How to Reduce Rental Vacancy Rates: 8 Proven Strategies for Rental Properties

If you own rental property in Bend, you’ve probably noticed a significant shift over the past couple of years. Rental vacancy rates in Central Oregon climbed above 10% in 2024 and have remained elevated into 2025, roughly double the 15-year average. After years of near-zero vacancy and bidding wars among prospective tenants, landlords are now competing for quality renters in a market flush with new apartment inventory.

This isn’t cause for panic, but it does demand a smarter approach to managing your investment. Every month a unit sits empty costs you money in lost rent, ongoing mortgage payments, utilities, and maintenance while generating zero income. The good news is that reducing rental vacancy rates is largely within your control when you focus on the right strategies. Whether you own a single-family home near the Old Mill District or a duplex in the NorthWest Crossing area, the fundamentals of minimizing vacancy remain the same.

Understanding the True Cost of Vacancy

Before diving into solutions, it’s worth understanding exactly what vacancy costs you. Industry research suggests that tenant turnover can cost landlords anywhere from $1,000 to $5,000 per occurrence, with a 2023 Zego report pegging the national average at $3,872. According to the National Apartment Association, turnover rates have historically hovered around 47% nationally, meaning nearly half of all rental units experience tenant changes each year. That figure includes direct expenses like cleaning, repairs, and marketing, but it doesn’t fully capture the lost rental income during the vacancy period itself.

Consider a straightforward example: if your Bend rental generates $2,000 per month and sits vacant for six weeks during a turnover, you’ve lost $3,000 in revenue before accounting for the cost of preparing the unit and finding a new tenant. When you add carpet cleaning, touch-up paint, advertising, and screening fees, a single turnover can easily erase two or three months of profit. In a market where rental vacancy rates have doubled, those costs become even more concerning because units may take longer to fill than they did a few years ago.

In this article, we look at eight proven strategies to reduce rental vacancy rates, keep you cash-flow positive, and keep your life as an owner stress-free.

1. Tenant Retention: Your First Line of Defense Against High Rental Vacancy Rates

The cheapest vacancy is the one that never happens. While some turnover is inevitable (people relocate for work, buy homes, or experience life changes), a surprising amount of tenant departures are preventable. Research from Second Nature found that the primary drivers of tenant turnover include unaddressed maintenance issues, poor communication, and sudden rent increases. All three are within a landlord’s power to influence. According to U.S. Census Bureau data, housing-related reasons remain the most commonly cited factor when renters decide to move, accounting for over 40% of relocations.

So how do you keep good tenants in place?

Respond to maintenance requests quickly. When a tenant reports a leaky faucet or a malfunctioning furnace, how fast you respond sends a clear message about how much you value their tenancy. Properties where maintenance requests languish for weeks breed frustration and resentment. On the other hand, a landlord who dispatches a plumber within 24 hours demonstrates that they take the tenant’s comfort seriously. In Bend’s climate, where winter temperatures regularly drop into the twenties and summer highs can stress air conditioning systems, prompt attention to HVAC and plumbing issues is especially important.

Communicate proactively and respectfully. Strong landlord-tenant relationships are built on clear, consistent communication. Reach out well before a lease expires (ideally 90 to 120 days in advance) to discuss renewal intentions. This early outreach gives tenants time to plan and signals that you want them to stay. It also gives you advance notice if they do intend to move, allowing you to begin marketing the property sooner. Regular check-ins throughout the tenancy, whether through a quick email or a brief conversation during a property inspection, help you identify and address concerns before they become deal-breakers.

Be thoughtful about rent increases. Rising costs make periodic rent adjustments necessary, and most tenants understand this. What drives tenants away isn’t the increase itself but increases that feel excessive or arbitrary. Before raising rent, research comparable properties in your neighborhood to ensure you’re staying within market norms. A modest, predictable increase of 3% to 5% annually is far less likely to trigger a move-out than a sudden jump of $200 or more. Remember, the cost of finding a new tenant often exceeds the additional revenue you’d gain from an aggressive rent hike.

Consider allowing pets. Pet-friendly rentals tend to have lower turnover rates because pet owners face limited options and are often willing to pay more to stay in a home where their animals are welcome. While pet ownership does involve some additional risk, appropriate pet deposits and clear lease terms can mitigate most concerns. Under Oregon Revised Statutes § 90.300, landlords can charge pet deposits, though they cannot charge fees for service animals or emotional support animals required under fair housing laws. In an outdoor-focused community like Bend, where hiking and trail running are part of daily life, dog-friendly properties are especially attractive.

