In **Eastside, Seattle and Snohomish County Real Estate Insights | April 2026**, Tony breaks down the three numbers that matter most right now—**Interest Rates, Months of Inventory, and Median Sales Price**—and compares them to the **10-year trend**, plus how inventory and pending sales are tracking versus **2025**, and what we saw in **March 2025**.

### The Big Three This Month

**Interest Rates**
Rates are **down 0.46% from 2025**, but have **increased compared to March 2026**, which makes timing, rate locks, and payment strategy more important than it was just a month ago.

**Months of Inventory (MOI)**
Inventory is running **well above normal** for March, which changes leverage and how sellers need to position.
• **Eastside:** **2.1 MOI** (10-year Mar avg **0.9** | Mar 2025 **1.1**)
• **Seattle:** **1.6 MOI** (10-year Mar avg **0.9** | Mar 2025 **1.2**)
• **Snohomish County:** **1.6 MOI** (10-year Mar avg **0.7** | Mar 2025 **1.0**)

**Median Sales Price, Year over Year**
• **Eastside:** **−9.36%**
• **Seattle:** **−5.60%**
• **Snohomish County:** **−2.54%**

### Why this matters on the Eastside

Even in a softer price environment, the fundamentals that support long-term value remain strong: top-ranked school districts (**Lake Washington, Bellevue, Northshore, Issaquah**), the lifestyle around **Lake Sammamish and Lake Washington**, trail networks, and proximity to major tech employers (**Microsoft, Google, Meta, Amazon**). With more inventory and fewer pending sales than 2025, buyers have more choice—and sellers need sharper execution to stand out.

### What Tony covers beyond the data

**Home preparation that wins attention:** targeted updates, staging guidance, inspection planning, and launch timing that separates your home from competing listings.
**Negotiation strategy that protects net:** credits, rate buydowns, inspection strategy, and terms that reduce risk while keeping buyers engaged.
**Sell-and-buy coordination:** rent-backs, extended closings, bridge planning, and sequencing so you are not caught between homes.

More market updates and home tours: [https://www.youtube.com/@TonyMeier]-

### One-Sentence Recommendations

**Buyers:** With inventory above normal and year-over-year prices down, get fully underwritten and negotiate confidently on price, credits, and terms before late-spring competition tightens the best options.
**Sellers:** In a 2+ MOI market, win by leading with preparation, precision pricing, and buyer-friendly terms that reduce friction and keep your home positioned as the obvious best value.

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere If you need assistance or know someone who does, give us a call at 425-466-1000!

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

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.

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:

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:

1. Inventory has roughly doubled above the 10-year average across all three markets
2. Prices have softened, with the Eastside leading the correction
3. 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.

Audio Version here:

Spring break arrived this week across the majority of King and Snohomish County school districts — the same week it fell in 2025. That context is essential for reading this week’s pending and closed sales numbers accurately. What is not seasonal is inventory, which set another 2026 high, and MOI, which crossed a threshold not seen in early spring since 2011.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.38% | ↓ Down from last week’s 6.45% | ↓ Down 0.47% year over year

Rates edged down slightly to 6.38% — a modest improvement from last week and down 0.47% compared to this same week one year ago. While rates spiked as much as 0.65 points above pre-conflict levels, they have partially recovered and currently sit 0.39 points above where they were before the conflict began — still a meaningful headwind for buyer qualification and monthly carrying costs.

ACTIVE LISTINGS — 1,178 | ↑ Up 7.3% from last week | ↑ Up 58.5% year over year

Active listings climbed to 1,178 this week — another 2026 high, and up 58.5% from the 743 homes on the market during the same spring break week in 2025. Inventory continues to build regardless of the seasonal calendar.

PENDING SALES — 86 | ↓ Down 20.4% from last week | ↓ Down 26.5% year over year

Pending sales fell to 86 this week. Spring break is the primary driver of that weekly decline — buyer activity reliably softens when families are traveling. The more meaningful comparison is year over year: during the same spring break week in 2025, pending sales were 117. This year they came in at 86 — down 26.5% on an apples-to-apples basis. That gap reflects more than the seasonal calendar.

MONTHS OF INVENTORY — 3.16 | ↑ Up 34.7% from last week’s 2.35 | ↑ Up 115.7% year over year

At 3.16, this week’s MOI is the highest reading for this time of year — early April — in this data set since 2011. Fall and winter months have reached similar or higher levels in 2022 and 2025, but never in spring. Two factors are at work simultaneously: inventory continues to rise, and spring break suppressed pending sales, which mathematically pushes MOI higher. The underlying trend was already moving in this direction before spring break. It would be premature to characterize 3.16 as the new baseline — with several school districts still on break next week, inventory will continue to build seasonally and buyer activity will remain somewhat suppressed. A cleaner read on where April is settling will require another week or two of data. What the data does confirm is that MOI has crossed into the upper range of balanced market territory, defined locally as 2 to 4 months. During the same spring break week in 2025, MOI stood at 1.47. We are 115.7% above that today.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,579,000 | ↑ Up 1.9% from last week | ↓ Down 8.1% year over year

The 30-day rolling median ticked up modestly to $1,579,000 but remains 8.1% below the $1,718,000 recorded at this same point in 2025. The weekly closed median of $1,640,000 reflects a thin sales sample during spring break and should not be read as a trend signal on its own.

THE BIG PICTURE — WHAT THIS ALL MEANS

This week’s data requires careful interpretation. Spring break compressed buyer activity — as it always does — and that shows clearly in the pending and closed numbers. What is not a seasonal artifact is the continued climb in active inventory, now at 1,178 and up 58.5% year over year even on a spring break comparison. MOI at 3.16 is partially elevated by the seasonal pending dip, but even at last week’s non-spring-break reading of 2.35, the market was already firmly in balanced territory. With spring break continuing across several districts next week, inventory will keep building seasonally. What is confirmed today: the conditions buyers and sellers are navigating — measured by MOI — reflect more balanced market dynamics than at any point since 2011.

FOR SELLERS

With 58.5% more competition on the market than a year ago — even during spring break — pricing discipline is the single most important decision you will make. Homes priced accurately against today’s comparable sales — not 2025 peaks, and not even the partial recovery readings from January and February 2026 — are still selling well, while overpriced listings are sitting longer and often requiring reductions that erode both value and negotiating position. We have done extensive analysis on exactly what this market shift means for sellers in each Eastside sub-market — if you are considering a move, we would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year — spring — than at any point since 2011. More choices, more time to conduct proper due diligence, and more room for thoughtful negotiation than buyers have experienced in years. Well-priced homes are still moving, so arriving pre-approved and prepared remains essential — but the frantic, no-contingency environment of recent years has given way to more measured conditions where preparation and patience are rewarded.

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

Northwest Multiple Listing Service (NWMLS), the source for the most current, accurate market listing data in Washington state, today released its March 2026 Market Snapshot.

Market Recap

A continued rise in inventory, combined with renewed pressure from rising mortgage rates, defined Washington’s housing market in March as listings climbed sharply while sales remained largely unchanged.

Active listings rose 29.3% year over year to 15,049 homes, with nearly every county reporting gains and 20 of 27 counties posting double-digit increases.

Closed sales totaled 5,417 in March, up just 0.2% from a year ago, though activity picked up significantly from February with a nearly 31% month-over-month increase. The median sales price was $640,000, down 1.5% year over year but up 3.2% from February. Total sales volume reached $4.29 billion across residential and condominium transactions.

“Washington continues to mirror national trends by adding listings at a rate that is far outpacing any growth in sales,” said Steven Bourassa, director of the Washington Center for Real Estate Research. “Active listings in the NWMLS service area in March 2026 increased 29% year over year, while the number of sales remained unchanged. In a nutshell, sellers have decided that they need to get on with their lives in spite of the fact that many would be giving up low-interest-rate mortgages. However, potential purchasers cannot afford to buy.”

Bourassa added that rising global uncertainty—including the recent conflict with Iran—has pushed mortgage rates back up to 6.38% by the end of March after briefly dipping below 6% in February. The last time rates were this high was in early September 2025.

Consumer activity increased heading into the spring season, with showings up 19% and keybox accesses up 24.5% from February. However, both metrics remained below last year’s activity.

March 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 29.3% year over year, with 15,049 active listings on the market at the end of March 2026, compared to 11,640 at the end of March 2025. Month over month, active inventory increased 12.8%, up from 13,341 in February 2026.
• Nearly all NWMLS counties experienced year-over-year inventory growth, with 20 of 27 counties posting double-digit increases. The five counties with the largest increases were Adams (+75%), Okanogan (+58.8%), Jefferson (+53.9%), Walla Walla (+52.4%), and Snohomish (+51.8%). 

Closed Sales

• Closed sales increased by 0.2% year over year, with 5,417 transactions in March 2026 compared to 5,406 in March 2025. Month over month, sales increased by nearly 31%, up from 4,139 in February 2026.
• Year over year, closed sales increased in 14 of 27 counties, while 13 counties saw decreases.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in March 2026 was $640,000, a 1.5% decrease from March 2025 ($649,999). Month over month, the median price increased 3.2% from $620,000 in February 2026.
• The counties with the highest median sales prices were San Juan ($1,075,000), King ($859,618), and Snohomish ($738,000), while the lowest were Grays Harbor and Columbia (both $325,000), Pacific ($292,500), and Ferry ($291,200). 
• The total dollar value of closed sales in March 2026 was $3.8 billion for residential homes and $490.4 million for condominiums, for a combined total of $4.29 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in March, showing increased buyer and broker activity going into the spring market.

• Keyboxes at listed properties were accessed 153,945 times in March 2026, a 24.5% month-over-month increase from February 2026. Year over year, keybox activity slightly decreased by 0.7% from 155,005 accesses in March 2025.
• The total number of property showings scheduled through NWMLS-provided software increased by 19% month over month, from 98,075 showings in February 2026 to 116,715 in March 2026. Year over year, showings decreased 4.4%, from 122,099 in March 2025.
• A total of 17,231 listings were eligible for the NWMLS Down Payment Resource program in March 2026, a 5.2% increase from February 2026, when 16,377 listings were eligible. Year over year, eligible listings increased by 27.1%, up from 13,552 in March 2025. Overall, 74.8% of listings in the NWMLS database qualified for down payment assistance. (This count includes all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.)

There’s a natural tendency in real estate to look at recent closings and draw conclusions about where the market is headed. It’s understandable – closing data is concrete, specific, and easy to point to. But right now, it’s also misleading.

Every closing that hits the record in March and early April reflects a buyer decision made weeks or months earlier – often in mid-February or early March, when mortgage rates were roughly half a point lower than today and active inventory on the Eastside was still below 850 listings. Those closings tell us what happened. They don’t tell us what’s happening. And for anyone making a buying or selling decision in the next 60-90 days, the distinction matters.

Where We Stand Today

The Eastside residential market enters spring 2026 in a fundamentally different position than it has occupied in over a decade.

Active listings reached 1,096 in March – up 60% from 684 at the same time last year. Months of inventory (active listings divided by pending sales) stands at 2.08, which crosses the Eastside out of seller’s market territory (0-2 months) and into a balanced market (2-4 months) for the first time since 2011.

Pending sales came in at 527 for March – 15% below last year’s 623. That gap is widening: in January, pending was actually 26% above 2025 levels. By March, it had dropped to 15% below. Showings per listing have dropped from 12-18 a year ago to roughly 5-8 across most areas. Average days on market has more than doubled, from 13 days during the first half of 2025 to 30 days year to date in 2026.

These aren’t projections or opinions. They’re the current state of play.

The Scissors Effect Driving the Market

What makes this spring different from recent years is that supply and demand are moving in opposite directions at the same time.

Active listings are not only higher than 2025 – they’re accelerating. The year-over-year ratio has climbed from 1.49 in January to 1.58 in February to 1.60 in March. Each month, the gap widens.

Meanwhile, buyer activity is weakening. The pending sales ratio tells the story: 1.26 in January (26% above 2025), 1.00 in February (flat), and 0.85 in March (15% below). Supply expanding while demand contracts. That’s the scissors effect, and it’s what drives months of inventory upward regardless of what any single metric does in isolation.

What Happened Last Year From This Point Forward

2025 provides a useful reference point. On April 2, 2025, the Eastside had 674 active listings. Over the following three months, that number nearly doubled: 975 by late April, 1,240 by late May, and a peak of 1,407 in early July. Months of inventory expanded from 1.10 in March to 2.49 by August. Median prices declined from $1,710,000 in March to $1,580,000 by July – a roughly 7.5% slide through the spring and summer.

