Tony Meier | Windermere Real Estate | 37 Years Experience | 800 Closed Eastside Sales

For the first time since mid-July, the weekly zigzag broke, and it broke at a point in the calendar when demand usually fades. Pending sales rose a second consecutive week to 117 and turned positive year over year at 4.5%. Closed sales came in 26.5% above last year, the strongest closing week of the summer. MOI eased a second straight week to 3.73. Active listings held flat at 1,898, a fourth consecutive week below the July 29 high. Rates ticked back up to 6.75%. The firming is modest, but its timing is what makes it worth attention, because the seasonal script from here calls for demand to flatten and selection to shrink into winter.

Interest Rates — 6.75% | ↑ Up 3 bp from last week’s 6.72% | ↑ Up 0.23% year over year

Rates ticked up to 6.75% this week, up 3 basis points from last week, ending three consecutive weeks of easing. Rates remain 0.23% above the comparable week in 2025, the fifth consecutive week above year-ago levels. The pre-conflict baseline of 5.99% sits 0.76 points below where rates are today. On a $1.5M home, this week’s rate represents roughly $760 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,898 | ↑ Up 0.1% from last week | ↑ Up 43.9% year over year

Active listings held essentially flat at 1,898 this week, up 0.1% from last week and a fourth consecutive week below the July 29 high of 1,923. A month past the high, the peak case is close to settled, and it matters for what comes next: in the historical pattern, once the July top is in, active listings decline through fall and reach their winter low around the holidays. Selection from here typically only shrinks. One number needs careful reading: the year-over-year gap widened to 43.9%, the largest of 2026, but not because this year’s count is growing. Last year’s count was falling faster at this point than this year’s has so far. Both years are past peak; 2026 is simply carrying more inventory into fall.

Pending Sales — 117 | ↑ Up 6.4% from last week | ↑ Up 4.5% year over year

Pending sales rose to 117 this week, up 6.4% from last week’s 110 and up 4.5% from the 112 recorded during the comparable week in 2025. It is the second consecutive weekly increase, the first back-to-back gains since mid-July, and a positive year-over-year reading on a clean calendar week. Here is the context that frames it: over the past five years, September pending has come in flat to lower than late August in most years, and October lower still in four of the five. Demand rising now, at the point the calendar usually turns it down, is the more meaningful version of this signal. Closed sales add support: 105 this week, up 26.5% from the 83 recorded during the comparable week in 2025, the best year-over-year closing comparison of the summer.

Months of Inventory — 3.73 | ↓ Down 5.9% from last week’s 3.97 | ↑ Up 37.3% year over year

MOI eased to 3.73 this week, down 5.9% from last week’s 3.97 and 37.3% above the 2.72 recorded during the comparable week in 2025. This is the second consecutive weekly decline, and the trailing five-week average sits at 3.95. Looking ahead, MOI becomes a race between two lines: inventory declines through autumn while demand typically flattens then eases. In each of the past five years, September MOI held essentially level with late August; the later-fall direction has varied year to year with the balance of those two forces. The market enters that stretch from upper balanced territory, right below the buyer-favored line it has tested five times this year without holding.

Median Sold Price (Rolling 30-Day) — $1,560,000 | → Flat from last week | ↓ Down 0.2% year over year

The 30-day median held at $1,560,000 this week, unchanged from last week and 0.2% below the $1,563,718 recorded at this same point in 2025. The headline median has converged with last year, and as we detailed two weeks ago, per-square-foot values continue to run about 5% softer, with larger homes doing more of the transacting. Flat is the honest one-word summary of Eastside pricing heading into fall.

The Big Picture — What This All Means

The seasonal map from here is well established: inventory declines from its July peak through the holidays, demand flattens through September and eases in October, and the market gradually narrows until the spring reset. What this week’s data shows is the Eastside entering that stretch with demand firming rather than fading, closings accelerating, and MOI drifting toward balance. That combination does not guarantee a strong fall, and this summer punished every extrapolation from short trends. But the setup is different from what the raw MOI number implies. A buyer-leaning market on paper is entering the season when its defining feature, abundant selection, historically erodes week by week. Whichever side of a transaction you are on, the next eight to ten weeks are the window in which this year’s unusual inventory advantage gradually normalizes.

