From the Navigating Real Estate podcast with Host Ryan Buccola and Guest Greg Fischer
Episode Synopsis:
Real estate partners Ryan Buccola and Greg Fischer sit down in early October 2025 to dissect the wild state of the economy and housing market. With rate-affected industries feeling recessionary pressure for nearly two years, they explore why other sectors are just now feeling the squeeze—from credit card debt to $9 pita chips.
The conversation digs into Bend’s unique market challenges: expensive living costs that no longer match local wages, sellers clinging to 3% mortgages while burning through equity, and a real estate landscape that’s separated serious professionals from part-timers. Greg introduces his startup RetroRate, which helps unlock assumable FHA and VA loans—allowing buyers to take over mortgages at rates as low as 2.5% instead of today’s 6-7%, potentially saving $1,000+ monthly.
They tackle the noise surrounding today’s market: government uncertainty, inflated prices, stubborn sellers, and the critical difference between AI hype and actual automation. The episode wraps with honest speculation about 2026—acknowledging Bend’s appeal remains strong, but questioning whether the community can sustain affordability for longtime residents and newcomers alike. A raw, unfiltered look at navigating real estate when everything feels uncertain.
If you’ve been feeling the squeeze in today’s economy, you’re not alone. In our latest episode, Greg Fischer and Ryan Buccola sat down to talk about what’s really happening in Central Oregon’s real estate market as we head into the final quarter of 2025.
The Reality Check
Let’s be honest: it’s expensive to live right now. Whether you’re buying groceries (pita chips at $9 a bag, anyone?) or looking at your credit card statement, the pressure is real. Industries that felt the rate hikes early are now 18-24 months into what feels like a recession, and that squeeze is starting to spread to sectors that were previously insulated.
The Market Has Changed
Remember when inventory was non-existent? We’ve come full circle. Now we have plenty of listings, but they’re not moving like they used to. The days of slapping a sign in the yard and watching offers roll in are over. Today’s market is separating the professionals from the part-timers—”the wheat from the chaff”, as Greg put it.
The agents who are thriving right now? They’re the ones who stayed in contact with their database, who understand that every “no” gets them closer to a “yes,” and who treat real estate like the full-time profession it is.
A Game-Changing Tool: Assumable Mortgages
One bright spot Greg discussed is his work with RetroRate, a company focused on assumable mortgages. If you bought your home with an FHA or VA loan at 2.5% or 3%, you can actually transfer that rate to a qualified buyer. In a world of 6-7% rates, that’s a $1,000 per month difference on many homes.
These loans used to be rare—mainly used for divorces or keeping homes in the family. Now they’re becoming a legitimate retail tool that can unlock sellers who’ve been stuck and help buyers manage affordability.
Looking Ahead
What does 2026 hold for Bend? The honest answer is: we’re probably where we are for a while. Rates seem stable, inventory exists, and homes are selling when priced correctly. But there’s no major employment center on the horizon, and affordability remains the biggest challenge.
The good news? Central Oregon’s fundamentals haven’t changed. The outdoor access, the quality of life, the community—these remain strong. And the realtors working in this market are doing more than just selling houses. They’re advocates for what it means to live in this community.
The Bottom Line
This isn’t 2008’s speculation-driven market. This is a correction driven by affordability limits and people being more careful with their money. Success in this environment requires hustle, preparation, and staying in the game. It’s not rocket science—it’s about getting face-to-face with people, asking questions, and being ready when opportunity knocks.
Because even in uncertain times, there’s opportunity. You just have to be willing to tune out the noise and do the work.
About this guest, Greg Fischer:
A diversified and recognized voice in the industry, Greg has invested time in every corner of Real Estate: from assisting renters to specializing in multi-family sales, and from owning a brokerage to developing technology – he’s done it all. Prior to joining West + Main, he served in Business Development at Move Inc. (realtor.com) and Doorsteps. Most recently, he managed Product Marketing at Approved, a mortgage startup acquired by Credit Karma.
When Greg isn’t helping agents navigate the market, you can find him volunteering time building with Giveback Homes, walking around the neighborhood with his family, watching the Buffalo Bills, or reading about the latest technology news. Want to know more about a career selling Real Estate? Ask Greg!
Want to hear the full conversation? Listen to the complete episode of Navigating Real Estate with Greg Fischer.