Eastside Crosses Into Buyer-Favored Market Territory for the First Time in 2026 | Seattle’s Eastside Real Estate Update 06-24-26

4 Min. Read Audio Version [audio mp3="https://eastsidehomes.com/wp-content/uploads/Eastside-Real-Estate-Market-Update-6-24-26.mp3"][/audio] Tony Meier | Windermere Real Estate | 37 Years Experience | 795 Closed Eastside Sales   This week marks a meaningful threshold crossing. Months of Inventory jumped to 4.23, moving the Eastside into buyer-favored market territory for the first time in 2026. Per the locally defined market pace, anything above 4 months is buyer-favored. We are now there. Pending sales dropped sharply to 100, the lowest non-holiday reading of 2026, while active listings climbed to another 2026 high at 1,839. Rates held essentially flat at 6.58%. Last week's modest signals in sellers' favor have reversed.  

💰 Interest Rates — 6.58%

↓ Down 4 bp from last week's 6.62% | ↓ Down 0.24% year over year   Rates eased slightly to 6.58% this week, down 4 basis points from last week. The pre-conflict baseline of 5.99% sits 0.59 points below where rates are today. Year over year, rates remain down 0.24%. There is no meaningful change in the affordability picture this week. On a $1.5M home, this week's rate represents roughly $580 more per month in carrying costs than buyers faced in late February.  

🏡 Active Listings — 1,839

↑ Up 3.8% from last week | ↑ Up 35.0% year over year   Active listings reached 1,839 this week, another 2026 high and up 35.0% from the 1,362 homes on the market during the comparable week in 2025. The week-over-week growth pace re-accelerated to 3.8% after last week's slowdown to 1.5%. We are now within roughly two to three weeks of the historical July peak window.  

📝 Pending Sales — 100

↓ Down 20.6% from last week | ↓ Down 31.5% year over year   Pending sales fell sharply to 100 this week, down 20.6% from last week's 126 and down 31.5% from the 146 recorded during the comparable week in 2025. This is the lowest non-holiday weekly pending reading of 2026 and the steepest year-over-year demand gap of the year. Last year's late-June pending readings ran in the 131 to 146 range. This year's 100 is well below that band. The four-week June trend now reads 138, 120, 126, 100. The brief firming we saw two weeks ago has not held.  

📦 Months of Inventory — 4.23

↑ Up 30.8% from last week's 3.23 | ↑ Up 96.5% year over year   MOI jumped to 4.23 this week, up 30.8% from last week and 96.5% above the 2.15 recorded during the comparable week in 2025. This is the first week of 2026 in which MOI has crossed into buyer-favored territory, defined locally as anything above 4 months. The driver is the combination of weakening demand and continued inventory growth. Crossing 4 MOI does not mean the market shifts overnight, but it does mark a genuine change in the supply and demand balance.  

🏠 Median Sold Price (Rolling 30-Day) — $1,550,000

↓ Down 0.6% from last week | ↓ Down 2.5% year over year   The 30-day median slipped slightly to $1,550,000, down 0.6% from last week and 2.5% below the $1,590,000 recorded at this same point in 2025. Notably, the year-over-year price gap has narrowed from negative 7.7% in early June to negative 2.5% this week. Closed sales came in at 110, down 1.8% year over year from the 112 recorded during the comparable week in 2025.  

🔍 The Big Picture — What This All Means

The most important data point this week is the MOI crossing. For the first time in 2026, the Eastside is in buyer-favored territory by local standards. Pending sales hit their lowest non-holiday reading of the year, and active listings continue climbing toward the seasonal July peak. Last week we noted that several short-term signals had moved modestly in sellers' favor. This week, those signals have reversed. Pending fell sharply, MOI jumped a full point in one week, and the modest rate relief did not bring buyers back. This does not change the long-term picture in a permanent way, but it does confirm what the broader trend has been pointing to since March. Sellers and buyers operating in this market need to be prepared for conditions to remain in this range through summer.  

🏠 For Sellers

The most important development this week is that the Eastside has crossed into buyer-favored market territory by local convention. With 35.0% more competition than a year ago and demand running 31.5% below last year, pricing discipline is the single most important decision you will make this summer. The combination of an MOI above 4, pending sales at their weakest non-holiday level of 2026, and inventory still climbing toward its July peak means the market dynamics are now firmly on the buyer's side of the equation. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait, but accurate pricing is what defines that better environment.   We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.  

🔑 For Buyers

Buyers today are operating in the most favorable conditions of any time since 2011. With MOI now above 4 and inventory still building toward its July peak, selection is at its widest. Pending sales at 100 confirm that the buyer pool is small, well-qualified, and selective, which means well-priced homes still move but unrealistically priced listings sit. With rates essentially flat at 6.58%, this is a good moment to confirm your pre-approval is current and to position yourself to act on the right property when it appears.   If we can help you think through what this means for your move, we are here. Tony Meier & Team — Windermere Real Estate / NE, Kirkland, WA