For Sellers

Sellers, the calendar is turning in your favor for the first time this year. Your competition peaked a month ago and historically declines from here through winter, while this week showed demand firming at a moment it usually fades. If you are planning a fall listing, the window between Labor Day and mid-October is historically the best remaining stretch of the year, before demand eases and the holiday slowdown arrives. The pricing bar has not moved: values are flat at the headline and softer per square foot, and buyers still have 43.9% more choices than a year ago. But a well-priced, well-presented home is entering an improving competitive environment for the first time since spring.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers, this is the moment to be honest about the calendar. The selection advantage you hold today, 43.9% more inventory than last year, is at or near its high-water mark for this cycle. History says active listings decline from here through winter, and this week showed demand firming while your competition for homes ticked up. None of that erases your leverage: MOI at 3.73 remains upper balanced, most listings face limited competition, and per-square-foot values sit below last year. But the trade you are weighing is no longer leverage versus more selection later. It is leverage now versus less selection later. If the right home is on the market today, the data argues for acting rather than waiting. Keep your qualification current at 6.75%.

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

Tony Meier | Windermere Real Estate | 37 Years Experience | 800 Closed Eastside Sales

The summer is settling, and the data is starting to answer the questions we have been tracking for weeks. Active listings slipped to 1,897, the third consecutive week below the July 29 high of 1,923. The seasonal peak is looking more and more like it is in. Pending sales edged up to 110, a modest move by this summer’s standards. MOI settled at 3.97, a hair below the buyer-favored threshold after crossing it last week. Rates eased for the third straight week to 6.72%. And the 30-day median pulled back to $1,560,000, slipping 0.6% below last year, consistent with the per-square-foot softness we flagged last week.

Interest Rates — 6.72% | ↓ Down 2 bp from last week’s 6.74% | ↑ Up 0.12% year over year

Rates eased to 6.72% this week, down 2 basis points from last week and the third consecutive weekly decline from the 6.78% high set July 29. Rates remain 0.12% above the comparable week in 2025, the fourth consecutive week above year-ago levels. The pre-conflict baseline of 5.99% sits 0.73 points below where rates are today. On a $1.5M home, this week’s rate represents roughly $730 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,897 | ↓ Down 0.4% from last week | ↑ Up 39.8% year over year

Active listings slipped to 1,897 this week, down 0.4% from last week’s 1,905 and the third consecutive week below the July 29 reading of 1,923. Three straight weeks under the high is the strongest evidence yet that the 2026 inventory peak is in, and it landed exactly where 20 years of Eastside data said it would: late July. Year over year, inventory sits 39.8% above the 1,357 recorded during the comparable week in 2025, the widest gap of the year. That is the tension for the weeks ahead: the count is starting to ease, but from a level far above anything buyers saw last year.

Pending Sales — 110 | ↑ Up 4.8% from last week | ↓ Down 12.7% year over year

Pending sales edged up to 110 this week, up 4.8% from last week’s 105 and down 12.7% from the 126 recorded during the comparable week in 2025. The direction reversed again, but the move was small by this summer’s standards. The trailing five-week average sits at 112, and the year-over-year gap of 12.7% is right in the 10 to 15 percent band that has defined demand since June. Buyers remain active but with more options than at any point in years, and they are using that leverage to take their time.

Months of Inventory — 3.97 | ↓ Down 4.9% from last week’s 4.17 | ↑ Up 59.6% year over year

MOI settled at 3.97 this week, down 4.9% from last week’s 4.17 and 59.6% above the 2.49 recorded during the comparable week in 2025. That is three hundredths of a point below the buyer-favored threshold. MOI has now crossed above 4 five times this year and pulled back each time, and the market has yet to hold above 4 for two consecutive weeks. The trailing five-week average is 3.91. The picture has not changed: the Eastside is oscillating along the boundary between balanced and buyer-favored, and this week it sits right on the line.

