COID Piping & Acreage Demand: Redmond's Water Rights Insight

Eyeing acreage around Redmond and wondering how water projects could impact value? You are not alone. With major canal piping underway and new tools for leasing and transfers, water access is reshaping what rural land can do and what buyers will pay. In this guide, you will learn what is changing, how it affects demand, and what to verify before you buy or sell. Let’s dive in.

What irrigation projects mean for Redmond acreage

Central Oregon Irrigation District (COID) serves much of the Redmond area through the Pilot Butte Canal. COID manages about 45,000 acres and more than 700 miles of canals, so upgrades here matter to local landowners. You can review the district’s scope on COID’s about page.

Significant piping is underway on the Pilot Butte Canal to cut seepage and improve delivery reliability. COID reports that Phase I immediately conserved about 30 cubic feet per second (cfs) and is expected to conserve an additional 30 to 40 cfs over time, with an estimated cost of about 30 million dollars. Recent federal funding has also supported this work, including a 25 million dollar boost announced in late 2024.

Partners in the Deschutes Basin modernization program highlight outcomes like reduced losses, more reliable deliveries, and more water left instream for habitat. For acreage owners, the practical takeaway is simple: piping can improve irrigation reliability and reduce uncertainty, which tends to support demand and pricing for irrigated parcels.

• Learn more about COID’s Pilot Butte Canal piping project.
• See how basin-wide irrigation modernization works and why it matters.

How piping can change a parcel

When an open canal near you is converted to pipe, several things can shift:

• Delivery can become more reliable and on a clearer schedule.
• Less seepage near the canal may change soil moisture patterns along the corridor.
• Some districts can offer pressurized or on-demand service after upgrades, reducing on-farm pumping needs.

These changes affect how confidently you can plan irrigated pasture, small orchards, or crop rotations. They also influence how buyers compare an irrigated parcel to a dry one.

Water rights and rules that drive value

Oregon follows prior appropriation. Senior water rights are served first during shortages, and junior rights can be curtailed. That priority is a major factor in the long-term utility of any irrigated acreage.

Within the Deschutes Basin, Oregon law allows temporary transfers under ORS 540.585. In practice, this can enable short-term leasing or reallocation of water under specific conditions and is subject to anti-injury rules. The basin is also piloting a water bank to simplify voluntary leases and protect in-basin use, which may increase short-term flexibility for irrigators and interested buyers.

What this means for you:

• A water right’s priority date, place of use, and appurtenancy matter as much as the acreage itself.

• Temporary transfers can provide flexibility but do not change seniority.

• District status, assessments, and delivery infrastructure influence ongoing costs and practical use.

• Understand Oregon’s water-rights basics for the Deschutes Basin.

• Review the statute that enables temporary transfers in the Deschutes.

• Read about the Deschutes water bank’s goals and potential effects.

Market signals: demand and pricing context

Statewide data show irrigated cropland values carry a premium over non-irrigated ground. In 2024, OSU reported Oregon’s irrigated cropland averaging about 7,650 dollars per acre, compared with a statewide farm real estate average of about 3,720 dollars per acre. Local values around Redmond vary by water reliability, location, improvements, and zoning.

County zoning shapes what a parcel can become. In Deschutes County, designations like EFU, RR-10, and MUA-10 come with different use and subdivision limits. Conversion from farm to residential or smaller lots is tightly controlled, especially on EFU land.

Who is competing for irrigated land

• Commercial producers seeking dependable deliveries.
• Hobby farmers and equestrian buyers who want irrigated pasture or landscaping.
• Investors who see lease potential through temporary transfers or a future water bank.
• Developers and lot-sellers where zoning allows limited rural residential potential.

Opportunities and risks to watch

Opportunities

• Piping and on-farm efficiency can make irrigated ground more reliable, which supports higher-value uses and stronger buyer demand.
• Structured leasing tools, like temporary transfers and a water bank pilot, may create new income streams for right holders.

Risks

• Water-rights law is complex. Seniority, anti-injury rules, and approvals govern what you can do and when.
• Zoning and minimum lot sizes can limit subdivision or non-farm uses.
• Drought still matters. Modernization conserves water but does not create new supply in dry years.

Due diligence checklist before you write an offer

Water rights and delivery

• Confirm if a certificated surface water right is appurtenant to the parcel and note the priority date.
• Verify district status with COID and review current assessments and fee schedules.
• Check whether the canal reach serving the parcel is piped or scheduled for piping, and how that affects delivery.

Legal and zoning

• If you plan to lease or re-time use, determine whether a temporary transfer under ORS 540.585 is needed and feasible.
• Confirm Deschutes County zoning (EFU, RR-10, MUA-10) and any restrictions tied to your intended use.

Physical site and infrastructure

• Map laterals, valves, meters, and pumps. Ask whether district upgrades require any on-farm changes.
• Document well and septic status if applicable, including permits and capacities.

Financial

• Review district assessments, transfer fees, and any potential special assessments tied to capital projects.
• Understand property tax treatment and any farm-use deferrals.

Useful resources

• Deschutes Basin water-rights primer.
• COID important information and fees.
• COID piping project details.
• Deschutes County base zones overview.
• ORS 540.585 temporary transfers.

How this shapes your strategy in Redmond

If you are selling, highlight the water-right details, delivery reliability, and any upgrades to on-farm infrastructure. If you are buying, weigh the right’s priority date, district status, and zoning just as heavily as acreage and views. A well-documented water profile can justify pricing and speed up escrow.

Have questions about a specific parcel’s water, zoning, or market positioning? Connect with Brent Krebs for local, hands-on guidance and a clear plan tailored to your goals.

FAQs

How do COID piping projects affect my Redmond acreage value?

• Improved delivery reliability and reduced seepage can make irrigated parcels more functional and attractive to buyers, which generally supports value.

What is ORS 540.585 and why does it matter to buyers near Redmond?

• It allows temporary transfers within the Deschutes Basin under specific conditions, creating short-term leasing or reallocation options that can influence a parcel’s income potential.

Are irrigated parcels selling for more than dry land in Oregon?

• Statewide data show irrigated cropland averages higher values than non-irrigated land, though actual local prices depend on water reliability, location, and improvements.

How can I verify a water right on a Redmond-area property?

• Start with a water-rights title review and the Deschutes Basin primer, then confirm district status, appurtenancy, and delivery history with COID.

Which Deschutes County zones should I look for on rural acreage?

• EFU, RR-10, and MUA-10 are common; each has different allowed uses and lot-size rules, so check the county’s base zone descriptions before planning improvements or subdivision.