Redmond's location at the geographic center of the region makes it a natural hub for a variety of things such as the region's commercial airport, exposition center at the new $37 million Deschutes County Fair & Expo Center, and regional Manufacturing & Applied Technology Training Center on the Central Oregon Community College's Redmond campus. Economic development is the City Council's number one goal. Local leaders are poised for industrial expansion by supporting a long list of improvements to ensure that Redmond continues to be a great place to live and do business.

Capital Development
Employment
Industrial Land Costs
Taxes
Redmond Enterprise Zone

Development

Redmond's 74.3% population growth during the six years ending in 2006 has generated a hotbed of development. Beginning in mid-2003 numerous new, end-user and spec industrial buildings have been completed. Dozens of new residential and industrial subdivisions, retail centers and significant public improvements have been planned, underway, or completed. For example, the Redmond Airport, the region's hub for scheduled commercial air service, in 2003 completed a $10 million taxiway and ramp improvement, in 2006 doubled the parking lot capacity to over 1,100 vehicles and is scheduled to quadruple its terminal size to over 110,000 square feet. The new terminal is estimated to cost over $30 million with construction starting in January 2007 and completion in 2008. Commercial flight service expanded in 2005 with direct service to Salt Lake City and again on August 1, 2006 adding direct flights to Los Angeles (LAX) and Eugene, OR. Over 20 direct flights depart daily to Seattle, Portland, San Francisco Los Angeles, Eugene, OR, and Salt Lake City.

The US Hwy 97 reroute through Redmond has been in the planning stages for more than 8 years and is now under construction to be completed in 2008. The Hwy 126 Highland-Glacier Couplet construction was completed in 2006. The combined $90 million project is a significant one for the community and region. Once completed it will compliment several other finished projects including a $1.2 million downtown revitalization effort that added historical street lighting and a public plaza in Redmond's downtown. Urban Renewal District funds were used to complete a Downtown Action Plan that is now being implemented. Design Standards have been determined and cash incentive programs are in place to assist landlords in upgrade their existing buildings. Several downtown store renovations have been completed in 2006 and others are underway.

The approximate 10,000 acre city has expanded its developable lands or Urban Growth Boundary (UGB) by 2,300 acres or 23% in 2006. Over 300 acres adjacent to Northwest Redmond are targeted to be annexed enabling mostly housing development in 2007. The majority of the remaining 2,000 additional acres will be scheduled for annexation as water and sewer lines are installed and necessary street expansion is in place. The primary zoning will be for home construction with 100-150 acres of the total for commercial and light industrial uses.

Completed in 1999, the $37 million 230 acre Deschutes County Fair & Expo Center is Central Oregon's premier event, conference, tradeshow & performance center. It hosts large-scale national events such as the Family Motor Coach Association jamboree, national rodeos and horse shows, and smaller regional sport and recreation equipment shows, headliner entertainers and business conventions.

West - expansion of Eagle Crest in 2003, the region's second largest destination resort supporting three golf courses with another 900 home sites. In 2005, located just west of Eagle Crest, the Thornburgh resort was announced. The $160 million project is proposed to include 950 home sites, 475 overnight lodging units and three golf courses.

East - - Brasada Ranch sold out the first two stages of its 1,800 acre, 900 home sites development. in 2005. The 18-hole championship golf course is expected to be ready for play in 2006. Three additional resorts are in the planning stages all near Powel Butte located 7 miles east of Redmond. They are Remington Ranch, 2,100 acres, Power Butte Investments, 2,000 acres and Pahlisch Homes, a 3,800 site.

Southeast - a new, $150 million upscale resort, Pronghorn, is well underway. The resort features two 18 hole golf courses designed by celebrated golfers Jack Nicklaus and Tom Fazio. The 640-acre resort offers 480 homesites, 180 condominiums, a 10,000 square foot convention facility, overnight accommodations and other visitor amenities.

North - - The Ranch at the Canyons includes a very limited number of private 10 acre landholdings, along with mutual ownership of the entire 1,700 acre secured property that offers natural splendor, old world Tuscan/Napa design and abundant recreation on the working estate located adjacent to the world renowned rock climbing area Smith Rock.