Median Sold Price (Rolling 30-Day) — $1,560,000 | ↓ Down 2.3% from last week | ↓ Down 0.6% year over year

The 30-day median pulled back to $1,560,000 this week, down 2.3% from last week and 0.6% below the $1,570,000 recorded at this same point in 2025. Last week we showed that the median’s recent gains reflected larger homes selling rather than rising values, with price per square foot down about 5% year over year. This week’s dip is consistent with that read. The headline median has now swung between positive and negative year-over-year readings four times since late July, which is itself a signal that it is being driven by mix rather than a value trend. Closed sales came in at 105, down 8.7% year over year from the 115 recorded during the comparable week in 2025.

The Big Picture — What This All Means

The defining stories of the summer are beginning to resolve. The inventory peak is very likely in, with active listings down three consecutive weeks from the July 29 high, right on the historical schedule. Demand has settled into a consistent band 10 to 15 percent below last year. Rates have eased modestly for three weeks but remain above year-ago levels. MOI is sitting on the boundary between balanced and buyer-favored. And pricing, when you look past the headline median to what homes are actually trading for per square foot, is softer than a year ago. Put together, this is a market that has found its late-summer shape: more inventory than buyers have seen in years, buyers who are active but unhurried, and values that reward accurate pricing and punish optimism. The next several weeks will show whether the fall market brings any firming in demand as the inventory count continues to ease.

For Sellers

Sellers, the inventory peak appears to be behind us, and that is the first structural positive in months. Every week active listings decline from here, your competition thins. But do not mistake that for a turn in values. The median slipped below last year this week, and on a per-square-foot basis the market remains roughly 5% softer than a year ago. Buyers have 39.8% more homes to choose from than last year and pending is down 12.7%, so the ones who are active can afford to be selective. Homes priced to current comparable sales, presented well, are still selling. Homes priced to last year’s numbers are the ones accumulating days on market.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers, the leverage remains yours, but the selection window has very likely started to close. Active listings have declined three straight weeks from the July 29 high, and the historical pattern says the count keeps easing through fall and winter. Selection is still near its 2026 high, so this is not a reason to rush, but it is a reason to move from browsing to deciding if you have been waiting for maximum choice. Rates at 6.72% have eased slightly for three weeks, pending at 110 means limited competition on most properties, and values on a per-square-foot basis remain below last year. Confirm your qualification at current rates and be ready to act when the right home appears.

If we can help you think through what this means for your move, we are here.

Tony Meier & Team — Windermere Real Estate / NE, Kirkland, WA

“Easy sales agent Tony Meier made for a smooth transaction. He helped with setting up Escrow account as well.”

Natalie Stien & George Miller

Sellers, Redmond

“Tony and his team were fantastic! In a softening market, he was prompt in following up quickly with agents who toured through the property to understand what concerns they had and was honest in advising us as to what we could do to make our home more attractive to buyers throughout this process. I honestly believe that without his insight and follow through, our home would have been on the market so much longer or we would’ve had to sell it for much less than our asking price.”

Ivy and Derek Taylor

Sellers, Lake Stevens

The zigzag pattern that has defined this summer is now unmistakable. For the sixth consecutive week, pending sales reversed direction, falling to 105 after last week’s rebound to 120. MOI crossed above 4 for the fifth time this year, landing at 4.17. Active listings rose to 1,905 but stayed below the July 29 high of 1,923, leaving the peak question open. And the 30-day median at $1,597,495 is up 2.7% year over year, the widest positive gap of 2026. The market keeps alternating weeks, but the price story underneath deserves a closer look than the median alone provides.

Interest Rates — 6.74%

↓ Down 1 bp from last week’s 6.75%  |  ↑ Up 0.16% year over year
Rates held essentially flat at 6.74% this week, down 1 basis point from last week. Rates remain 0.16% above the comparable week in 2025, the third consecutive week above year-ago levels. The pre-conflict baseline of 5.99% sits 0.75 points below where rates are today. On a $1.5M home, this week’s rate represents roughly $750 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,905

↑ Up 1.2% from last week  |  ↑ Up 38.6% year over year
Active listings rose to 1,905 this week, up 1.2% from last week’s 1,883 but still below the July 29 reading of 1,923. The peak question remains open. Last week’s decline suggested the seasonal top had arrived; this week’s partial rebound complicates that read without resolving it. What we can say: 1,923 on July 29 still stands as the 2026 high, and the past two weeks have both come in below it. Year over year, inventory sits 38.6% above the 1,374 recorded during the comparable week in 2025, the widest gap of the year. Whether the peak is in will likely be settled in the next two weeks.