Inventory always builds through the spring. New listings consistently outpace the seasonal increase in buyer activity. The question isn’t whether inventory will grow from here – it will. The question is by how much, and whether buyer demand picks up enough to keep the ratio from widening further.

Where the Data Points for Summer 2026

We’re entering spring with inventory already 60% above where it was at this point last year. To project where the market is heading, we analyzed 19 years of Eastside residential data (2007-2025) using two complementary approaches.

The first is a seasonal template – the median monthly pattern across all 19 years, scaled to 2026’s actual Q1 levels. This represents where the market lands if the rest of the year follows normal seasonal behavior. The second is a year-over-year momentum model, which applies the current 2026-vs-2025 ratios to 2025’s known monthly trajectory. This represents where the market lands if current momentum continues.

• Seasonal template: Active listings reaching 1,300-1,400 by mid-summer, MOI in the 2.0-2.5 range
• Momentum model: Active listings reaching 2,100-2,200, MOI pushing to 3.6-3.8
• Hybrid (50/50 blend): Active listings reaching 1,700-1,800, MOI around 3.1 by August

The hybrid model backtests at roughly 15% average error in stable market years across 18 years of data. Under all three scenarios, the Eastside remains in balanced territory (2-4 MOI) through summer. Only the momentum upper bound approaches buyer’s market conditions (4+ MOI) by late summer. But the direction is consistent across every model: months of inventory expands from here, and the definition of “market value” continues to adjust.

Closing Data vs. Forward-Looking Data

This is the most important distinction for anyone trying to understand where the market is heading. Closings are a lagging indicator. They reflect decisions that have already been made, under conditions that have already changed. The forward-looking indicators – pending activity, showing volume, inventory velocity, and rate trends – are where the real signal lives.

Right now, every major forward-looking indicator points in the same direction: continued softening. Pending sales are running well below 2025 and the gap is widening month over month. Showings are down sharply. Inventory is building at 50-80 new listings per week. Rates are holding near current levels with no meaningful relief on the horizon.

The closings that will reflect today’s actual market conditions – with over 1,000 active listings, rates at current levels, and reduced showing activity – won’t appear in the data until late April and May. Based on the forward-looking indicators, those closings will likely show further softening in price per square foot and sale-to-list ratios.

What This Means for Buyers

You are entering the most favorable buying environment the Eastside has offered since 2011. Inventory levels, longer days on market, and a shift toward at-or-below-list pricing all create room to be thoughtful and strategic. You have time to evaluate, negotiate, and make informed decisions without the frantic pace of the 2021-2024 market.

That said, this is still the Eastside. Well-priced homes in desirable areas continue to sell quickly, often with competitive interest. The key is recognizing which properties represent genuine opportunity versus those that are sitting because they’re overpriced – and having an experienced broker who can tell the difference.

What This Means for Sellers

The market has changed, and the most successful sellers will be the ones who acknowledge that reality and plan accordingly. Pricing to where the market is heading – not where it has been – is the single most important decision you’ll make. Homes that hit the market well-prepared and accurately priced are still selling, many within the first week and at strong prices. But the margin for error has narrowed, and the cost of overpricing has increased significantly.

Preparation, presentation, and pricing precision aren’t just competitive advantages in this market. They’re requirements.

Looking Ahead

The most probable path forward through spring and summer: inventory continues to build, months of inventory pushes higher, and the definition of “market value” continues to adjust. Based on the hybrid model, expect MOI to reach the upper half of balanced territory – roughly 3.0 to 3.2 – by August, with median prices settling in the $1.40M-$1.50M range.

This isn’t a crash, and it isn’t cause for alarm. It’s a recalibration – the market finding its footing after an extended period of unusually strong seller conditions. But it does require a different approach from both buyers and sellers, and a clear-eyed understanding of what the data is actually telling us.

Tony Meier has 37 years of experience and 785 closed residential sales focused on the Eastside, including 208 sales in the English Hill neighborhood of Redmond – more than any other broker, team, or real estate company serving the English Hill Area. Reach Tony at 425-466-1000 or visit EastsideHomes.com.

Here’s what I’m seeing across my core markets of Bellevue, Redmond, Kirkland, Woodinville, Sammamish, Issaquah, and Bothell.

Inventory Is the Defining Story

Active residential listings across the Eastside reached 1,096 in March – up 60% from 684 at the same time last year. Months of inventory (active listings divided by pending sales) has climbed to 2.08, nearly double the 1.10 from March 2025. That’s significant: we’ve crossed out of seller’s market territory (0-2 months) and into a balanced market (2-4 months) for the first time since early 2023.

The inventory build has been steady and broad-based. Every Eastside sub-market is carrying more active listings than a year ago, with some areas seeing their available homes nearly double.

Prices Have Softened – But the Story Varies by Location

The Eastside residential median came in at $1,550,000 in March, down 9.4% from $1,710,000 last March. Price per square foot across the Eastside is averaging $626 year to date, compared to $663 during the first half of 2025 – a decline of roughly 5-6%.

That said, the pressure is not evenly distributed. The Juanita and Woodinville corridor (NWMLS Area 600) has shown more resilience, with median prices down just 1.2% year over year and recent closings printing at $606 per square foot – a noticeable improvement from the $570 range late last year. Sammamish and parts of Redmond have seen steeper adjustments, with some pockets down 10-12% from their 2025 peaks.

Buyer Activity Has Slowed

Pending sales across the Eastside were down 15% in March compared to last year (527 vs. 623). Showings per listing have dropped from the 12-18 range in early 2025 to roughly 5-8 across most areas. Average days on market has more than doubled – from 13 days during the first half of 2025 to 30 days so far in 2026.

The sale price to list price ratio reflects this shift. A year ago, most Eastside areas were consistently seeing homes sell at 101-104% of list price. Today that number sits at 99-101%, meaning the competitive overbidding dynamic has largely faded.

What This Means for Sellers

Pricing accuracy has never been more important. Homes that are well-prepared, correctly priced, and strategically marketed are still moving – many within the first two weeks. But the margin for error has narrowed considerably. Overpriced properties are sitting, and the data shows 27% of closings this year had 60 or more days on market. That’s a very different environment from 12 months ago.

What This Means for Buyers

You have more options, more time, and more leverage than at any point since early 2023. Inventory levels, longer days on market, and a shift toward at-or-below-list pricing all create room to be thoughtful and strategic. That said, this is still the Eastside – well-priced homes in desirable areas are generating strong interest. The key is recognizing which properties represent genuine opportunity versus those that are sitting for a reason.

Looking Ahead

It’s tempting to look at recent closing data and see encouraging signs – price per square foot, days on market, and sale-to-list ratios all improved in the last two weeks of March. But closings are a lagging indicator. Those transactions reflect buyer decisions made in mid-February and early March, when mortgage rates were roughly half a point lower and active inventory was still below 850 listings. They’re a snapshot of a market that has already passed.

The forward-looking indicators – weekly pending activity, showings per listing, and the pace of inventory growth – all point toward continued softening through spring and into summer. Months of inventory at 2.08 is the highest level the Eastside has seen since 2011, and the gap between active listings and pending sales continues to widen. The closings that will reflect today’s market conditions won’t appear in the data until late April and May.

What I can say with confidence: this market rewards preparation, accurate pricing, and deep local knowledge. The days of “list it and let the market do the work” are behind us – at least for now.

Tony Meier has 37 years of experience and 785 closed residential sales, including 208 sales in the English Hill neighborhood of Redmond – more than any other broker, team, or real estate company. Reach Tony at 425-466-1000 or visit EastsideHomes.com.

4 Min. Read.

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A Record Month Closes — What the Data Shows Heading Into April | Seattle’s Eastside Real Estate Update 04-01-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 784 Closed Eastside Sales

Last week we flagged three market milestones arriving simultaneously. This week, the March data closed — and the record we signaled is now official. Here is what the data shows as we head into April.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.45% | ↓ Slight dip from last week | Still up ~0.49% since the Iran conflict began

Rates pulled back just slightly this week — from 6.48% to 6.45% — offering a modest reprieve but no meaningful shift in buyer affordability. The cumulative damage from the nearly half-point spike since the onset of the Iran conflict remains intact. On a $1.5M home, buyers are still carrying roughly $450–$500 more per month than they were in late February. Year over year, rates are down 0.26% — a tailwind that exists on paper but is being overshadowed by the near-term spike.

ACTIVE LISTINGS — 1,098 | ↑ Up 6.7% from last week | ↑ Up 63% year over year

Inventory added another 69 homes in a single week — a significant weekly gain that pushes active listings to levels the Eastside typically doesn’t see until midsummer. Last week we noted we had crossed the 10-year July peak average of 1,027. We are now 7% above it and climbing. For context, at this same point in 2025, there were 674 active listings. We are running 63% above that today, with no indication the pace of new listings is slowing.

PENDING SALES — 108 | Essentially flat from last week | ↓ Down 10.7% year over year

Pending sales ticked up by just one from last week’s 107 — effectively unchanged — and continue to run nearly 11% below where they were at this time last year. Supply is surging while demand growth has stalled. That combination is what drives MOI higher and is the defining dynamic of this market right now.

MONTHS OF INVENTORY — 2.35 | ↑ Up 5.7% from last week’s 2.22 | ↑ Up 82.5% year over year

The March record is now official — the highest March MOI since 2011, confirmed across 20 years of data. March 2011 recorded 3.35 months; every March from 2012 through 2025 came in below 2.0. This week’s first April reading comes in at 2.35. We are now solidly in balanced market territory — defined locally as 2 to 4 months. A year ago at this time, MOI stood at 1.29. We are 82.5% above that today.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,550,000 | ↓ Down ~1% from last week | ↓ Down 9.5% year over year

The 30-day median continues to ease. At $1,550,000 it remains well off the $1,697,500 recorded at this time in 2025. Near-term prices are not collapsing — accurately priced, well-prepared homes are still transacting — but the sustained year-over-year gap is a clear signal that the pricing environment of 2025 is not the benchmark sellers should be working from today.

THE BIG PICTURE — WHAT THIS ALL MEANS

The story this week is one of confirmation. The three milestones we documented last week have not softened — they have deepened:

1. The March MOI record is now locked in — the highest March MOI since 2011, with this week’s first April reading coming in at 2.35.

2. Inventory at 1,098 is 63% above last year — we are in midsummer supply conditions during the first week of April.

3. Buyers remain active, and the expanded inventory is giving them more options than they have had in years — pending sales are essentially flat week over week and down nearly 11% year over year, with rates still elevated from the Iran conflict spike.

None of this means the market has stopped working. Well-priced homes with strong preparation are still selling. But the margin for strategic error — on pricing, timing, and presentation — has narrowed considerably compared to anything sellers experienced in 2023, 2024, or early 2025.

With 37 years of experience navigating every cycle this region has produced, I have watched data like this arrive quietly before most people feel it. The buyers and sellers who act on accurate information now will be better positioned than those who wait for the broader consensus to catch up.

FOR SELLERS

With 63% more competition on the market than a year ago, pricing discipline is the single most important decision you will make. Homes priced accurately against today’s comparable sales — not 2025 peaks, and not even the partial recovery readings from January and February 2026 — are still selling well, while overpriced listings are sitting longer and often requiring reductions that erode both value and negotiating position. We have done extensive analysis on exactly what this market shift means for sellers in each Eastside sub-market — if you are considering a move, we would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

This is the most inventory-rich spring market the Eastside has seen in over a decade, and that works in your favor. More choices, more time to conduct proper due diligence, and more room for thoughtful negotiation than buyers have had in years. Well-priced homes are still moving, so arriving pre-approved and prepared remains essential — but the frantic, no-contingency environment of recent years has given way to more measured conditions where preparation and patience are rewarded.

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

We are testing out a new delivery method this week in audio format. 

Welcome to this beautifully updated two-story home nestled in the sought-after Sunrise on English Hill neighborhood of Redmond — where Pacific Northwest privacy meets everyday Eastside convenience.

From the moment you arrive, the classic two-story silhouette, lush front lawn, and iconic teal front door signal that something special awaits inside. Step through the entry and refinished hardwood floors, fresh neutral paint, and an open, naturally flowing main level set the tone immediately. This is a home that has been thoughtfully prepared and genuinely cared for. The updated kitchen is the heart of the main level, featuring quartz countertops, stainless steel appliances, a peninsula cooktop with overhead vent hood, and new recessed lighting — all opening seamlessly to a casual dining area and family room with direct sliding door access to the back patio. Whether you are hosting a dinner party or enjoying a quiet weeknight meal, the layout makes every occasion feel effortless.