2. Screen Tenants Thoroughly from the Start

Retention strategies only work if you start with the right tenants. A thorough screening process reduces the likelihood of early move-outs, payment problems, and lease violations that lead to eviction, all of which contribute to higher rental vacancy rates over time.

Effective screening includes verifying income (most landlords require monthly income of at least three times the rent), checking credit history for patterns of financial responsibility, contacting previous landlords for references, and conducting background checks. While no screening process is foolproof, skipping these steps in a rush to fill a vacancy often backfires. A tenant who looks good on paper but has a history of breaking leases early or leaving properties damaged will cost you far more than the few extra weeks it takes to find a better-qualified applicant. Preventing turnover through strong tenant screening and relationship building is one of the most effective ways to protect rental income.

It’s equally important to know what you’re looking for in an ideal tenant. Consider factors like employment stability, rental history length, and whether the prospective tenant’s lifestyle aligns with the property. A family looking for a long-term home in a quiet neighborhood is likely to stay longer than someone whose job might require relocation in six months. While you can’t discriminate based on protected classes, you can and should evaluate objective criteria that predict tenancy success.

3. Price Your Rental Competitively

One of the most common mistakes landlords make during soft markets is overpricing their properties. When rental vacancy rates are elevated, as they currently are in Bend, tenants have more options and can afford to be selective. An overpriced unit will sit empty while comparable properties nearby fill quickly, costing you far more in lost rent than you would save with a modest price reduction.

Competitive pricing requires research. Look at what similar properties in your area are renting for, paying attention to factors like square footage, number of bedrooms and bathrooms, parking, and included amenities. Online platforms like Zillow, Apartments.com, and Rentometer can provide useful benchmarks, though nothing beats boots-on-the-ground knowledge of your specific neighborhood. If your property has been on the market for three to four weeks without serious interest, that’s a strong signal that your asking rent is above market expectations.

That said, pricing isn’t purely about being the cheapest option. Properties with desirable features like updated kitchens, in-unit laundry, or access to outdoor spaces can command premium rents even in a buyer’s market. The key is ensuring that your price reflects the actual value your property offers relative to the competition. According to the Harvard Joint Center for Housing Studies, household mobility rates have fallen to historic lows in recent years, meaning tenants who do find a well-priced, well-maintained property are increasingly likely to stay put.

4. Market Your Property Effectively

In today’s rental market, effective marketing goes beyond placing a “For Rent” sign in the yard. Most tenants begin their search online, and the quality of your listing can make or break their interest.

Invest in professional-quality photos. Listings with bright, well-composed images receive significantly more inquiries than those with dark or grainy smartphone snapshots. If you’re not confident in your photography skills, hiring a professional photographer for a few hundred dollars is money well spent. Capture each room from angles that show off its best features, and don’t neglect exterior shots, especially in Bend where mountain views and outdoor living spaces are major selling points.

Write compelling, detailed descriptions. Prospective tenants want to know more than just the number of bedrooms and the monthly rent. Highlight unique features, proximity to local amenities (schools, parks, downtown, ski resorts), recent upgrades, and what makes the property a great place to live. Be honest and accurate; misleading descriptions waste everyone’s time and damage your credibility. 

List on multiple platforms. Maximize exposure by posting your rental on popular sites like Zillow, Apartments.com, Craigslist, Facebook Marketplace, and local Central Oregon rental groups. Syndicating your listing across platforms increases the likelihood of reaching qualified tenants quickly. According to Matterport, listings with virtual tours generate 300% more engagement than those with photos alone, making video walkthroughs or 3D tours worthwhile investments for higher-end properties.

Respond to inquiries promptly. When a prospective tenant reaches out, time is of the essence. Renters often contact multiple landlords simultaneously, and the first one to respond often wins. Aim to reply to inquiries within a few hours during business hours, and make scheduling showings as convenient as possible. 

5. Minimize Turnover Time Between Tenants

When vacancy is unavoidable, your goal should be minimizing the gap between tenants. A streamlined turnover process can reduce vacancy from four to six weeks down to one or two, a difference that adds up to thousands of dollars in saved rent over time.

Start marketing before the current tenant moves out. As soon as you receive notice that a tenant is leaving, begin advertising the property. You can schedule showings (with the current tenant’s cooperation) even while the unit is occupied, giving prospective tenants a realistic sense of the space and allowing you to secure a new lease before the move-out date.

Schedule maintenance and cleaning immediately. Have contractors lined up before the current tenant departs so that work can begin the day after move-out. A checklist approach helps ensure nothing is overlooked: patch holes, touch up paint, deep clean carpets, check appliances, and address any deferred maintenance. The faster your unit is rent-ready, the sooner you can generate income again.