Central Oregon Community College's (COCC) Redmond Campus maintains a 26,000 square foot state-of-the-art Manufacturing and Applied Technology Center training facility where classes are self-paced and self-directed to match the students' needs and schedule. Details can be found at http://redmondcampus.cocc.edu/MATC/default.aspx

Clearly, Redmond and its outlying areas are the proverbial "land of opportunity" for future development, and it is expected that it will continue to outpace the rest of the region, state and Pacific Northwest in terms of growth and commercial, retail, residential, and industrial development.

Taxes

*With the passage of Measure 50 in May, 1997, increases in assessed property values are capped at 3% annually. Property taxes are based on the assessed value and not the fair market value. Due to the increase in Deschutes County property values since 1997, the ratio of assessed value and fair market value has decreased proportionally. Deschutes County industrial property in 2006-2007 will be assessed at 57.2% of the fair market value. As a result for comparison purposes with other locations that tax at full fair market value, the effective rate in Deschutes County for industrial real property is $9.91/$1,000 of fair market value.

Employment

Despite being the second-largest city in the region, Redmond is dominated by small employers. The largest manufacturing employer, Team Millwork has 225 workers, while the largest private employer overall is T-Mobile, a wireless telephone customer care center with 660 employees. This presents some advantages for both large and smaller employers. For smaller firms, there exists a team spirit of working together as a unit - a "get it done" mentality that typifies the culture of small enterprises. For larger employers, this can-do attitude can be a big advantage versus a more established corporate culture that is found in many large cities. As noted in other sections, unionization in Central Oregon is very rare - due in part to the smaller size of businesses and also because it has never been a significant part of employment in the region.

Industrial Land Costs

The diversity of Central Oregon communities is reflected in the industrial sites offered. For instance, within a half-hour commute, serviced bare industrial land for purchase may vary from $0.30 to $15.50 per square foot. Developed industrial land in Redmond costs on average $6 to $7 per square foot depending on zoning and location. There are heavy industrial parks and high-tech business campuses, small flex-space commercial/light industrial complexes and stand-alone manufacturing buildings ready to occupy.

The City of Redmond offers its 128 acre Desert Rise Industrial Development at an incentive rate in five acre or larger parcels to end users. Driven by compensation, density of jobs per acre and building and equipment capital investment, a below market price can be obtainable. End users must obtain building permits and gain occupancy in a timely manner. Contact Bud Prince at Redmond Economic Development for more detailed information at (541) 923-5223.

Industrial Lease rates in Redmond range from $0.35/SF to $0.70/SF for industrial warehouse space. Office space in the same building can be included for the same rate or is priced separately from $0.95/SF to $1.10/SF.

For more information on available sites in Redmond, click here.

Enterprise Zone

The city of Redmond is one of three designated Oregon Enterprise Zones in the Central Oregon region. This non-bureaucratic program is administered in Redmond by the City of Redmond. The program in Prineville and Madras is administered by Economic Development for Central Oregon (EDCO), website, www.edcoinfo.com. It is designed to assist new and existing manufacturing firms with expansion through 100% property tax exemptions on qualified investment (new buildings, remodels, and equipment) during the first 3 to 5 years of that investment. After the exemption expires, the building and/or equipment are picked up on the tax rolls at the depreciated rate.

The Redmond Enterprise Zone also offers an additional benefit package including: 100% waived fees for water deposit, water hook-up for sprinkler systems, domestic water, and sewer, as well as rock excavation deposit. Other waived fees include conditional use fees, partitioning fees, plan amendment fees, site and design review fees, and a variety of other public works related fees. Discounted fees depend on job creation and include up to 75% off building permits, up to 25% discount on System Development Charges, and a 25% reduction in monthly water and sewer usage charges.

For a full brochure (in PDF format) on the Redmond Enterprise Zone, please click here.

If you would like to have more information regarding the Redmond Enterprise Zone Program, please contact the Redmond Economic Development at (541)923-5223 or Jim Hendrix, City of Redmond Enterprise Zone Manager, at (541)923-7725.