The primary suite is a genuine retreat. Generous in scale with vaulted ceilings and treetop views, it connects directly to a spa-quality remodeled bath showcasing a frameless glass shower with marble tile surround, ceiling-mounted rain head fixture, dual undermount sinks with marble countertops, and heated tile floors. This is the kind of bathroom upgrade that transforms the daily routine into something you actually look forward to. Three additional well-proportioned bedrooms offer flexibility for home offices, guest rooms, or personal retreats, all with refinished hardwood floors and fresh paint. An upstairs den or optional fifth bedroom solidifies the versatility of the layout. The remodeled full hall bath is equally impressive, featuring bold large format tile surround, a soaking tub and shower combination, updated vanity with refined fixtures, and heated tile floors – a complete renovation that serves the secondary bedrooms with style and comfort. A convenient main level half bath with heated floors, dedicated laundry room with full size LG washer and dryer, and a recreation room – a surprisingly versatile space that adapts easily to a home office, playroom, or hobby room.

Step outside and the backyard delivers the private Pacific Northwest outdoor experience that Eastside buyers genuinely prize. A large paver patio connects directly to the main level through sliding glass doors, opening to a fully fenced yard on a nearly 8,750 SF lot framed by soaring mature firs that create a natural canopy of privacy and serenity year round. Fresh mulched beds and a generous lawn provide the canvas for whatever outdoor vision you bring to this exceptional space. Located in the highly regarded Northshore School District and positioned for an easy commute to the Microsoft, Google, and Meta campuses, this English Hill address combines natural beauty, neighborhood character, and Eastside convenience in a package that is genuinely difficult to replicate at this price point.

Beautifully updated and ideally located in Olde Morrison Place on English Hill, this Redmond two story offers the combination buyers value most: comfortable living spaces, meaningful improvements, and a private backyard setting within the Northshore School District.

Inside, bright and welcoming spaces unfold across a floorplan that balances openness with distinct living areas, enhanced by refinished hardwood floors and new carpet completed in 2026. The living room draws in natural light through a wide bay window, while the formal dining room provides a dedicated space for gatherings and special occasions. Just beyond, the kitchen has been thoughtfully improved with new quartz countertops and sink in 2026, abundant cherry cabinetry, generous prep space, and a casual dining area that opens directly to the backyard. New LG stainless range and dishwasher add everyday value and convenience.

The adjacent family room is warm and comfortable, anchored by a classic brick fireplace and large backyard facing windows that bring in soft natural light. The connection between the kitchen, informal dining area, family room, and outdoor spaces makes the layout especially well suited for both everyday routines and entertaining.

Upstairs, the spacious primary suite offers room to spread out, along with a walk in closet and private bath with dual sinks and a newly remodeled glass enclosed shower. Three secondary bedrooms are well sized and versatile, ready to serve as guest rooms, work from home space, hobbies, or additional living needs. The hall bath has also been remodeled in 2020 with modern finishes, allowing for ease of everyday routines.

Outdoor living adds even more appeal, with a fenced backyard that includes lawn space, patio area, mature landscaping, a storage shed, and a new cedar landing off the slider. Whether enjoying a quiet morning outside or hosting guests on the patio, the setting feels private, usable, and easy to enjoy.

Additional improvements include new exterior paint in 2025, a new driveway in 2025, new interior paint in 2026, new windows in 2023, furnace install in 2019 with air conditioning added in 2022. All of this in a sought after English Hill location, close to parks, daily amenities, major commute routes, and the Eastside’s leading tech campuses.

In Eastside, Seattle and Snohomish County Real Estate Insights | March 2026, Tony Meier with Windermere Real Estate (37 years, 74,000+ hours, 782 successful closings) breaks down the numbers that shape real decisions and the strategy that protects your equity.

The 3 Key Numbers This Month
Interest Rates
Rates are down 0.78% from 2025, but up compared to February 2026, which makes timing and payment strategy more important than it was a month ago.

Months of Inventory (MOI)
Inventory is running well above normal for February, shifting leverage and changing how homes need to be priced and presented.
• Eastside: 2.3 MOI (10-year Feb avg 1.0 | Feb 2025 1.5)
• Seattle: 1.7 MOI (10-year Feb avg 0.9 | Feb 2025 1.4)
• Snohomish County: 1.7 MOI (10-year Feb avg 0.8 | Feb 2025 1.2)

Median Sales Price (Year over Year)
• Eastside: −7.02%
• Seattle: −0.26%
• Snohomish County: −4.46%

Why This Matters on the Eastside
Even in a shifting market, the fundamentals that support long-term value remain strong: top-ranked school districts (Lake Washington, Bellevue, Northshore, Issaquah), lifestyle access to Lake Sammamish and Lake Washington, extensive trail networks, and proximity to major tech employers (Microsoft, Google, Meta, Amazon). With more inventory and softer prices, there is more room to negotiate—but only if the plan is disciplined.

What Tony Covers Beyond the Data
Home preparation that wins attention in a choice-rich market: targeted updates, inspection decisions, staging and presentation.
Negotiation strategy that protects net proceeds: price is one lever, but terms, credits, rate buydowns, and timing often decide the outcome.
Sell-and-buy coordination so you avoid the stress of being between homes: rent-backs, extended closings, and bridge planning.
Watch more market updates and home tours here: https://www.youtube.com/@TonyMeier

One-Sentence Recommendations
Buyers: With inventory above normal and prices softer, get fully underwritten and negotiate confidently on price and terms before spring demand tightens the best options.

Sellers: In a 2+ MOI environment, win with strong presentation, precision pricing, and buyer-friendly terms that reduce friction and keep your home at the top of the list.

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere If you need assistance or know someone who does, give us a call at 425-466-1000!

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

A rare English Hill find with the space, function, and outdoor lifestyle buyers chase, plus major system updates already completed. This Redmond split level offers 2,190 square feet on an 11,628 square foot lot in Hollymere, served by the Northshore School District. The layout lives comfortably with distinct spaces to gather, work, and recharge, while the backyard delivers standout usability with a full sports court, expansive lawn, and a fully fenced setting that feels private and established.

The main level welcomes you with a vaulted living room anchored by a fireplace and filled with natural light. The kitchen and dining area connect seamlessly for daily living and entertaining, featuring granite counters, generous cherry cabinetry, and an oversized island that becomes the natural hub for meals and hosting. Deck access extends the living space outdoors, creating an easy rhythm for grilling, summer dinners, and weekend gatherings.

Upstairs, the primary suite includes a 3/4 bath, complemented by two additional bedrooms and a full hall bath. Downstairs, you’ll find a generously sized fourth bedroom with an adjacent 3/4 bath, ideal for visiting guests, teen suite or a quiet home office. The downstairs space also features a spacious bonus room with a built in media wall offers a flexible space for movie nights, game day, fitness, or hobbies. This space connects seamlessly outdoors. The laundry room includes added storage plus a utility sink for practical day to day use.

Outside, the patio and yard connect directly to the LED lit sports court, creating an easy flow for entertaining and everyday play. A sprinkler system keeps the lawn and garden beds looking vibrant all year round. The additional storage structure keeps gear and seasonal items organized, and the paved RV parking, plus excellent guest parking, adds the kind of flexibility buyers value for outdoor toys and extra vehicles.

Major updates add confidence, including a new roof in 2025, plus a new Bryant furnace and air conditioning, and a new Rheem hot water tank in 2025. With quick access to Redmond, Woodinville, and Kirkland, this home combines a highly functional floorplan with a backyard that truly sets it apart.

Dan Costello

Set in Amberley on English Hill and served by the Northshore School District, this Redmond home delivers the combination buyers are looking for: a practical two-story layout, thoughtful improvements, and a private backyard setting that feels calm and established. With 2,080 square feet, four bedrooms, and two and a half baths, the floorplan offers excellent day-to-day functionality, with dedicated spaces to gather, work, and recharge.

A welcoming entry opens to warm hardwood flooring and upgraded staircase details, complemented by solid wood trim and baseboards that elevate the finish throughout the main level. The formal living and dining areas provide comfortable flexibility for entertaining or quiet evenings at home. At the heart of the home, the kitchen offers expansive stone counters, abundant cabinetry, and a generous island with a gas cooktop, plus a backyard-facing window line that keeps the space bright and connected to the outdoors. A Bosch dishwasher adds everyday convenience, and the adjacent family room creates a true great room feel with custom built-ins, a cozy fireplace, and a dedicated media wall designed as the room’s focal point, complete with an included 60-inch Samsung television for a fully move-in ready entertainment experience.

Upstairs, the primary suite provides a comfortable retreat with a renovated walk-in closet designed for organized storage and a spa-inspired private bath featuring a premium BainUltra heated air-jet hydrotherapy tub. Three additional bedrooms offer versatility for guests, remote work, or hobbies, supported by a full hall bath with a tub and shower combination, generous vanity storage, and bright lighting for a clean, functional feel. Custom blinds across the home add privacy and light control, while upgraded wood-core interior doors contribute to a quieter, more solid feel.

Behind the scenes, major systems have been thoughtfully improved, including a top-tier heat pump and two-stage furnace for efficient year-round comfort, a newer water heater, and a solar setup with an updated inverter that supports long-term energy savings. Additional improvements include a renovated powder room, a fully updated laundry room with built-in functionality, updated switches and outlets, refreshed light fixtures inside and out, and a Ring security system.

Outside, enjoy a fully fenced backyard with a level lawn, raised garden beds, and a dramatic evergreen border that enhances privacy. A patio just off the main living area makes outdoor dining easy, while a detached storage shed provides valuable space for tools, bikes, and seasonal gear. With quick access to Redmond, Kirkland, and Woodinville, plus convenient routes across the Eastside, this home offers a well-rounded blend of comfort, craftsmanship, and neighborhood appeal.

Northwest Multiple Listing Service (NWMLS), the source for the most current, accurate market listing data in Washington state, today released its February 2026 Market Snapshot.

Market Recap

Inventory continued to expand across the region in February, providing buyers with significantly more options than a year ago. Active listings increased nearly 28% year over year to 13,341 properties, with 19 of 27 counties posting double-digit gains. Compared to January, inventory rose 7.8%, signaling continued seller participation heading into the spring market.

Closed sales totaled 4,139 transactions, down 3% from February 2025 but up 19.5% from January. The median sales price for residential homes and condominiums reached $620,000, down 1.6% from last year while rising 4.2% compared to the prior month.

“The good news is that mortgage interest rates dropped below 6% at the end of February, for the first time since September 2022,” said Steven Bourassa, director of the Washington Center for Real Estate Research. “The lower interest rates have not yet led to increased sales on a year-over-year basis, with the number of transactions declining 3% and prices down relative to February 2025. Listings continue to increase year over year, up 28%, as sellers decide to move on with their lives rather than wait for better market conditions. Compared to January, however, listings, sales, and prices were all up.”

Broker and buyer activity reflected steady engagement. Keybox activity increased 6.9% from both a year ago and the prior month, while property showings held relatively steady compared to January. Additionally, 76% of listings in the NWMLS database qualified for down payment assistance programs, expanding opportunities for buyers across the region.

February 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased nearly 28% year over year, with 13,341 active listings on the market at the end of February 2026, compared to 10,448 at the end of February 2025. Month over month, active inventory increased by 7.8%, up from 12,376 in January 2026.
• Nearly all NWMLS counties experienced year-over-year inventory growth, with 19 of 27 counties posting double-digit increases. The five counties with the largest increases were Jefferson (+70.3%), Adams (+69%), Walla Walla (+56.1%), Snohomish (+50.2%), and Clallam (+45.6%).

Closed Sales

• Closed sales decreased 3% year over year, with 4,139 sales in February 2026 compared to 4,268 in February 2025. Month over month, sales increased 19.5%, up from 3,465 in January 2026.
• Year-over-year closed sales increased in 14 of 27 counties, while 12 counties saw decreases and one county (Cowlitz) reported no change.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in February 2026 was $620,000, a 1.6% decrease from February 2025 ($630,000). Month over month, the median price increased 4.2% from $595,000 in January 2026.
• The counties with the highest median sales prices were King ($840,000), San Juan ($732,500), and Snohomish ($720,000), while the lowest median prices were recorded in Pacific ($300,000), Columbia ($247,000), and Ferry ($215,000).
• The total dollar value of closed sales in February 2026 was $2.79 billion for residential homes and $362.7 million for condominiums, for a combined total of $3.15 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in February, suggesting increased buyer and broker activity going into the spring market.