Pending Sales — 105

↓ Down 12.5% from last week  |  ↓ Down 16.7% year over year
Pending sales fell to 105 this week, down 12.5% from last week’s 120 and down 16.7% from the 126 recorded during the comparable week in 2025. The zigzag is now the defining feature of summer demand: 137, 72, 120, 121, 104, 120, 105 over the past seven weeks. No two consecutive weeks have moved in the same direction since June. The trailing five-week average of 114 is the steadier signal, and it describes a demand level running 10 to 15 percent below last year. Buyers are engaging selectively, transacting in bursts, and pulling back between them.

Months of Inventory — 4.17

↑ Up 15.6% from last week’s 3.61  |  ↑ Up 65.8% year over year
MOI crossed above 4 again this week, landing at 4.17, up 15.6% from last week and 65.8% above the 2.52 recorded during the comparable week in 2025. This is the fifth reading above 4 this year and the fourth since June 24. Each crossing so far has been followed by a pullback, and the market has yet to hold above 4 for consecutive weeks. The five weeks since the July 4 distortion average 3.83, upper balanced territory. The honest description remains what we said last week: this market is oscillating around the boundary between balanced and buyer-favored, tipping over in soft demand weeks and pulling back in stronger ones.

Median Sold Price (Rolling 30-Day) — $1,597,495

↑ Up 1.6% from last week  |  ↑ Up 2.7% year over year
The 30-day median rose to $1,597,495 this week, up 1.6% from last week and up 2.7% from the $1,555,000 recorded at this same point in 2025. But the median alone is telling a misleading story this summer, and the appraisal-level data reveals why. The homes selling today are meaningfully larger than a year ago: the median sold home is 2,751 square feet versus 2,550 square feet in the comparable window last year, a 7.9% increase in size. Price per square foot tells the like-for-like story: roughly $581 today versus $612 a year ago, down about 5%. The median is up because the mix of what is selling has shifted toward larger homes, not because values are rising. Supporting that read: average sold price actually declined 1.8% year over year, closed transactions in the 30-day window are down 18%, median days on market stretched from 13 to 15, and homes selling in their first 30 days are now closing at 98.9% of list versus 100% a year ago. Closed sales this week came in at 80, down 26.6% from the 109 recorded during the comparable week in 2025.

The Big Picture — What This All Means

Step back from the weekly zigzag and the summer has settled into a clearer, and more sobering, shape than the headline median suggests. Demand oscillates week to week but averages 10 to 15 percent below last year. Inventory is 38.6% above last year. MOI keeps testing the buyer-favored threshold. And the price story requires honesty: the median is up 2.7% year over year, but that reflects larger homes selling, not rising values. On a per-square-foot basis, the market is down roughly 5% from a year ago. Buyers today are paying about 2% more than last year’s buyers but getting nearly 8% more house. That is what a buyer-leaning market actually looks like in the transaction data: values easing on a like-for-like basis, masked at the headline level by a shift in what sells. August’s remaining weeks will answer whether the inventory peak is in and whether demand firms into fall.

For Sellers

Sellers, this week’s data carries a caution: do not price off the headline median. The median is up 2.7% year over year, but that is because larger homes are selling, not because values rose. On a per-square-foot basis, the market is down roughly 5% from last year, average sale prices declined, days on market stretched, and homes are closing just under list rather than at or above it. Pricing to last year’s comparable sales, or to the headline median trend, is how listings end up sitting in a market where pending is down 16.7% year over year. The sellers succeeding in this environment are pricing to current per-square-foot reality and presenting well enough to compete against 38.6% more inventory. Done right, homes are still selling in a median of 15 days.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers, this week’s data quantifies your position better than any headline: on a like-for-like basis, you are paying about 5% less per square foot than buyers a year ago, and the typical purchase is nearly 8% more house for only 2% more money. MOI back above 4, selection near its 2026 high, sellers conceding on list price for the first time in years, and negotiating time that has stretched from 13 to 15 median days on market. Two cautions remain. Selection may have peaked, with active listings holding below the July 29 high for two weeks. And rates at 6.74% are the real constraint on affordability, so stress-testing your qualification remains the essential first step. But the value story has turned in your favor, and the transaction data now proves it.