Offer move-in incentives strategically. In a competitive rental market, small concessions can make a big difference. Offering one month free on a 12-month lease, waiving the pet deposit, or covering the first month’s utilities can help your property stand out without significantly impacting your long-term returns. Apartments.com survey data shows that 36% of renters say a free first month of rent would make them significantly more likely to sign a lease, and 88% would consider overlooking minor flaws in an apartment for a good concession. New apartment complexes in Bend are currently offering concessions like eight weeks free rent or $500 move-in bonuses, so single-family landlords may need to consider similar strategies to compete.

6. Maintain Your Property Year-Round

A well-maintained property attracts quality tenants and reduces the likelihood of turnover. Conversely, deferred maintenance signals to tenants that you don’t value the property, making them more likely to look elsewhere when their lease expires.

Seasonal maintenance is particularly important in Central Oregon’s climate. Preparing irrigation systems and landscaping for Bend’s hot, dry summers keeps curb appeal high during peak rental season. Winterizing pipes, servicing heating systems, and clearing gutters before the first freeze protects your property from costly damage. Regular inspections (conducted respectfully and with proper notice) allow you to identify small problems before they become expensive repairs.

Beyond basic upkeep, consider strategic upgrades that improve tenant satisfaction and justify competitive rents. Energy-efficient appliances, smart thermostats, and updated flooring are relatively affordable improvements that tenants value. A fresh coat of paint and modern fixtures can make even an older property feel current and desirable. Research from Zillow shows that single-family rentals currently command rents about 20% higher than comparable apartments, the largest premium ever recorded, highlighting the value tenants place on quality detached housing.

7. Know When to Bring in Professional Help

Managing a rental property well requires significant time, knowledge, and availability. For landlords juggling full-time jobs, family obligations, or multiple properties, keeping up with maintenance requests, tenant communications, marketing, and legal compliance can quickly become overwhelming. This is especially true for out-of-state investors who can’t easily visit their Bend properties.

A professional property management company can handle the day-to-day responsibilities of landlording while implementing proven strategies to minimize rental vacancy rates. From tenant screening and lease enforcement to coordinating repairs and conducting regular inspections, professional managers bring systems and expertise that individual landlords often lack. More importantly, they can respond to issues quickly, whether that’s a burst pipe at 2 a.m. or a tenant question about their lease renewal.

The cost of professional management, typically 8% to 10% of monthly rent, is often offset by reduced vacancy, fewer costly mistakes, and less stress for the property owner. For investors focused on building long-term wealth through real estate, partnering with a knowledgeable local manager can make the difference between a property that generates consistent returns and one that becomes a financial burden.

8. Adapting to Bend’s Evolving Rental Market

The Bend rental market in 2025 looks different than it did even two years ago. A historic wave of apartment construction has added significant inventory, with approximately 1,000 new units expected to come online this year alone. This surge has pushed rental vacancy rates well above historical norms and given tenants more bargaining power than they’ve had in over a decade. According to Compass Commercial’s Q4 2024 market report, Bend ranked among the top 10 performing apartment markets nationally among cities with inventories under 10,000 units, suggesting underlying demand remains strong despite elevated vacancy.

Yet this market shift isn’t necessarily bad news for well-prepared landlords. Economists expect new construction to slow dramatically in 2026 and beyond, with experts predicting that vacancy rates will eventually decline as the market absorbs the new supply. In-migration to Central Oregon remains strong, driven by the region’s quality of life, outdoor recreation, and growing job market. The Property Owners Association of Oregon notes that Oregon added approximately 45,000 multifamily units between 2021 and 2025, the largest delivery wave in state history, but also projects that reduced construction activity in coming years will eventually tighten the market again. Landlords who retain quality tenants, maintain their properties, and price competitively through this temporary soft period will be well-positioned when conditions tighten again.

The strategies outlined above work in any market, but they become especially important when competition for tenants is fierce. Treating your rental property like a business, with attention to customer service, marketing, and operational efficiency, is the surest path to consistent returns regardless of broader market conditions.

Putting It All Together

Reducing rental vacancy rates ultimately comes down to a few core principles: keep your current tenants happy, find quality replacements efficiently when turnover occurs, and maintain a property that attracts responsible renters. While no landlord can completely eliminate vacancy, those who approach property management intentionally will fare far better than those who react to problems as they arise.

Bend’s rental market may have shifted, but opportunity remains for investors who adapt. By focusing on tenant retention, competitive pricing, effective marketing, and proactive maintenance, you can protect your investment and build lasting wealth through real estate even in a more challenging environment.

Navigating Bend’s rental market takes local expertise and hands-on attention. At Legacy Property Management, we partner with investors across Central Oregon to protect their properties and maximize returns. Reach out today to see how we can help.