• Keyboxes at listed properties were accessed 123,621 times in February 2026, a 6.93% increase from February 2025. Month over month, keybox activity also increased 6.86% from 115,685 accesses in January 2026.
• The total number of property showings scheduled through NWMLS-provided software increased by 0.8% year-over-year, from 97,256 showings in February 2025 to 98,075 in February 2026. Month over month, showings stayed about the same, from 98,210 in January 2026.
• A total of 16,377 listings were eligible for the NWMLS Down Payment Resource program in February 2026, a 21% increase from February 2025, when 13,537 listings were eligible. Month over month, eligible listings increased by 9.1%, up from 15,007 in January 2026. Overall, 76% of listings in the NWMLS database qualified for down payment assistance. (This count includes all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.)

Inviting Olde Morrison Place home on English Hill delivers the space, flow, and outdoor privacy buyers want, plus meaningful system and home updates for peace of mind. Set on a 7,500 sq ft lot, the two story layout offers 2,230 sq ft with four bedrooms and 2.25 baths, all in the Northshore School District. The neighborhood setting feels established and peaceful, while access to Redmond, Kirkland, Woodinville, and key routes across the Eastside keeps daily life convenient for work, play, and weekend plans.

A welcoming covered entry opens to a bright main level with updated flooring (2026) and an easy, connected plan for everyday living and entertaining. Enjoy a separate living room with generous windows, a dining room ready for hosting, and a comfortable family room anchored by a fireplace and wide backyard views.

The kitchen is the hub, featuring abundant cabinetry, a large peninsula with seating, ample prep space, and a gas range. New appliances in 2026 pair with a clean tile backsplash and great counter space for meal prep and serving. The adjacent breakfast area and deck access make grilling, dining, and gatherings effortless. A main level powder bath and a dedicated laundry room add practical convenience, and the two car garage plus wide driveway provide easy parking and storage.

Upstairs, four bedrooms create flexible options for guest space, office needs, fitness, or hobbies. The primary suite offers a comfortable retreat with an attached 3/4 bath, double vanity, and a walk in closet. A full hall bath with a skylight provides bright, functional space for shared use.

Outside, enjoy a spacious deck designed for dining and lounging, wrapped in mature evergreens and full fencing for a private, tucked away feel. Paver walkways create easy circulation from the deck to the yard, and the usable lawn offers room to relax, garden, or enjoy outdoor games. Nearby parks, trails, and everyday conveniences make the location as practical as it is enjoyable.

Major updates: 2026 roof, refinished hardwoods, new carpet and interior paint, plus a 2024 water heater, furnace, and air conditioning. If you have been waiting for an English Hill home with real usable space inside and out, this is one to see.

Set on a quiet cul-de-sac in North Bothell and served by the highly regarded Northshore School District, this 3 bedroom, 2.5 bath home offers 1,987 sq ft of comfortable living on a 6,098 sq ft lot. Meaningful updates add confidence, including a roof installed in 2022 with a 10 year transferable warranty, plus updated furnace and air conditioning in 2021, for year round comfort.

Vaulted ceilings and a bright living room set the tone, flowing easily to the dining area and a well-equipped kitchen with stone counters, center island, stainless appliances, and a skylight that keeps the kitchen bright even on grey days. The dining nook opens directly to the deck for effortless indoor-outdoor living. Smart switches and motorized blinds throughout the home are fully installed and ready to use from day one.

The lower level family room with gas fireplace and covered patio access offers flexible space for work, workouts, or movie nights. Upstairs, the primary suite includes built-in storage, a walk-in closet, dual vanity, soaking tub, and separate shower. Two additional bedrooms and a full hall bath complete the upper level.

The 3-car garage includes an installed EV charger. Outside, a fully fenced yard with raised garden beds and covered patio extends your living space year-round. Convenient to shopping, dining, parks, and commute routes, this home delivers the space, function, and long term value buyers seek in North Bothell.

Tucked at the back of a quiet cul-de-sac in Redmond’s sought-after English Hill neighborhood, this beautifully updated two-story home offers the perfect blend of comfort, privacy, and functionality. Set on an expansive 10,543 sq ft lot within the award-winning Northshore School District—including Sunrise Elementary—this home is a rare opportunity for those seeking space, serenity, and connection to community.

A charming front porch, mature landscaping, and a wisteria-draped trellis set the tone as you arrive. Step inside to a thoughtfully updated 2,090 sq ft layout with fresh design and modern conveniences. The foyer opens to light-filled living and dining spaces, enhanced by updated hardwood floors and expansive bay windows that bring the outdoors in. Just beyond, a beautifully remodeled kitchen anchors the main level with slab granite counters, a farmhouse-style sink, and newer stainless steel appliances-including gas cooktop. Rich cabinetry and a central island with seating create a kitchen that’s both elegant and efficient—perfect for gathering, cooking, or entertaining.

The open-concept layout flows effortlessly into the casual dining nook and inviting family room, complete with an electric fireplace (wood fireplace intact) and built-ins. From here, step outside to an expansive, low maintenance deck that connects to a lower paver patio, lush lawn, and beautifully landscaped grounds surrounded by evergreens for year-round privacy.

Upstairs, the spacious primary suite features vaulted ceilings, a bay window, and a fully remodeled bath with dual vanities, double shower heads, and a walk-in closet with custom built-ins. Three additional bedrooms provide versatility for family, guests, or work-from-home needs. Murphy bed included. A stylish and updated full bath with quartz-topped vanity completes the upper level.

The backyard is a true retreat—offering a large sport court, a gas bbq grill, a charming playhouse, and a covered gazebo lounge nestled in nature. Additional updates include a new roof and furnace in 2024, and Central A/C in 2023, an electric car charger, and high-quality windows throughout.

This is more than a house—it’s a lifestyle of connection, quiet, and convenience in one of Redmond’s most desirable communities.

After a long stretch where buyers were competing for too few homes, inventory has made a comeback over the past year. And depending on where you live, that’s opening up your options in a meaningful way. 

According to Realtor.com, the number of homes available for sale in January was the highest it’s been since 2020. Here’s why that’s such a big deal. Getting back to pre-pandemic levels signals a slow and steady return to what’s typical:

Now, it’s worth noting, nationally we’re not there yet – and having more inventory improving won’t suddenly “fix” the market. But the growth we’ve seen lately still changes how competitive the market feels.

• When there are more homes for sale, buyers gain time, options, and leverage.
• When there aren’t, the pressure ramps up quickly.

In the years since 2020, there weren’t enough homes for sale, and that made the market feel different. Rushed. Stressful. Intimidating.

But now it’s finally getting better.

A Growing Portion of the Country Is Getting Back to Normal

Depending on where you live, inventory growth is going to vary. Some places are bouncing back faster than others. According to Lance Lambert, Co-Founder of ResiClub, in January 2025, just a little over one year ago, only 41 of the 200 largest metros were back to normal inventory-wise. 

But around the end of year, almost half (90) of the largest 200 metro areas were back at or above typical levels. That’s a big improvement in roughly a year. And it’s not done yet. 

Inventory Is Expected To Keep Growing 

Looking ahead, forecasts suggest the number of homes for sale could rise another 10% this year, which means even more markets should join the list of places where supply has rebounded.

Here’s a graph that shows what an extra 10% would do for the market this year. You can see that projected growth (shown in the dotted line) hits inventory levels seen in 2017-2019 by roughly this fall (the gray lines). That means we may reach normal by end of year, nationally:

And that changes your home search in a good way. As Hannah Jones, Senior Economic Research Analyst at Realtor.com, puts it:

“. . . housing market conditions are gradually rebalancing after several years of extreme seller advantage. Buyers are beginning to see more options and modest negotiating power as inventory improves . . .”

In other words, the market is starting to work with buyers again — not against them.

Bottom Line

Inventory isn’t fully back to normal everywhere. But it’s moving in the right direction. And, in some areas, it’s already there.

If you’ve been waiting for a moment when you have options and a little breathing room, this is the strongest setup buyers have seen in a long time.

If you want to know what’s happening in your local market, talk to an agent.

Buying your first home can feel frustrating when the numbers don’t line up the way you expected. You may know you’re ready but finding something that fits your life and your budget is the hard part.

That’s where townhomes come in.

Townhomes are becoming a bigger part of today’s housing supply, and that shift is opening doors for first-time buyers in a way we haven’t seen in years. That’s because they offer a more realistic path to step into homeownership without stretching yourself too thin, especially in a market where affordability can still feel tight.

There Are More Townhomes To Choose From

Builders are building more townhomes than they have in decades. In fact, when you look at data from the National Association of Home Builders (NAHB), nearly 1 in 5 new single-family homes being built today is a townhome. That’s the highest share on record (see graph below):

To put that in perspective, just a decade ago, townhomes made up closer to 1 in 10 new construction homes.

That gives today’s buyers far more townhome options than they had in the past. And that’s a really good thing.

Townhomes are one of the best ways for first-time buyers to finally get their foot in the door. And seeing that there’s more available for sale means one thing: you may have more opportunity to break into the market than you think.

Here’s why they’re such a popular choice for buyers like you.

Townhomes Tend To Be More Affordable

While prices vary by market, Redfin data shows townhomes are typically priced lower than detached single-family homes nationally. And that gap has grown in recent years as the supply of this type of home has grown too (see graph below):

There are two main reasons you may find a better deal on a townhome today. 

Reason #1: Size 

Townhomes are usually smaller by design. Most modern townhomes fall in the 1,300–1,500 square foot range, which helps keep prices, and monthly payments, lower. Basically, it works like this. Since they usually have a smaller footprint, they’re cheaper to build, and that makes them less expensive to buy, too. Ali Wolf, Chief Economist at NewHomeSource, explains how this helps buyers:

“With the high cost of housing across the country, townhomes have emerged as a vital, more accessible entry point into homeownership. They are often priced lower than detached houses, offering buyers – especially first-timers, young professionals, and those downsizing – the chance to build equity without breaking the bank.”

Reason #2: Builder Motivation

And here’s another thing working in your favor. With more inventory than in recent years, homebuilders are motivated to sell what they’ve already built.

So, many may be more willing to negotiate, whether that means price flexibility, closing cost help, or potentially throwing in upgrades. According to the National Association of Realtors (NAR):

“. . . home builders say they’re ready to attract more first-time home buyers. They’re responding to affordability pressures through lower cost homes and builder incentives. About 40% of builders cut prices on newly built homes at the end of last year . . . Roughly two-thirds of builders also offered additional incentives, like mortgage rate buydowns.”

Bottom Line

If buying your first home feels just out of reach, the right option might not be a different timeline. It might be a different type of home.

If you want to talk through whether a townhome makes sense for you or see what’s available in your area, connect with a local real estate agent.

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

Surrounded by mature evergreens and set on a generous 9,441 square foot lot in Lake Washington School District, this refreshed 3 bedroom, 2.75 bath home offers 1,710 square feet of comfortable living with a flexible floorplan. Recent improvements including new roof, new interior paint, and new carpet create a clean, move in ready feel from the moment you arrive. Updated exterior paint, a newer fence, and newer decks add confidence and curb appeal, while a newer electric water heater supports long term peace of mind.

Upstairs, everyday living centers around a practical, light filled kitchen with warm cabinetry, generous counter space, and a newer Bosch dishwasher that makes cleanup quick and easy. The layout keeps cooking, serving, and gathering connected, with easy access to the outdoor spaces for al fresco meals and effortless entertaining. Also on this level are all three bedrooms and two full baths, creating a comfortable separation between the home’s gathering spaces and the quiet retreat of the sleeping wing.

The lower level is designed for easy living and entertaining. A spacious family room is anchored by a classic brick fireplace, creating a cozy focal point for movie nights or quiet evenings in. Warm wood wainscoting adds character, and wide windows bring in natural light. Nearby, a versatile bonus nook works beautifully as game area, a home office area, or a hobby space. A three quarter bath on this level is ideal for guests, along with a lower level laundry area with upper cabinetry to keep supplies neatly organized.

Step outside to a spacious elevated deck with room for dining and entertaining, overlooking a lush, level lawn framed by towering evergreens for a peaceful sense of privacy. Stairs lead directly to the yard, a storage shed keeps tools and seasonal items out of the way, and the fully fenced backyard offers a secure, usable outdoor setting for gardening, relaxing, or play.

With a two car garage for parking and storage, a neighborhood trail leading to Alexander Graham Bell Elementary, and quick access to parks, waterfront recreation, and the Juanita area, this home pairs meaningful updates, versatile living spaces, and an inviting outdoor setting in one compelling package.

If you’re planning to buy a home this year, you may be focused on the spring market. And hoping that when spring does hit, you’ll see:

• Mortgage rates drop a little more.
• More homes hit the market.