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

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

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This month’s headline is definitive: **the Eastside has crossed into buyer-favored territory for the first time in 15 years**. Months of Inventory hit **4.0 in July**, the technical threshold where buyers hold the leverage, a level not seen since December 2011. Seattle and Snohomish County are both at their highest July MOI readings since 2011 as well, marking the fourth consecutive month of 15-year MOI highs across all three markets. The shift is no longer emerging. It has arrived.

### The Big Three This Month

**Interest Rates**
At **6.77% today**, rates are essentially flat year over year (**up 0.05% from July 2025’s 6.72%**) but have **climbed 0.23% from last month’s 6.54%**, the second consecutive monthly jump of this size. Rate volatility is now the tightest constraint on buyer purchasing power.

**Months of Inventory (MOI)**
July 2026 MOI marks the **fourth consecutive month of 15-year highs** across all three markets, and the Eastside crossed into buyer-favored territory (4.0+ MOI) for the first time since 2011.
• **Eastside:** **4.0 MOI** (10-year Jul avg **1.3** | Jul 2025 **2.4**), buyer favored
• **Seattle:** **2.9 MOI** (10-year Jul avg **1.1** | Jul 2025 **2.1**), deep balanced
• **Snohomish County:** **2.8 MOI** (10-year Jul avg **1.0** | Jul 2025 **2.0**), deep balanced

**Median Sales Price, Year over Year**
• **Eastside:** **−0.32%** (essentially flat, moderating from May’s −7.56%)
• **Seattle:** **−1.04%**
• **Snohomish County:** **−5.93%**
Eastside prices have stabilized despite the leverage shift, a resilience worth noting. Snohomish continues to see the deepest YoY correction.

### What this means on the ground

For sellers, this is a categorical change, not a cyclical one. In a buyer-favored market, buyers can afford to wait, compare, and negotiate. The homes that transact are priced to today’s comps, prepared to a higher standard than competing inventory, and offered with terms that reduce friction (rate buydowns, credits, flexible closings). What worked in a seller’s market does not work here. Precision and preparation determine outcomes.

For buyers, this is the market you have been waiting on for a decade and a half. Four full months of Eastside inventory means real time to evaluate, real negotiating leverage on price and terms, and the ability to include contingencies without losing homes. Rates are the moving variable, so get fully underwritten now and use the leverage while it is here.

Seasonally, MOI typically holds or rises through September before easing into winter, so the buyer window should remain open through fall. Rates are the wildcard.

### What Tony covers beyond the data

**Home preparation that wins in a buyer-favored market:** targeted updates, staging, inspection planning, and disciplined pricing to separate 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

### This Month’s Recommendations

**Sellers:** At 4.0 months of inventory, the Eastside is buyer-favored for the first time since 2011, and buyers have real choice. With rates in the mid 6% range, demand is price sensitive. Homes priced to current comps and shown in top condition still sell fast and command strong terms.

**Buyers:** Eastside selection is the widest for any July since 2011, and Snohomish prices have eased about six percent in a year. Confirm your approval, then negotiate with confidence on price, credits, and terms while four full months of inventory keep the leverage on your side.

Have questions while navigating your real estate journey? Tony Meier & Team – Windermere Call us at 425-466-1000

Connect with us online:
Web: http://www.eastsidehomes.com
Facebook: https://www.facebook.com/tmeier
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Our mission: With 37 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.

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 798 Closed Eastside Sales

The whiplash continues, and this week it swings back the other way. Pending sales rebounded to 120, up 15.4% from last week and up 10.1% year over year, only the second positive year-over-year pending reading since February. MOI pulled back to 3.61, returning to balanced territory one week after crossing above 4. Rates eased off their 2026 high to 6.75%. And the data point with the longest shadow: active listings fell 2.1% to 1,883, the first clean, non-holiday decline of the year. If that holds, July 29 at 1,923 may have been the 2026 inventory peak, right on schedule with the 20-year historical pattern.

