Property taxes can feel complex, especially when you’re trying to budget for a home in a specific Bend neighborhood. If you own or plan to buy in Hidden Hills, you want clear answers about how taxes are calculated, when they are due, and what might change your bill. In this guide, you’ll learn how Oregon’s system works, what’s typical for Bend addresses, the key Deschutes County dates, and where to go for appeals and relief programs. Let’s dive in.
How Oregon property taxes work
Assessment date and tax year
Your property’s taxable value is set as of January 1 each year, and the fiscal tax year runs from July 1 through June 30. Taxes you pay in the fall reflect values set the prior January 1. You can review the statewide rules on the Oregon Department of Revenue’s property pages for clarity on dates and process. Learn how Oregon’s property system sets values as of January 1.
RMV vs MAV: the two numbers that matter
- Real Market Value (RMV) is what an appraiser estimates your property would sell for as of January 1. See how Deschutes County explains RMV and assessments.
- Maximum Assessed Value (MAV) is a capped value created under Measure 50. It generally grows by up to 3 percent per year unless there are qualifying changes, such as new construction or major additions.
- Your Assessed Value (AV) is the lower of RMV or MAV, and that number is used to calculate your taxes. For a plain-English explainer of Measure 50’s limits and effects, review this overview. Read how Measures 5 and 50 affect property taxes.
Rates, levies, and taxing districts
Your total bill is the sum of taxes from several local districts, such as Deschutes County, the City of Bend, Bend-La Pine Schools, fire services, library, community college, and others. Each district has a permanent rate or voter-approved levy that applies to your Assessed Value. Bond levies work a little differently, but the end result is a rate multiplied by your AV, added across districts.
Measure 5 compression in plain English
Oregon limits certain combined tax rates. When those limits are reached, a process called “compression” can reduce part of the tax on individual properties. Because RMV, MAV, and specific levies vary by parcel, neighbors can see different effective rates. The key takeaway: ballot measures and local levies can change your bill beyond the basic 3 percent MAV growth.
What Hidden Hills homeowners should expect
Typical districts for Bend addresses
Hidden Hills homes are within Bend-area taxing districts. The exact districts and rates depend on your specific parcel. The most reliable way to view your list of districts, RMV, MAV, and an itemized levy breakdown is the county’s parcel lookup and Assessor tools. Use Deschutes County’s Assessor tools and parcel lookup.
Local levy activity to watch
Voter-approved measures can affect your bill. For example, Bend-La Pine Schools discussed a local option levy in 2024. Always check recent election results and your current tax statement for what applies to your address. Review Bend-La Pine Schools levy information.
Key dates and payment options in Deschutes County
- Statements are mailed no later than October 25.
- For the 2025–2026 tax year, the county lists installment due dates of November 17, 2025, February 17, 2026, and May 15, 2026.
- Deschutes County offers early payment discounts and a three-installment schedule. Verify the current year’s options and online payment methods on the county site. Check Deschutes County Finance for due dates and payments.
How to read your tax statement
When your statement arrives, review it right away. The county includes a helpful flyer that explains line items and payment choices. A yellow statement may indicate a lender pays your taxes or a deferral is in place. If you want a walkthrough of the statement’s sections, the county provides a clear guide. Use the county’s “How to read your tax statement” resource.
If you think your value is wrong
Start with the Assessor
Call the Deschutes County Assessor’s appraisal staff first. They can explain how your value was determined and correct errors when appropriate.
Appeal with the PVAB
If you still disagree, you can file a petition with the Property Value Appeals Board. The filing window opens after statements are mailed and runs through December 31. Follow the county’s instructions for mail, email, or in-person filing, and note any postmark or email rules. See Deschutes County’s PVAB deadline and filing details.
Evidence and timing tips
Appeals rely on evidence like recent comparable sales, photos showing condition issues, or data errors. Values are set as of January 1, so changes after that date generally do not apply to that tax year unless a specific exception applies.
Relief programs and special cases
- Senior and disabled deferral: Oregon’s program can pay taxes for eligible owners, with a lien that accrues interest and is repaid later. Income and net-worth limits apply, and there are set application windows. Learn about Oregon exemptions and deferral programs.
- Disabled veteran and other targeted exemptions: Additional programs may reduce taxable value if you qualify. Review the state and county pages for criteria and forms.
- Damage or destruction: If a property is substantially damaged or destroyed between January 1 and July 1, you may request a special July 1 reassessment so the current year’s taxes reflect the change. Get the special assessment form and instructions.
Quick checklist for Hidden Hills owners and buyers
If you already own in Hidden Hills
- Look up your parcel to confirm RMV, MAV, AV, and your exact list of taxing districts. Start with the Deschutes County Assessor tools.
- Review your tax statement when it arrives and note any lender or deferral indicators.
- If you see an issue with value, call the Assessor early and prepare evidence before the appeal deadline.
- Watch local election results, since newly approved levies can affect your next bill.
If you’re buying in Hidden Hills
- Pull the current tax statement and district list for the specific parcel. Include the annual tax amount in your affordability planning.
- Ask whether the property sits in a city urban renewal area or special district that could add to your bill.
- Confirm how taxes will be prorated at closing and reflected in your settlement statements.
If you’re on a fixed income
- Review eligibility for senior or disabled deferral and targeted exemptions. These programs have application windows and long-term lien or repayment implications. Start with the county Assessor and state program pages.
Trusted resources for current details
- Deschutes County Assessor - parcel lookup, RMV vs MAV history, and district lists.
- Deschutes County Finance - statement mail dates, payment options, and due dates.
- Deschutes County Clerk / PVAB - appeal forms, deadlines, and filing rules.
- Oregon Department of Revenue - statewide rules, exemptions, and deferrals.
- Bend-La Pine Schools - levy information and recent election materials.
Ready to talk property taxes and your next move?
Every Bend address is unique, and so is your plan. If you want a second set of eyes on a tax statement while you weigh a sale, purchase, or remodel, we’re here to help you make a confident decision. Reach out to Bend Lifestyle Realtors for local guidance tailored to your home and goals.
FAQs
How are property taxes calculated for a home in Hidden Hills?
- Oregon uses the lower of your Real Market Value or Maximum Assessed Value to compute your bill, then applies rates and levies from your specific taxing districts; parcel-by-parcel details are available through the county’s Assessor tools.
When are Deschutes County property taxes due each year?
- Statements go out by late October, and the county lists three installments; for 2025–2026 the dates are November 17, 2025, February 17, 2026, and May 15, 2026, with early payment discount options described on the county’s finance pages.
What can cause my tax bill to rise faster than 3 percent?
- New construction, major improvements, subdivisions, or voter-approved levies and bonds can increase the amount you owe beyond the typical MAV growth limit.
How do I appeal my home’s assessed value in Deschutes County?
- Start by speaking with the Assessor’s appraisal staff; if not resolved, file a petition with the Property Value Appeals Board by December 31, then consider the Oregon Tax Court Magistrate Division if needed.
Are there property tax relief options for seniors in Bend?
- Yes, Oregon offers a Senior and Disabled Property Tax Deferral program and targeted exemptions such as for qualifying disabled veterans; review eligibility, timing, and lien implications before applying.