But here’s what most buyers don’t realize. Buying just a few weeks earlier could mean paying less, dealing with less stress, and feeling less rushed.

Here are three reasons why accelerating your timeline over the next few weeks could actually be a better play.

1. Holding Out for Lower Rates May Pay Off 

A lot of buyers are hoping mortgage rates will fall even further. But that’s not the best strategy. Here’s why. Experts are pretty aligned on this: rates are expected to stay roughly where they are.

Forecasts throughout the industry all point to the same thing: rates are projected to be in the low-6% range this year (see graph below): 

That’s not a bad thing, especially if you consider how much rates have already come down. Over the past 12 months, they’ve dropped roughly a full percentage point. And for many buyers, that means affordability has already improved more than they may realize. 

So why wait a few more weeks just for more buyers to jump in and act as your competition? You already have a window right now. As Chen Zhao, Head of Economics Research at Redfin, explains:

“House hunters should know that this may be near the lowest mortgage rates fall for the foreseeable future.”

2. Spring Means More Competition + More Stress

Speaking of competition, the spring market is popular for a reason, but with popularity comes pressure. With more buyers active at that time of year, you’ll have to move faster once you find a home you like. And no one likes feeling rushed.

But buy now and you have more time to browse. Fewer people are looking, so homes sit longer.

You can see this play out in the data from Realtor.com (see graph below). In winter months, it takes an average of about 70 days for a home to sell. In spring? That drops to about 50 days. That’s a 20-day swing – and that pace is going to be more stressful.

Homes sell faster in the spring, and slower in the winter. And that can be a worthwhile perk for buyers who want to get ahead before their decisions start to feel rushed.

3. Prices Tend To Rise When Competition Heats Up

And here’s something most buyers forget to factor in. Prices usually respond to demand. So, when demand is higher, prices are too. Bankrate explains:

“Spring and early summer are the busiest and most competitive time of year for the real estate market . . . home prices tend to be steeper to reflect the increased demand.” 

In fact, data from the National Association of Realtors (NAR) shows that in 2025, buyers who purchased in the beginning of the year saved roughly $30,000–$35,000 compared to those who bought when prices peaked in the spring or early summer.

And let’s be honest, for a lot of buyers today, every little bit of savings helps. That’s why buying just a few weeks earlier, before prices ramp up, will be better for you and your wallet.

Bottom Line

Buying a few weeks before spring isn’t about rushing. It’s about choosing to be ahead of the curve and knowing you want more leverage, less stress, and meaningful savings.

If you’re ready and able to buy now and want to get the ball rolling, connect with a local agent.

This week’s Eastside data is a good example of why you want a clear plan, not just a gut feeling. Inventory held steady, buyer activity improved, and pricing continues to reflect a market that rewards preparation and smart decision-making. If you are considering a move in 2026, the advantage goes to those who understand what the numbers mean and how to act on them.
Here is what happened this week across Seattle’s Eastside.

Interest Rates
Rates are down 0.85% compared to a year ago, now at 6.20%.
Lower rates continue to bring buyers back into the market, but the most successful buyers are still the ones who move with structure and discipline.

Active Listings
Active listings are steady from last week and up 58% year over year.
Buyers have more choices than last winter, but not all listings compete equally. Homes that show well, feel move in ready, and are priced precisely continue to earn the strongest response.

Pending Sales
Pending sales are up 4% from last week and up 20% from a year ago.
That combination matters. Even with more inventory than last year, buyer demand is building, which can tighten conditions quickly in the most desirable neighborhoods.

Months of Inventory
Months of Inventory is 1.47, down slightly from 1.53 last week, and up 31% year over year.
This is still a market where strategy matters. It is not a runaway seller market, and it is not a slow buyer market. It is a market that rewards accuracy, timing, and strong execution.

Closed Sales Price
The rolling 30 day median sold price is $1,440,000, down 2% from last week and down 20% year over year.
This reinforces what we are seeing in real time: buyers are paying for condition, location, and value, while homes that miss the mark on pricing or presentation are facing more resistance.

For Sellers
With inventory elevated year over year and buyer demand improving, the best results are going to sellers who lead with preparation and precision. When your home is positioned correctly, you can still create urgency and protect your bottom line, even in a market where buyers have options.

For Buyers
Rates are meaningfully lower than last year and activity is rising. That is often the mix that brings competition back quickly. If you want leverage, the key is being ready early, moving decisively on the right home, and using smart offer strategy to win without overreaching.

Communities Covered
Bellevue | Redmond | Kirkland | Woodinville | Sammamish | Issaquah | Bothell | Lake Washington | Lake Sammamish

Expertise In
Eastside luxury listings
Strategic market positioning
Pricing and negotiation mastery
Buy and sell coordination
Real-time data insights

Trusted Guidance for a Moving Market
Real estate is more than numbers. It is timing, strategy, and having an experienced advocate who knows how to adjust when conditions change week to week. With 779 successful Eastside sales, I help clients move forward with clarity, confidence, and a plan that supports long-term results.

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere If you need assistance or know someone who does, give us a call at 425-466-1000!

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

Northwest Multiple Listing Service (NWMLS), the source for the most current, accurate market listing data in Washington state, today released its January 2026 Market Snapshot.

Market Recap

January housing market data shows a continuation of recent trends, with growing inventory outpacing buyer demand across much of Washington state. Active listings increased nearly 21% year over year, while closed sales declined 7% and median prices fell 3%.

“Substantial year-over-year growth in active listings continues to be accompanied by much slower, even negative growth in sales and median prices,” said Steven Bourassa, director of the Washington Center for Real Estate Research at the University of Washington.

Compared to December, inventory rose nearly 6% in January, while closed sales dropped 31% and median prices declined about 3%. The data suggests more homeowners are willing to sell, while affordability constraints continue to limit buyer participation.

Consumer and broker activity rebounded strongly from December, signaling early momentum as the market begins to transition toward the spring selling season. Mortgage interest rates also continued a gradual downward trend, ending January at 6.10%, compared to 6.15% at the end of December. Rates have reached similarly low levels only twice since the run-up in 2022—briefly in February 2023 and again in September 2024—when rates dipped temporarily before rising again. This time could be different, as the rate decline has continued over a longer period, suggesting that it might be more sustainable.

January 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 20.9% year over year, with 12,376 active listings on the market at the end of January 2026, compared to 10,241 at the end of January 2025. Month over month, active inventory increased by 5.6%, up from 11,718 in December 2025.
• Nearly all NWMLS counties experienced year-over-year inventory growth, with 16 of 27 counties posting double-digit increases. The counties with the largest increases were Jefferson (+59.5%), Walla Walla (+58.6%), Thurston (+50.8%), Okanogan (+36.4%), Adams (+36.4%), and Clallam (+35.3%).

Closed Sales

• Closed sales decreased 7% year over year, with 3,465 transactions in January 2026 compared to 3,727 in January 2025. Month over month, sales decreased 30.8% from 5,010 in December 2025.
• Year-over-year closed sales decreased in 16 of 27 counties, while ten counties saw increases and one county (Ferry) reported no change.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in January 2026 was $595,000, down 3.25% from January 2025 ($615,000). Month over month, the median price declined 2.8% from $612,250 in December 2025.
• The counties with the highest median sales prices were San Juan ($969,000), King ($770,000), and Snohomish ($678,500), while the lowest median prices were recorded in Columbia ($265,000), Okanogan ($330,000), and Grant ($339,900).
• The total dollar value of closed sales in January 2026 was $2.26 billion for residential homes and $290.2 million for condominiums, for a combined total of $2.55 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in January, suggesting renewed buyer and broker activity following the typical year-end slowdown.

• Keyboxes at listed properties were accessed 115,685 times in January 2026, a 0.2% decrease from January 2025. Month over month, keybox activity increased 38% from 83,845 accesses in December 2025.
• The total number of property showings scheduled through NWMLS-provided software decreased 1.8% year-over-year, from 99,979 showings in January 2025 to 98,210 in January 2026. Month over month, showings surged 58.2% from 62,096 in December 2025.
• A total of 15,007 listings were eligible for the NWMLS Down Payment Resource program in January 2026, a 17.4% increase from January 2025. Overall, 77.3% of listings in the NWMLS database qualified for down payment assistance. (This count includes all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.)

Tucked at the end of a quiet cul de sac in Redmond’s English Hill, this inviting home is surrounded by mature evergreens and a fully fenced 11,289 square foot yard that feels private and peaceful. With four bedrooms, two full baths plus a main level powder room, and 2,050 square feet, it offers the space and desirable layout, paired with the confidence of meaningful updates, including a new roof, refinished hardwoods, new carpet, remodeled kitchen and baths.

Step inside to a welcoming entry that opens to a bright living room, ideal for conversation seating, a reading corner, or a calm place to unwind at the end of the day. Just off the entry, the dedicated dining room creates a true hosting space, comfortably set apart while still flowing naturally to the kitchen for easy serving and effortless entertaining.

The kitchen is warm and timeless with rich wood cabinetry, granite counters, a tile backsplash, stainless appliances, and a breakfast bar for extra prep space. A sunny window over the sink brings the outdoors in, complemented by updated lighting and under sink water filtration. The adjacent nook is ideal for casual dining, morning coffee, or a planning space, and it flows into the family room where a classic brick fireplace and a French door to the deck create an easy indoor outdoor connection. An updated powder bath with a granite counter and a large mirror is perfect for guests, and a dedicated laundry room off the hall keeps daily routines convenient. The attached two car garage offers excellent storage for gear, tools, and seasonal items.

Upstairs, the primary suite is a restful retreat with generous proportions, a walk in closet, and a private bath featuring a dual sink vanity, great lighting, and a spacious tile shower with a skylight, corner shelf, and niche. Three additional bedrooms are bright and well sized, offering excellent flexibility for guests, work from home needs, or hobbies, along with a refreshed hall bath.

Outside, the expansive deck creates multiple zones for dining, lounging, and grilling, with steps down to a usable lawn framed by newer fencing and established landscaping. A separate fire pit area tucked under the trees offers a second outdoor destination for relaxed evenings. A generator transfer panel with included generator provides extra peace of mind.

Set minutes from Sunrise Elementary, neighborhood parks, and the everyday conveniences of Redmond, and served by the Northshore School District, with easy access to major Eastside employers and commuter routes, this home feels ready for its next chapter, and ready to be yours.

There’s finally a little good news for anyone who’s been priced out or sitting on the sidelines.

Buying a home is getting more affordable.

Monthly payments have started to come down, and the squeeze buyers have been feeling for the past few years is slowly loosening. Now, that doesn’t mean everyone can suddenly afford a home, but with how tough the market’s been, the improvement we’re seeing matters.

Affordability Is Finally Moving in the Right Direction

One of the best ways to see this shift is by looking at how much of a household’s income it takes to buy a home.

According to Zillow, housing is typically considered affordable when it takes 30% or less of your monthly income to cover your expenses. That includes your mortgage payment, taxes, insurance, and basic maintenance.

For the past few years, the math was well above that threshold, and it made buying a home unachievable for many. But now, we’re slowly moving back toward a balance. Zillow research shows it’s taking less of a typical household’s income to buy a home than it did just a few years ago (see graph below):

Now, we’re not all the way back to Zillow’s threshold of 30% of your income or less, so affordability is still tight. But things are trending in the right direction.

Why Affordability Is Improving

So, what’s driving the change? A lot of the focus lately has been on mortgage rates and how much they’ve come down over the course of the past year. But that’s not the only factor working in favor of buyers right now. Here are three trends benefiting buyers today: 

1. Mortgage rates have eased. Rates are near their lowest level in more than three years, which helps lower monthly payments (see graph below):

2. Home price growth has cooled. Prices aren’t falling nationally, but they’re growing much more slowly than they were a few years ago. That means buyers today aren’t facing the same sharp jumps in purchase prices, which helps keep monthly payments more manageable – and buying more predictable. 

3. Wages are growing faster than home prices. This one matters a lot. As Mark Fleming, Chief Economist at First American, explains:

“When income growth exceeds house price growth, house-buying power improves—even if mortgage rates don’t decline meaningfully.”

None of this makes buying cheap, but it does explain why the math is starting to work a little better for buyers than it did even a just a year ago. Put simply, the forces that hurt affordability over the past few years are finally easing. Fleming again explains it well:

“Affordability remains challenging, but for the first time in several years, the underlying forces are finally aligned toward gradual improvement. Mortgage rates may drift down only slowly, but income growth exceeding house price appreciation will provide a boost to house-buying power — even in a higher-rate world. Affordability won’t snap back overnight, but like a ship finally catching a steady tailwind, it’s now sailing in the right direction.”