Interest Rates — 6.75% | ↓ Down 3 bp from last week’s 6.78% | ↑ Up 0.17% year over year

Rates eased to 6.75% this week, down 3 basis points from last week’s 2026 high. Rates remain 0.17% above the comparable week in 2025, the second consecutive week of rates above year-ago levels. The pre-conflict baseline of 5.99% sits 0.76 points below where rates are today. On a $1.5M home, this week’s rate represents roughly $760 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,883 | ↓ Down 2.1% from last week | ↑ Up 37.5% year over year

Active listings fell to 1,883 this week, down 2.1% from last week’s 1,923. This is the data point with the longest shadow in this update. It is the first non-holiday weekly decline in active listings all year. The only prior decline, in the July 4 week, was calendar-driven. This one is not. Historically, active listings peak in July in 8 of the last 20 years, and last week’s 1,923 landed squarely in that window. One week does not confirm a peak, and year over year inventory remains 37.5% above the 1,369 recorded during the comparable week in 2025. But if the pattern holds, selection has just started its seasonal decline, and the widest choice of 2026 is now behind us.

Pending Sales — 120 | ↑ Up 15.4% from last week | ↑ Up 10.1% year over year

Pending sales rebounded to 120 this week, up 15.4% from last week’s 104 and up 10.1% from the 109 recorded during the comparable week in 2025. This is only the second positive year-over-year pending reading since February, and it arrives one week after the steepest clean decline of the summer. The trailing five-week average sits at 107. The week-to-week volatility that has defined this summer continues: 104, 120, and before that 121, 120, 72, 137. Read as a whole, demand is oscillating in a band rather than trending in one direction, and this week’s reading lands at the top of that band.

Months of Inventory — 3.61 | ↓ Down 15.1% from last week’s 4.25 | ↑ Up 24.5% year over year

MOI pulled back to 3.61 this week, down 15.1% from last week and 24.5% above the 2.90 recorded during the comparable week in 2025. One week after crossing the buyer-favored threshold, the market is back in balanced territory. A note of honesty about the trailing average we cited last week: the five-week average now reads 4.15, but that figure still carries the holiday-distorted 5.78 from the July 4 week. Setting that outlier aside, the four clean weeks since average 3.75, solidly in upper balanced territory. The most accurate description of this market is that it is oscillating around the boundary between balanced and buyer-favored, crossing it in weak demand weeks and pulling back in stronger ones.

Median Sold Price (Rolling 30-Day) — $1,572,500 | ↓ Down 1.7% from last week | ↓ Down 0.3% year over year

The 30-day median came in at $1,572,500, down 1.7% from last week and essentially flat at 0.3% below the $1,577,500 recorded at this same point in 2025. Last week’s positive year-over-year reading did not hold, but the near-zero gap continues the story of price resilience. Closed sales came in at 97, down 12.6% year over year from the 111 recorded during the comparable week in 2025.

The Big Picture — What This All Means

Two storylines are converging as summer enters its final stretch. The first is the possible inventory peak. The first clean weekly decline in active listings, landing exactly in the historical July peak window, suggests the selection high-water mark of 2026 may now be behind us. The next two weeks will confirm or reject that. The second is the demand oscillation. Pending has now swung between 72 and 137 over six weeks, and this week’s 120 with a positive year-over-year comparison shows real buyers are still engaging whenever conditions align. Prices, meanwhile, refuse to break: the median is within a fraction of a percent of last year. Put together, this is a market in late-summer equilibrium: elevated inventory that may have peaked, demand that is choppy but present, rates near their high, and prices holding. The question for August is which of these breaks first.

