If you’ve been watching the Puget Sound real estate market and wondering what’s really going on beneath the headlines, you’re not alone. After 37 years and more than 786 closed transactions across the Eastside and surrounding communities, our team has learned that the difference between a confident move and a costly one usually comes down to understanding three numbers — and what they mean in context.
This month, those three numbers are telling a clear story across the Eastside, Seattle, and Snohomish County. Let’s walk through them together.
The Three Numbers Every Homeowner Should Watch
When clients ask us how to read the market, we always come back to the same three indicators: interest rates, months of inventory, and median sales price. Individually, each tells you something. Together, they tell you where the market is heading and how to position yourself within it.
Here’s where we stand in April 2026.
📉 Median Sales Price: A Year-Over-Year Reset
Prices have softened across all three markets compared to this time last year, but the magnitude varies significantly by region.
| Market | YOY Price Change |
|---|---|
| Eastside | -9.36% |
| Seattle | -5.60% |
| Snohomish County | -2.54% |
The Eastside has seen the steepest correction, which makes sense when you consider how aggressively prices ran up in 2023 and 2024. Higher-priced markets are typically more sensitive to shifts in interest rates and buyer sentiment, and the Eastside’s luxury tier is feeling that pressure most directly.
Seattle is holding up moderately better, while Snohomish County — historically the more affordable of the three — is showing the most resilience. For move-up buyers, this creates a meaningful opportunity: if you’re selling on the Eastside and buying further north, the math may actually be working in your favor for the first time in years.
🏘️ Months of Inventory: The Market Has Shifted
Months of Inventory (MOI) is the single best measure of supply-and-demand balance. It tells you how long it would take to sell every active listing at the current pace. Generally:
- 0–2 months = Seller’s Market
- 2–4 months = Balanced Market
- 4+ months = Buyer’s Market
Here’s how today compares to March 2025 and the 10-year historical average:
| Market | 10-Year Avg | March 2025 | Current |
|---|---|---|---|
| Eastside | 0.9 | 1.1 | 2.1 |
| Seattle | 0.9 | 1.2 | 1.6 |
| Snohomish County | 0.7 | 1.0 | 1.6 |
Read that table carefully. Every market is now running roughly two times higher than its 10-year norm. The Eastside has crossed into balanced-market territory for the first time in over a decade. Seattle and Snohomish County are right at the edge.
This isn’t a crash — it’s a reset. Buyers finally have choices. Sellers no longer have automatic leverage. And the homes that are winning right now are the ones priced and prepared to compete on day one.
📊 Interest Rates: Better Than Last Year, But Climbing Again
Rates are down 0.46% compared to March 2025, which is genuinely good news for buyers. Lower borrowing costs translate directly into better purchasing power and more breathing room in monthly budgets.
That said, rates have ticked up compared to earlier in 2026. The window for the most favorable financing of the year may be narrowing, which is something both buyers and sellers should factor into their timing decisions.
For sellers, slightly higher rates mean buyers are more price-sensitive than they were even sixty days ago. For buyers, it means waiting for “the perfect rate” continues to be a losing strategy — the better play is to find the right home at a price that works today and refinance later if rates drop.
🌲 What This Means for the Eastside
Kirkland, Redmond, Woodinville, Bellevue, Bothell, and Sammamish are still home to some of the most desirable real estate in the Pacific Northwest, and that hasn’t changed. The fundamentals remain extraordinary:
- 🎓 Top-rated school districts including Lake Washington, Bellevue, Northshore, and Issaquah
- 🌊 Direct access to Lake Washington and Lake Sammamish
- 🥾 Miles of regional trails and protected open space
- 💼 Proximity to Microsoft, Google, Meta, and Amazon
What’s changed is the negotiating dynamic. Buyers who were locked out for years are stepping back in. Sellers who price ahead of the market are still creating successful sales. Sellers who react to the market — chasing it down with reductions — are watching their listings sit.
If you’re considering selling on the Eastside this spring, the strategy Tony Meier & Team is recommending to clients is straightforward: price it right the first time, present it beautifully, and don’t try to test the market. The data simply doesn’t support that approach right now.
🏙️ What This Means for Seattle
Seattle’s market is in a more comfortable place than the Eastside, with prices holding closer to last year’s levels and inventory still on the lighter side of balanced. For sellers in neighborhoods with strong walkability, transit access, and proximity to downtown employers, demand remains real — but so does buyer scrutiny.
Seattle buyers in 2026 are taking their time. They’re comparing more homes, asking sharper questions, and walking away from anything that feels overpriced or under-prepared. The homes that move quickly are the ones that look turn-key, are priced with discipline, and have professional marketing behind them.
🌄 What This Means for Snohomish County
Snohomish County continues to be the value story of the region. With prices down only -2.54% year over year and inventory still well below true buyer’s-market territory, sellers here have more leverage than their counterparts to the south.
For buyers, Snohomish County is offering something rare in the Puget Sound region right now: room to negotiate without sacrificing long-term appreciation potential. Communities like Bothell, Mill Creek, Mukilteo, and Edmonds remain highly livable and well-connected, with strong school districts and continued job growth pulling buyers north from Seattle and the Eastside.
If you’re a first-time buyer or a move-up family looking for more square footage and a yard, this is the market to take seriously this spring.
🎯 The Bottom Line
Markets like this one separate the prepared from the hopeful. The data is telling us three things very clearly:
- Inventory has roughly doubled above the 10-year average across all three markets
- Prices have softened, with the Eastside leading the correction
- Rates are favorable compared to last year, but the window may be narrowing
🏡 For Sellers
Price ahead of the market on day one. The sellers winning in April 2026 are the ones who looked at the data, set realistic expectations, and partnered with a broker who could position their home to compete. Reductions cost time, momentum, and ultimately money.
🔑 For Buyers
This is the most leverage you’ve had in over a decade. More choices, more time to think, and rates better than last spring. Make your move with a strategy — not on emotion, and not on the assumption that prices will drop another 10%. The well-priced, well-prepared homes are still going under contract quickly.
📞 Let’s Talk About Your Next Move
Whether you’re thinking about selling this spring, buying your next home, or simply want a clearer picture of what your equity position looks like in today’s market, Tony Meier & Team would welcome the conversation. Every situation is different, and the right strategy starts with understanding your specific goals and timeline.
You can reach us directly:
📱 425-466-1000 📧 tony@windermere.com 🌐 EastsideHomes.com ▶️ Watch monthly market updates and home tours: youtube.com/@TonyMeier
After 37 years and 786 closed sales, Tony Meier & Team has helped clients navigate every kind of market — from boom years to corrections and everything in between. The fundamentals don’t change: good information, careful preparation, and a strategy built around your goals will always outperform guessing. Let’s build that strategy together.
Tony Meier & Team is part of Windermere Real Estate / NE in Kirkland, Washington, serving the Eastside, Seattle, and Snohomish County communities.