These three factors combined are why economists expect affordability to keep improving in 2026.

Where Homes Are Becoming Affordable First

But how much is affordability really going to improve? In some places, noticeably. Zillow says some markets are expected to fall back under their affordability threshold (30% of your income or less) by the end of the year:

But that doesn’t mean you have to be in one of these markets or wait until year-end to buy. Other places are already seeing big improvements in affordability. So, talk to a local agent about what’s happening in your market. You may find you’re able to buy after all.

Bottom Line

For the first time in quite a whole, affordability is easing. That’s a meaningful shift.

And because this improvement isn’t happening everywhere at the same speed, understanding what’s changing locally is what really makes a difference. If you want to see how these trends show up in your area, talk with a local real estate agent.

Buying a home is one of the biggest purchases you’ll ever make. And homeowner’s insurance is what protects that investment. Think of it as your safety net. NerdWallet explains it:

• Covers Repairs and Rebuilding Costs: If your home is damaged by fire, storms, or other covered events, it helps pay for repairs and possibly even a full rebuild, if that’s deemed necessary.
• Protects Your Belongings: It can also cover personal items like furniture, electronics, jewelry, and clothing if they’re stolen or damaged.
• Provides Liability Coverage: And, if someone gets injured on your property, your policy can help cover medical bills or legal expenses.

But that peace of mind does come with a cost, and lately those costs have been rising.

Why Home Insurance Premiums Are Going Up

There are a number of factors causing insurance premiums to rise today. But, in the simplest sense, here’s what’s driving prices up according to the Insurance Research Council (IRC).

Severe weather events and natural disasters are happening increasingly often, leading to more claims. At the same time, homebuilding materials and labor are more expensive. So, when it comes time to work on those claims, insurers have to manage higher costs to repair or rebuild the affected homes.

That combination adds up to higher premiums. You can see how it’s climbed recently in the graph below. Each bar marks the percentage increase in insurance costs for that calendar year.

The good news is, the annual pace of the increase may be starting to ease according to ResiClub and Cotality. By their count:

• In 2023 and 2024, insurance costs went up 14% a year.
• In 2025, they rose about 10%.
• And in 2026 and 2027, it’s expected to go up about 8% each year.

That’s still an increase, but at least the pace is slowing down. And here’s another silver lining.

While insurance costs are rising, mortgage rates are falling. And that can help offset some of this expense. As Michael Gaines, Senior VP of Capital Markets, Cardinal Financial, explains:

“Rising taxes and insurance do create pressure, but they don’t erase the benefits of a lower rate . . . A small rate improvement, paired with the right loan program and smart planning, can still make homeownership possible . . . It’s less about one factor canceling another out, and more about helping buyers layer the right solutions together.”

Costs Are Going To Be Different Depending on Where You Buy

So how much do you need to budget for this? It depends on the price point and location of house, the coverage you need, and more. And just like with everything else in real estate, costs vary by area.

You can get a rough idea of your state’s typical premiums in the map below:

So, What Can You Do About It?

Generally speaking, your first insurance payment will be wrapped into your closing costs. But after that, it’ll become a recurring expense. That’s why knowing these premiums are rising is so important. It helps you factor that into your budget, so you go in with a full picture of what you can comfortably afford.

If you’re crunching the numbers and trying to find other ways to save, here are a few tips from Insurify and NerdWallet that can help you get the best insurance price possible:

• Shop Around – Compare quotes from multiple companies.
• Bundle Policies – Combine home and auto for discounts.
• Ask About Discounts – Don’t miss out on savings you may qualify for.
• Highlight Upgrades – Features like a new roof or storm windows can cut costs.
• Improve Your Credit – A stronger credit score can mean better premiums.

Bottom Line

If you’re thinking about buying a home, don’t forget to plan ahead for your homeowner’s insurance.

While costs are rising, knowing what to expect and how to shop around can make a big difference as you’re budgeting for your purchase. Because this isn’t coverage you’ll want to skimp on. It’s your best protection for what’s likely your biggest investment.

For a growing number of homeowners, retirement isn’t some distant idea anymore. It’s starting to feel very real.

According to Realtor.com and the Census, nearly 12,000 people will turn 65 every day for the next two years. And the latest data shows as many as 15% of those older Americans are planning to retire in 2026. And another 23% will do the same in 2027.

If you’re considering retiring soon too, here’s what you should be thinking about.

Why Downsize?

Now’s the perfect time to reflect on what you want your life to look like in retirement. Because even though your finances will be going through a big change, you don’t necessarily want to feel like you’re living with less.

But odds are, what you do want is for life to feel easier.

Easier to enjoy.

Easier to manage.

Easier to maintain day-to-day.

The Top Reasons People Over 60 Move

You can see these benefits show up in the data when you look at why people over 60 are moving. The National Association of Realtors (NAR) finds the top 4 reasons aren’t about timing the market or chasing top dollar. They’re about lifestyle:

• Being closer to children, grandchildren, or long-time friends so it’s easier to spend more time with the people who matter most
• Wanting a smaller, more functional home with fewer stairs and easier upkeep
• Retiring and no longer needing to live near the office, so it’s easier to move wherever you want
• Opting for something smaller to reduce monthly expenses tied to utilities, insurance, and maintenance

No matter the reason, the theme is the same: downsizing isn’t about giving something up. It’s about gaining control and choosing simplicity. And it brings peace of mind to know your home fits the years ahead, not the years behind.

And the best part? It’s more financially feasible now than many homeowners would expect.

The #1 Thing Helping So Many Homeowners Downsize

Here’s the part that makes it possible. Thanks to how much home values have grown over the years, many longtime homeowners are realizing they’re in a stronger position than they thought to make that move.

According to Cotality, the average homeowner today has about $299,000 in home equity. And for older Americans, that number is often even higher – simply because they’ve lived in their homes longer.

When you stay in one place for years (or even decades), two things happen at the same time:

• Your home value has time to grow.
• Your mortgage balance shrinks or disappears altogether.

That combination creates more options than you’d expect, even in today’s market.

So, whether you just retired, or you’re about to, it’s not too soon to start thinking about what comes next. Sure, it can be hard to leave the house you made so many years of memories in, but maybe it’s time to close one chapter to open a new one that’s just as exciting. 

Bottom Line

Downsizing is about setting yourself up for what comes next – on your terms.

If retirement is on the horizon and you’ve started wondering what your current house (and your equity) could make possible, the first step isn’t selling. It’s understanding your options.

It’s time to talk to an agent. A simple, no-pressure conversation can help you see what downsizing might look like – and whether it makes sense for you.

The Eastside market delivered an important reminder this week: momentum rarely moves in a straight line. After last week’s sharp tightening, we saw a modest pullback that highlights why experience, preparation, and clear strategy matter — especially when conditions shift quickly.

Here’s what this week’s data is telling us across Seattle’s Eastside.
Interest Rates
Rates are down 0.91% year over year, now sitting at 6.16%.
Lower rates continue to support buyer activity, but they are not creating reckless behavior. Buyers are still careful, informed, and focused on value — which rewards smart positioning on both sides of the transaction.

Active Listings
Active listings are up 6% from last week and up 60% from a year ago.
Inventory remains elevated compared to last winter, giving buyers choices — but not all listings are equal. Homes that are priced and presented well continue to separate quickly.

Pending Sales
Pending sales are down 9% from last week, but still up 15% year over year.
This cooling follows a strong burst of activity earlier in the month. Buyers are still engaged, just more selective, reinforcing the importance of timing and guidance.

Months of Inventory
Months of Inventory moved up to 1.53, from 1.32 last week, and is up 39% year over year.
This remains a seller leaning environment, but it is no longer forgiving of mistakes. Precision matters — and so does understanding when to push and when to protect position.

Closed Sales Price
The rolling 30 day median sold price is $1,475,500, down 2% from last week and down 16% year over year.
This reflects a market where buyers are negotiating thoughtfully, and sellers who align price with current demand continue to win.

For Sellers
Inventory growth reminds us that today’s market rewards preparation, not optimism. Homes that feel turnkey, are priced accurately, and launch with a clear plan still draw serious buyers. Strategy — not timing alone — determines outcome.

For Buyers
With rates nearly one percent lower than last year and more inventory available, this remains a window for opportunity. The advantage goes to buyers who are decisive, well advised, and ready to act when the right home appears.

Communities Covered
Bellevue | Redmond | Kirkland | Woodinville | Sammamish | Issaquah | Bothell | Lake Washington | Lake Sammamish

Expertise In
Eastside luxury listings
Strategic market positioning
Pricing and negotiation mastery
Buy and sell coordination
Real-time data insights

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere If you need assistance or know someone who does, give us a call at 425-466-1000!

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

Who doesn’t love a top 10 list? Well, here are two top 10 lists for the housing market this year. But before you take a look, there’s something you should know.

If a move is on your radar for 2026, here’s the most important thing you need to understand upfront: there isn’t one housing market this year – there are many.

Experts agree 2026 is shaping up to be one of the most geographically split housing markets in years. Some areas are tilting in favor of sellers, while others are opening real doors for buyers. Who has the advantage depends almost entirely on where you are. Selma Hepp, Chief Economist at Cotality, puts it this way:

“Looking ahead to 2026, regional differences will remain pronounced, with demand favoring areas that offer both economic opportunity and relative affordability.”

To show just how divided the landscape is, here’s a look at where sellers are expected to have the upper hand, and where first-time buyers may finally find their opening this year.

Where Sellers Are Poised To Win Big in 2026

Zillow identified the following metros as some of the strongest seller markets for 2026, based on buyer demand, pricing momentum, and how quickly homes are expected to sell:

In markets like these, buyers are going to be competing for limited inventory, which gives sellers more leverage.

Homeowners in seller’s markets this year can expect:

• Stronger buyer interest

• Shorter time on market

• Better odds of selling close to (or above) asking price

That doesn’t mean every listing is guaranteed success. But it does mean sellers who prepare well and lean on an agent’s expertise should be very happy with their results in 2026.

Markets Where There’s More Opportunity for First-Time Buyers

On the flip side, here’s a look at where buyers have the power – in particular, first-time buyers, since they’ve had the hardest time breaking into the market lately. Realtor.com highlights the top metros where first-time buyers are expected to have better opportunities in 2026:

These markets stand out for a mix of:

• More affordable home prices

• Better housing availability

• Strong local amenities and economic health

For first-time buyers, that combination matters. It’s what could finally turn “someday” into “this could actually work.” In buyer’s markets, they should expect:

• Less intense competition

• More room to negotiate

• A clearer path to getting an offer accepted

What Matters More Than Any Top 10 List

Not seeing your city on the list? Don’t stress. This is just a national snapshot, not a judgment on your local market. The goal here is just to show you how different the market really is depending on where you are.

And remember, you can buy or sell no matter how your local market leans. You just need an agent’s help to figure out the right strategy to get it done. For example:

• A seller in a more buyer-friendly metro may need to be aggressive on their price and prep.

• A buyer in a seller-leaning area may still need to come prepared with their best offer.

To find out where your market falls and what you should expect, you’ll want the help of a local expert.

Bottom Line

The housing market in 2026 isn’t one-size-fits-all. It’s a year where local conditions matter more than ever.

Whether your market leans more buyer-friendly or seller-friendly, the right strategy can put you in a strong position. And that’s where a local expert comes in. Connect with a trusted real estate agent today.

Northwest Multiple Listing Service (NWMLS), the source for the most current, accurate market listing data in Washington state, today released its December 2025 Market Snapshot.

Market Recap

The housing market in December closely mirrored conditions seen in October and November, continuing a pattern of rising inventory and softening prices. Active listings increased 23% year over year, while prices declined by approximately 2% for the third consecutive month compared to the same period in 2024. Closed sales rose just 4% from December 2024, indicating that buyer activity has not kept pace with the increasing inventory.

“Although 30-year mortgage interest rates ended 2025 at their lowest point for the year (6.15%), buyers continued to face significant affordability constraints,” said Steven Bourassa, Director of the Washington Center for Real Estate Research at the University of Washington.

December 2025 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 23% year over year, with 11,718 active listings on the market at the end of December 2025, compared to 9,524 at the end of December 2024. Month over month, active inventory declined by 24.7% (3,839 listings), down from 15,557 in November 2025.
• Nearly all NWMLS counties experienced year-over-year inventory growth, with 19 of 27 counties posting double-digit increases. The counties with the largest increases were Jefferson (+55.7%), Ferry (+54.6%), Thurston (+54.4%), Clallam (+44%), Okanogan (+39.5%) and Walla Walla (+38%).