For Sellers

The possible inventory peak changes the competitive math in your favor for the first time in months. If July 29 proves to be the top, every week from here forward means fewer competing listings, and the historical pattern says that decline continues through winter. Demand remains present, as this week’s positive year-over-year pending reading shows, and prices are holding within a fraction of a percent of last year. Pricing discipline still decides who transacts: the buyers who are active are qualified and selective, and they are comparing your home against 37.5% more inventory than last year. But for accurately priced sellers, the environment tilts slightly more favorable each week the inventory decline continues.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers, this week carries a genuine timing signal: if the July 29 peak holds, the widest selection of 2026 is already behind you, and choices will narrow each week through fall and winter. That does not mean panic, it means the browsing phase should become the deciding phase if you have been waiting for maximum choice. Competition remains light by historical standards, rates eased slightly to 6.75%, and the negotiating environment is still the most favorable for this time of year since 2011. Stress-test your qualification at current rates, and be ready to move on the right property, because the selection window has likely started to close.

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

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

Bright, private, and fully refreshed inside and out, this Coventry home offers 1,930 sq ft on a fully fenced 7,176 sq ft lot, with three bedrooms and 2.25 baths, all served by the Northshore School District.

A covered double door entry opens onto refinished hardwood and an open, welcoming main level. The living room rises to a vaulted ceiling and takes in the front garden through a bay window, then flows through a wide cased opening into a formal dining room finished with crown molding and framed by backyard glass. The family room sits at the other end, anchored by a brick faced natural gas fireplace with a wide slider leading straight to the patio.

The kitchen is the hub, featuring warm cherry cabinetry, granite counters, a center island, and a gas range with stainless appliances. The breakfast nook with soaring wall of windows climbs toward the ceiling and pulls daylight, garden views, and towering cedars into the heart of the home. A main level powder bath and a dedicated laundry room add practical convenience. The two car garage with storage loft plus wide driveway provide easy parking and storage.

Upstairs, the primary suite offers a comfortable retreat with an attached 3/4 bath, dual sink granite vanity, skylight, tiled double headed shower behind frameless glass, private water closet, and a full cedar lined walk in closet. Two additional bedrooms create flexible options for guest space, office needs, fitness, or hobbies. A full hall bath with a skylight provides bright, functional space for shared use.

Outside, enjoy a private patio just off the family room, wrapped in mature evergreens and full fencing for a tucked away feel. A level lawn offers room to relax, garden, or enjoy outdoor games, and gated side access for tools and bins. Nearby park, trails, and everyday conveniences make the location as practical as it is enjoyable.

Recent improvements: fresh paint inside and out, new carpet throughout, refinished hardwood floors, and new luxury vinyl tile in the laundry room, plus the furnace and water heater replaced in 2023 and the skylights in 2024. If you have been waiting for a home that is genuinely move in ready, this is one to see.

Northwest Multiple Listing Service (NWMLS) today released its July 2026 Market Snapshot, providing the latest residential real estate data and market trends from across its Washington service area.

Market Recap

Inventory expanded across the NWMLS service area in July, providing buyers with more options than one year ago.

Active listings increased 19.8% year-over-year, reaching 24,888 homes on the market. Sellers added 11,517 new listings during the month, a 10.5% increase from July 2025. Twenty-five of the twenty-seven counties in the NWMLS service area experienced year-over-year inventory growth, continuing the market’s gradual shift toward more balanced conditions.

Higher mortgage rates continued to influence buyer activity during July. Compared to July 2025, closed sales decreased 3.2%, pending sales declined 7.2%, and the median sales price decreased 1.5% to $640,000.

Consumer and broker activity reflected continued interest as buyers explored the expanding selection of available homes. Keybox activity and scheduled showings were lower than one year ago, while 26,826 listings received at least one showing, a 10.8% year-over-year increase. Additionally, 74.1% of listings in the NWMLS database qualified for down payment assistance programs.

“In July, the housing market in the NWMLS service area continued to display greater interest on the part of sellers, with active inventory increasing nearly 20% year over year. However, this has not been matched by an increase in transactions with both numbers of sales and median prices dropping relative to a year earlier, by 3% and 1.5%, respectively,” said Steven Bourassa, director of the Washington Center for Real Estate Research (WCRER). “Interest rates, which averaged over 6.5% during the month (slightly higher than the previous month), continued to discourage buyers. The Federal Reserve Bank’s Federal Open Market Committee (FOMC) kept short-term interest rates unchanged when they met late in the month due to the ongoing pressures of high inflation stemming from the continuing war with Iran. Expectations are that the FOMC will increase short-term rates later this year and early next year, implying that longer-term rates are also likely to go up.”

