debt, and divorce drive a consistent portion of home sales
  • Cash buyers maintain an advantage in negotiating leverage
  • Moving from a low interest rate to a high one rarely makes financial sense
  • Other factors like disability or relocation needs continue to influence the market

Seasonal Home Maintenance — Protecting Your Investment

As we transition to colder weather, this is the ideal time to protect your home investment:

  • Have your roof inspected for potential issues
  • Seal entry points to prevent water intrusion
  • Close foundation vents properly
  • Protect exterior elements from freeze damage
  • Address plumbing concerns before freezing temperatures arrive

Proper preparation ensures you'll be comfortable inside when the weather turns, protecting your most valuable asset through the changing seasons.

Klamath Market Snapshot — September 2025

Data from Multiple Listing Service as of 9/10/2025

  • Active homes: 302
  • Active with contingency: 7
  • Coming soon: 1
  • Pending: 105 (many won't complete escrow)
  • Closed in past 12 months: 628
  • Expired listings: 98
  • Withdrawn from market: 26
  • Cancelled by agreement: 158

We're committed to bringing people together by providing accurate, timely information that helps our community make informed real estate decisions.

2025 data provided by Oregon Data Share and updated 09/10/25. Submitted by Tony Nunes. Best Version Media does not guarantee the accuracy of the statistical data on this page.

Tony Nunes · Broker · Coldwell Banker · 3815 S. 6th St., Suite 110 · Klamath Falls, OR
(541) 840-0342 · klamathfallsrealtor.com
"Sell or Buy, I'm your Guy"