Closed Sales

• Closed sales increased 4.1% year over year, with 5,010 transactions in December 2025 compared to 4,812 in December 2024. Month over month, sales rose 2.9% from 4,870 in November 2025.
• Year-over-year closed sales increased in 21 of 27 counties, while five counties saw declines and one county (Kittitas) reported no change.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in December 2025 was $612,250, down 1.8% from December 2024 ($623,500). Month over month, the median price declined 2.8% from $630,000 in November 2025.
• The counties with the highest median sales prices were San Juan ($900,000), King ($808,500), and Snohomish ($730,000), while the lowest median prices were recorded in Columbia ($237,500), Okanogan ($300,000), and Pacific ($365,000).
• The total dollar value of closed sales in December 2025 was $3.43 billion for residential homes and $394.6 million for condominiums, for a combined total of $3.83 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in December:

• Keyboxes at listed properties were accessed 83,845 times in December 2025, a 1.4% increase from December 2024. Month over month, keybox activity declined 29.2% from 118,500 accesses in November 2025.
• The total number of property showings scheduled through NWMLS-provided software decreased 2.4% year-over-year, from 63,610 showings in December 2024 to 62,096 in December 2025. Month over month, showings declined 27.6% from 85,729 in November 2025.
• A total of 13,911 listings were eligible for the NWMLS Down Payment Resource program in December 2025, a 22.2% increase from December 2024. Overall, 76.9% of listings in the NWMLS database qualified for down payment assistance.

When you see a house that’s been sitting on the market for a while, the reaction is almost automatic. You start thinking:

• What’s wrong with it?

• Why hasn’t anyone bought it yet?

• Am I missing something?

That mindset made sense a few years ago. But in today’s market, you may actually miss out.

More Time on Market Isn’t Automatically a Concern Anymore

A few years ago, homes sold in just a matter of days. Sometimes, hours. Anything that lingered longer than that raised concerns. But that’s no longer the baseline.

Inventory has grown. Buyers have more choices. And homes are taking longer to sell across the board. Those are some of the reasons why the typical time it takes a home to sell has climbed this year:

And it’s not that 73 days is slow. That’s actually pretty normal for this time of year. It just feels slow because you heard so much about houses being snapped up in the buying frenzy a few years ago.

That shift alone explains a lot of what you’re seeing. It’s not necessarily that there’s anything wrong with the house itself. Although, let’s be honest, sometimes that is the case.

Most of the time today, a house that’s taking longer to sell simply means:

• There are a lot of homes for sale in that area

• The seller priced a little too high at first

• The home didn’t photograph as well online

• Buyers passed it over for flashier listings nearby

• The timing just wasn’t right when it first hit the market

None of those are necessarily deal-breakers.

What Buyers Often Get Wrong About These Listings

Because even though you may assume a house that hasn’t sold must have hidden issues, the reality is, that’s not always the case. And, if the house does have issues, it’ll show up quickly in your inspection.

That’s information you can use to negotiate. Not a reason to walk away automatically. And in many cases, that’s where buyers find the best deals.

The key is knowing which homes that have been sitting for a while are worth a second look – and which ones aren’t. That’s why working with a local agent makes a real difference. They’ll be able to look at disclosures and more to help you uncover hidden gems other buyers may overlook. 

Bottom Line

A home sitting on the market isn’t always a warning sign. Sometimes it’s an overlooked opportunity.

If you want help identifying which homes are worth a second look (and which ones to skip), talk to a local agent.

If you’re one of the thousands of homebuyers waiting for rates to fall, you should know it’s already happening. And they recently crossed an important milestone. Rates officially dipped their toes into the 5s – something that hasn’t happened in about 3 years.

This moment marked a critical threshold. Now, rates are sitting in the low 6% territory. And expert forecasts project they’ll hover near this range throughout the year.

Here’s why that’s so good for you.

Why Current Rates Are Such a Big Deal

A mortgage rate doesn’t just affect the interest you end up paying on your home loan. It shapes your entire buying experience.

When rates were up around 7% just one year ago, a lot of buyers felt priced out. Payments were higher. Budgets felt tighter. Affordability was a bigger challenge. That’s especially true for first-time homebuyers, who felt the biggest pinch.

But according to industry experts, that’s starting to change now that rates are slowly inching down. Let’s break down why.

Right now, borrowing costs are in their lowest range in almost 3 years. And that can change the type of home you can afford.

At 6% or below, you’ll see:

• Lower monthly payments. The payment on a $400k home loan is down over $300 compared to when rates were around 7%.
• More buying power, thanks to the extra breathing room in your budget.

In other words, you can now make a stronger offer, purchase in a different location, or buy a home that checks more of your boxes. And that feels like a big shift compared to when rates were at 7%.

This Opens the Door for 550,000 Buyers

To drive home just how much this helps potential homebuyers like you, consider this research from the National Association of Realtors (NAR). It shows that when mortgage rates sit around this level, millions more households can afford a home. When rates are at 6% or below:

• 5.5 million more households can afford the median-priced home
• And roughly 550,000 of those people will likely buy a home within 12 to 18 months

That’s not just speculation. That’s pent-up demand finally getting the green light they’ve been waiting for. You’ve got the chance right now to get ahead and buy before more people notice the game has just changed.

Because whether rates stay in the low 6s or dip back down into the upper 5s, the math is already working in your favor. And the difference from a low 6% to a high 5% isn’t as big as you may think. But the difference from 7% to 6%? That is very much a big deal, and it’s a number that’s already working in your favor.

An Important Call Out

Mortgage rates don’t operate in a vacuum. Home prices, local inventory, property taxes, home insurance, and your personal finances still matter.

And a rate in this territory doesn’t mean every home suddenly works for every buyer. That’s why getting pre-approved and running your numbers with a trusted lender is key.

Still, this rate environment puts more buyers in play than we’ve seen in years. So, if buying didn’t work for you before, it’s worth taking another look.

Bottom Line

Mortgage rates dropping to a 3-year low isn’t just a headline.

For many buyers, where rates are now could be the difference between watching from the sidelines and finally getting the keys to their next home.

If you’ve been waiting for a sign to re-run your numbers and see what’s possible now, this is it.

Connect with a lender to take a look at what today’s rates mean for your budget and your options.

**Seattle’s Eastside Real Estate Update 01-21-26**
Hosted by **Tony Meier**, Windermere Real Estate, **36 years experience**, **779 closed sales**

The Eastside market just delivered one of the most meaningful signals we have seen in months: **Months of Inventory dropped to 1.32**, a milestone level we have not seen in roughly a year. When MOI moves this quickly, it is often the market’s way of saying momentum is shifting, and strategy needs to shift with it.

Here is what this week’s data is telling us across Seattle’s Eastside.

### Interest Rates

Rates are **down 0.88% compared to a year ago**, now at **6.20%**.
Lower rates are not just helping affordability, they are changing buyer psychology. More buyers are deciding that waiting is riskier than acting.

### Active Listings

Active listings are **steady from last week** and **up 59% year over year**.
Inventory is still higher than last winter, but the week over week flattening matters. When supply stops building and demand rises, MOI can fall fast.

### Pending Sales

Pending sales are **up 61% from last week** and **up 64% from a year ago**.
This is the clearest sign that buyers are re-engaging. Even with more overall inventory than last year, the best homes are getting absorbed quickly.

### Months of Inventory

MOI dropped to **1.32**, down from **2.13 last week**, and **down 3% year over year**.
That is a major step toward a tighter market. The big question is whether this is a one week move or the start of a pattern. One week does not make a market, but it absolutely can mark a turning point.

### Closed Sales Price

The rolling 30 day median sold price is **$1,500,000**, **down 3% from last week** and **down 13% year over year**.
This tells us buyers are still value-focused and selective, while well-positioned homes continue to attract serious attention.

## For Sellers

This is where disciplined preparation pays off. A falling MOI is often the early stage of a tighter market, but buyers are still pricing sensitive. Homes that show better, feel move-in ready, and are priced with precision tend to separate quickly, even when headlines sound mixed. If this MOI milestone holds, early sellers may benefit from stronger competition before the spring crowd fully arrives.

## For Buyers

Lower rates are helping bring more buyers back, and MOI tightening is a sign that negotiating leverage can disappear quickly. The advantage right now comes from being ready, moving decisively on the right home, and using smart offer structure rather than simply paying more. If this trend continues, competition is likely to build.

## Communities Covered

Bellevue | Redmond | Kirkland | Woodinville | Sammamish | Issaquah | Bothell | Lake Washington | Lake Sammamish

## Expertise In

Eastside luxury listings
Strategic market positioning
Pricing and negotiation mastery
Buy and sell coordination
Real-time data insights

## Trusted Guidance for a Moving Market

When the market shifts this quickly, it rewards people who act with a plan, not guesswork. With **779 successful Eastside sales**, my focus is helping you interpret the data, anticipate the next move, and execute a strategy that protects your time and long-term outcomes.

If you want a pricing plan for selling, or an offer strategy for buying, reach out and I will help you map the best next step.

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere If you need assistance or know someone who does, give us a call at 425-466-1000!

Connect with us online at:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
Instagram: https://www.instagram.com/tonymeier.windermere
LinkedIn: https://www.linkedin.com/in/tonymeier/

Our mission: With 36 years of real estate expertise, we empower you to make confident decisions. We handle every detail as if you were family—offering personalized guidance, skilled negotiation, and unwavering support.

From the first conversation to long after closing, you can count on us for professionalism, insight, and results. If we can help you or your referrals, call today!

If you’ve seen headlines saying foreclosure activity has been climbing for 10 straight months, it’s easy to assume that’s a sign of trouble for the housing market. But when you look at the full picture, a few simple truths become clear:

• Today’s foreclosure numbers are in line with what’s considered normal
• High home equity is keeping most homeowners in a strong financial position
• None of the data points to a big wave of distressed sales that’ll crash the market

Foreclosure Filings Are Up 32%, But That Doesn’t Mean the Market’s in Trouble

If you peel the layers all the way back, what everyone is actually worried about is that we’re headed for a repeat of what happened in 2008. Back then, riskier lending practices and an oversupply of homes for sale brought home prices down and led to a significant increase in foreclosures. A lot of people felt the impact. But this isn’t the same situation.

Yes, ATTOM data shows foreclosure filings are up 32% year-over-year. And that increase is going to sound dramatic. But context matters, and it doesn’t mean we’re headed for another crash. And the numbers prove it. Take a look at where we were during the last crash (the red in the graph below). And where we are now (the blue):

Even with the uptick lately, we are still nowhere near crash levels – far from it. This isn’t a return to crisis levels. What it is, is a return to normal.

The graph below shows foreclosure filings going all the way back to early 2005. The lead up to, and the aftermath of, the crash is there in red. Those are the years when foreclosure filings went above the 1 million mark each year.

Now, look at the right side and scan back to the 2017–2019 range (the last truly normal years for housing). You’ll see we’re actually just starting to fall back in line with what’s typical for the market, even with the increase lately:

Rob Barber, CEO at ATTOM, explains it well:

“Foreclosure activity increased in 2025, reflecting a continued normalization of the housing market following several years of historically low levels . . . While filings, starts, and repossessions all rose compared to 2024, foreclosure activity remains well below pre-pandemic norms and a fraction of what we saw during the last housing crisis . . . today’s uptick is being driven more by market recalibration than widespread homeowner distress, with strong equity positions and more disciplined lending continuing to limit risk.”

The word “normalization” in that quote is extra important. While economic and financial pressures are putting a strain on some homeowners, this isn’t a flood of distressed homes. No matter what the headlines may have you believe, this isn’t a large-scale crisis.

Today’s increase isn’t a sign of trouble. It’s a return to normal.

Why This Isn’t a Repeat of 2008

Even though the last housing crash still shapes how a lot of people interpret today’s news, the reality is, this is a different market:

• Lending standards are stronger
• Borrowers are more qualified
• And homeowners have far more equity

And that equity piece is especially important. Over the last five years, home prices have risen significantly. For many people, their house is worth far more than they paid for it. That means most homeowners have a strong financial cushion to fall back on, if needed.

Basically, if someone faces hardship today, they often have the option to sell, and maybe even walk away with money in their pocket, instead of going through foreclosure. That’s a major contrast to 2008, when many homeowners owed more than their home was worth. 

Bottom Line

Foreclosure activity may be rising, but it’s still well within a normal range – and nowhere close to the danger zones of the past. But the headlines are doing more to terrify than clarify. And that’s exactly why having a trusted real estate expert you can call on is so important.

When you hear something in the news or see something on social about housing that worries you, reach out to a local agent. An expert will have the context needed to explain what’s really happening and how it impacts you (if at all). 

I’ve worked with Tony on buying two houses and selling one. I’ve also worked with Tony when looking at properties when we were browsing. Tony is an excellent agent. My partner describes him as our house doula, and it’s an excellent descriptor. His guidance through the home buying and selling process is invaluable and makes the whole stressful ordeal much easier. Tony and his team are data oriented and thorough when analyzing the market. Their estimates for sale and purchase prices were on point, and their discussion tactics with prospective buyers and sellers were highly effective. I’ve recommended Tony to all my local friends and look forward to working with him again when we are looking at purchasing our next home.

P.S. His team was also kind enough to deliver a package that was mis-delivered to our previous home over a month after closing. Thank you!!

Jan & Lauren Smrcina, Buyers & Sellers

Thanks to Tony Meier & Team, we found our dream property in a great location! Then, with Tony’s experience in getting a house ready for sale and creating an attractive listing, we were able to prep and sell our previous home in a difficult market for a good price all within a few months! Tony’s communicative team made buying and selling easy, thanks again Team Tony!

Adam & Julia Young, Buyers & Sellers

We had a fantastic experience working with Tony to sell our home. From the very beginning, Tony was incredibly friendly, professional, and genuinely interested in understanding our specific goals and needs. He took the time to get to know what mattered most to us, and tailored his strategy to make sure the sale worked in our best interest. Tony’s data-driven approach and up-to-date knowledge of market trends were invaluable. His detailed analysis helped us choose the best time to list, which ultimately led to a successful sale. Throughout the entire process, he was always available to answer questions and provided consistent, timely updates that kept us fully informed and confident every step of the way. What really sets Tony apart is his dedication and the personal connection he builds. By the end of the process, we didn’t just have a great broker—we made a great friend. We wholeheartedly recommend Tony to anyone looking to sell or buy property in the most informed, smooth, and efficient way possible.

Amir Davoodi and Nasim Milani, Sellers

Tony is a consummate professional. If you want to sell your house quickly and at the maximum price, he is the broker to choose. We trusted his decades of experience on the Eastside market and that is why we became repeat clients 27 years after he sold our first house. Tony really understands buyers’ preferences in this area, and he uses that knowledge to offer guidance on preparing your home for sale. His marketing plan is top notch, and he really showcased our home’s best features. We had a constant stream of showings and he generated tons of interest in the listing. I believe it was this extra work that helped us sell for way over asking price. His advice as to market timing was also spot on and helped us avoid a period of economic uncertainty that came up suddenly. Helping discern the best choice out of multiple offers is also where he excels. Tony has a great team who make the process streamlined and easy. Their system is efficient and geared toward making it transparent with frequent updates. Thank you, Tony and team!

Tina and Tony Monsaas, Sellers

We had the pleasure of working with Tony and his team to sell our home in English Hill, and we couldn’t be more satisfied with the experience. Tony is extremely knowledgeable and has a deep understanding of the local market. His insights and accurate forecasting helped us position the home effectively, leading to a timely sale at a price we were very happy with. Throughout the process, Tony stayed on top of every detail—he followed up regularly, ensured we stayed on schedule with all key milestones, and kept communication clear and consistent. He also connected us with resources every step of the way from handyman to cleaning crews to prepare our house for the market timely and in good quality. His professionalism gave us confidence every step of the way. We were also relocating to another state, and Tony went above and beyond by connecting us with helpful resources so that we can kick start our transition.

Yuan Ping and Jenny Zhang, Sellers

I can hardly think of more demanding customers than the two of us, but Tony rose up to the challenge! Our collaboration started many months before listing our home, as he explained to us how the housing market works in our area and how we should prepare. We discussed the best ways to invest in meaningful updates that prospective buyers would appreciate, making the best of our budget and creating a win-win for buyer and seller. He gave us advice every step of the way, backing up his recommendations with hard data he’s been collecting for years, as well as great examples from his long experience in our area. Our decision to go with Tony as our agent proved to be even more important in the fast-changing environment of this year’s turbulent and unpredictable market. He helped us turn a stressful situation into a success and we can recommend him wholeheartedly.

Nicholaus and Clairie Molfetas, Sellers

Steve and Sheila Couey, Sellers

Tony Meier has represented us as both a buyer and a seller in English Hill this year. As we were looking to upsize our home, we had the privilege of several conversations with Tony who was ever patient, informative and ready to help. As a buyer’s agent, Tony was with us the whole year, helping us refine our needs, visiting houses of interest, passing or making offers and then refining our approach further. He found us our current home that we love, in the neighborhood we love. His knowledge of English Hill is unsurpassed, as we noticed when our appraisal had comparable houses all of which he had either helped sell or buy, sometimes more than once. When it came to selling our house, we left it all to Tony, following his expertise on each and every matter, and the house was perfectly ready on time when we went to market. Then, as is a Tony staple, the house sold over asking price, in under a week, and closed on time, all with no effort or stress on our part. Tony’s greatest assets are his passion for his work, his decades of experience, his complete attention to his clients, his honesty and integrity. He always made us feel like valued clients every step of the way. We would recommend him anytime, no reservations at all. Thanks for all your hard work, Tony and for the successful outcomes!

Anandhi Ramesh & Govind Jeyaram, Buyer & Seller

For over 20 years, Tony, Wendi, and Rachel have been our trusted friends and neighbors—but when health circumstances required us to sell our home of 31 years, we chose them not just because of our friendship, but because they are truly the best at what they do. From the moment we reached out, their professionalism, expertise, and compassion were evident. They guided us seamlessly through every step—expertly preparing, staging, and marketing the home to maximize impact. The results spoke for themselves: within the first weekend on the market, we received 7 strong offers and accepted a no-contingency offer 21% over asking—setting a new record price for a split-level home on English Hill! What could have been an overwhelming experience was made smooth, efficient, and even uplifting thanks to Tony and his team. We couldn’t be more grateful—and we recommend them without reservation to anyone looking for trusted real estate professionals who deliver exceptional results with heart.

Ron Roberts & Sheila Lempka, Sellers

I had the pleasure of working with Tony Meier to sell my English Hill home. Tony took the time to understand my goals and preferences, and was flexible when my situation changed. Tony is on top of the local real estate market and identified the optimal time for me to sell. Tony communicated exceptionally well. He was always available to answer my questions, no matter how small, and provided clear, concise updates that kept me informed every step of the way. His responsiveness and transparency was truly reassuring. One of the standout aspects of working with Tony was his excellent recommendations for services to get my house market-ready. He connected me with top-notch professionals for staging, updates, and moving services. These recommendations were invaluable and contributed to the successful sale of my property. Overall, working with Tony was an absolute pleasure. His dedication, expertise, and genuine care for his clients is unmatched. I highly recommend Tony to anyone looking to sell a home. He made the experience as easy as possible, and for that, I am incredibly grateful.

Linda Thompson, Seller

Thank you so much for all your help and support in the home buying process. Your care, kindness and commitment made the whole process so smooth. Feeling very grateful and loved!

Maddie Iem, Buyer

Thank you for the team ! “Excellent reputation in the real estate business, reliability and expertise ensured a smooth home process, and we’re beyond grateful for their help.” Tony is a true professional!

Annick Vogt, Seller

Planning to sell this spring? While you may be tempted to hold off until the first blooms or the spring showers hit, that’s actually waiting too long to get started by today’s standards.

Buyers have more options than they did a few years ago. So, it’s worth it to tackle repairs now and make sure your house is set up to stand out. Because you don’t want to be caught scrambling right before the spring rush. Or, running out of time to do the work your house really needs. 

The key is focusing on updates that actually matter. And that’s exactly where return-on-investment (ROI) data comes in handy.

Which Projects Tend to Pay Off?

Every year, Zonda looks at which home improvements deliver the most bang for the buck when you go to sell the home. And the results can be a little surprising.

The green in the chart below shows the updates where sellers have the biggest potential to add value based on that research:

While there’s a wide range of projects represented in this data, the cool part is, some of the top winners aren’t big to-do’s. They’re just swapping out doors.

Small Updates, Big Visual Impact

This goes to show little projects can have a big impact. So, you don’t have to spend a fortune. And you don’t need to tackle everything on this list. But in today’s market, doing nothing can work against you.

Now that buyers have more homes to choose from, a lot of them are going to opt for what’s move-in ready.

The best advice? Focus on what your house needs, whether it’s listed here or not – like the repairs you’ve been putting off. A front door or shutters in need of a little TLC. Piles of leaves in the yard. Scuffed up paint where your kids play inside. Those details matter too.

Mallory Slesser, Interior designer and Home Stager, explains it to the National Association of Realtors (NAR) this way:

“If you’re looking for affordable updates that pack a punch, dollar for dollar, I would say painting; changing out light fixtures; changing out hardware; maybe new draperies or window treatments. Those are all cost-effective ways to make a big statement. It really changes the space.”

These seemingly small things help buyers focus on the home itself – not the work they think they’ll have to do after moving in. And that’s paying off for other sellers. Buyers are often willing to spend more on homes that feel well cared for, updated, and move-in ready.

This Chart Is a Starting Point, Not a Strategy

Here’s the important thing to remember. National data like this is a guideline. Buyer preferences are going to vary by location, price point, and even neighborhood. That means a project that boosts value in one area might be unnecessary (or even overkill) in yours.

That’s why the first step should always be to talk with a local real estate professional before you start.

An experienced agent can help you answer questions like:

• Which updates do buyers in your market expect?
• What can you skip without hurting your sale?
• Where will a small investment make the biggest difference?
• Is it better to update, or sell as-is?

That guidance helps you avoid over-improving and under-preparing.

Bottom Line

If you’re looking to sell this spring, you still have time to make updates that help your home stand out – without taking on a full renovation.

If you’re not sure where to start, talk to a local about what makes sense for your house. A quick conversation can help you prioritize the updates that’ll pack the biggest punch.

What’s one upgrade you’ve been thinking about – and wondering if it’s worth it?

It’s hard to scroll online lately without seeing some version of this claim:

“Big investors are buying up all the homes.”

And honestly, if you’re a homebuyer who’s lost out on a few offers, that idea probably sounds believable. When homes are expensive and competition is tight, it’s easy to assume giant companies are scooping everything up behind the scenes.

But here’s the thing: what people assume is happening and what the data actually shows aren’t always the same.

Let’s look at what’s really happening with large institutional investors in today’s housing market – because the numbers tell a much different story than the headlines.

The Number Most People Won’t See Online

Let’s start with the most important stat. According to John Burns Research & Consulting (JBREC), large institutional investors – those that own 100 or more homes – made up just 1.2% of all home purchases in Q3 of 2025 (see graph below):

That’s it. Out of every 100 homes sold, only about 1 went to a large institutional investor.

And here’s an important point that often gets missed: that level of investor activity is very much in line with historical norms. It’s not unusually high, and it’s actually well below the recent peak of 3.1% back in 2022 – which itself was still a small share of the overall market.

So, while it can feel like big investors are everywhere, nationally, they’re a very small part of overall home sales.

Why Investor Activity Gets So Much Attention

There are two main reasons this topic gets so much attention:

1. Investor activity isn’t spread evenly.Investors are more active in certain markets, which can make competition feel intense for homebuyers in those areas. As Lance Lambert, Co-Founder of ResiClub, explains:“On a national level, “large investors”—those owning at least 100 single-family homes—only own around 1% of total single-family housing stock. That said, in a handful of regional housing markets, institutional and large single-family landlords have a much larger presence.”
2. Investor is a broad term.Part of what makes the share of purchases bought by investors sound so big is because many headlines lump large Wall Street institutions together with small, local investors (like your neighbor who owns one or two rental homes). But those are very different buyers.In reality, most investors are small, local owners, not massive corporations. And when all investors get grouped together in the headlines as a single stat, it inflates the number and makes it seem like big institutions are dominating the market (even though they’re not).

Yes, big investors exist. Yes, they buy homes. But nationally, they’re responsible for a very small share of total purchases – far smaller than most people assume.

The bigger challenges around affordability have much more to do with supply, demand, and years of underbuilding than with large institutions competing against everyday buyers.

That’s why it’s so important to separate noise from reality, especially if you’re trying to decide if now is the right time to move.

Bottom Line

If you want to talk through what investor activity actually looks like in our local market, and how it impacts your options (or doesn’t), connect with a local real estate agent.

Sometimes a little context makes all the difference.