July 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 19.8% year-over-year, with 24,888 active listings on the market at the end of July 2026, compared to 20,781 at the end of July 2025.
• The five counties with the largest year-over-year inventory increases were Okanogan (+48.0%), Snohomish (+34.7%), Walla Walla (+28.1%), Thurston (+27.5%), and King (+23.7%).

Sales Activity and Total Dollar Value

• Closed sales decreased 3.2% year-over-year, with 6,649 transactions completed in July 2026, compared to 6,867 in July 2025.
• The total dollar value of closed sales in July 2026 was $4.90 billion for residential homes and $463.6 million for condominiums, for a combined total of $5.36 billion.

Median Sales Price

• The median sales price for residential homes and condominiums sold in July 2026 was $640,000, a 1.5% decrease from July 2025 ($650,000).
• The counties with the highest median sales prices were San Juan ($880,000), King ($879,500), and Snohomish ($719,000), while the lowest median prices were recorded in Ferry ($199,900), Columbia ($240,000), and Okanogan ($321,500).

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in July as inventory continued to expand across the market.

• Keyboxes at listed properties were accessed 166,504 times in July 2026, 1.4% lower than July 2025.
• The total number of property showings scheduled through NWMLS-provided software was 120,963 in July 2026, 4.2% lower than July 2025.
• A total of 26,826 listings received at least one showing during July, an increase of 10.8% compared to one year ago, indicating buyers continued touring a wider variety of available homes.
• A total of 25,553 listings were eligible for the NWMLS Down Payment Resource program in July 2026, 17.8% higher than July 2025. Overall, 74.1% of listings in the NWMLS database qualified for down payment assistance programs. (This count includes all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.)

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 798 Closed Eastside Sales

This week delivers the cleanest and most consequential data of the summer, with no holiday to explain any of it. Pending sales fell to 104 on a clean, full working week, down 23.5% year over year. Months of Inventory crossed back above 4 to 4.25, and for the first time in 2026, the trailing five-week average also crossed the buyer-favored threshold at 4.05. Active listings jumped to 1,923, another 2026 high with the year-over-year gap at its widest of the year. Rates ticked up to 6.78%, yet another new 2026 high. And in the middle of all of it, the 30-day median posted its first positive year-over-year reading of the summer at $1,600,000, up 1.3% from a year ago.

Interest Rates — 6.78% | ↑ Up 1 bp from last week’s 6.77% | ↑ Up 0.01% year over year

Rates ticked up to 6.78% this week, up 1 basis point from last week and another new 2026 high. Rates are now 0.01% above the comparable week in 2025, the first positive year-over-year reading of 2026. The last time rates were higher remains July 28, 2025, when they briefly touched 6.81%, and this week’s reading sits just 3 basis points below that mark. The pre-conflict baseline of 5.99% is now 0.79 points below where rates sit today. On a $1.5M home, this week’s rate represents roughly $790 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,923 | ↑ Up 2.6% from last week | ↑ Up 37.7% year over year

Active listings jumped to 1,923 this week, another 2026 high and up 37.7% from the 1,397 homes on the market during the comparable week in 2025. That is the widest year-over-year inventory gap of the entire year. The pace of growth re-accelerated to 2.6% week over week after two weeks of slowing, which answers last week’s question directly: the July peak has not yet arrived. Inventory is still building as we head into August.

Pending Sales — 104 | ↓ Down 14.0% from last week | ↓ Down 23.5% year over year

Pending sales fell to 104 this week, down 14.0% from last week’s 121 and down 23.5% from the 136 recorded during the comparable week in 2025. This is the reading that matters most in this update. There is no holiday this week, no distortion, and no calendar excuse. Two weeks ago we noted that sustained rate moves above prior-year levels historically pressure demand with a lag of several weeks. This week’s decline, arriving alongside the second consecutive week of new rate highs, is consistent with that lag beginning to bite. The trailing five-week pending average now sits at 111, and the year-over-year gap has widened from the 9 to 12 percent range to 23.5% in a single clean week.

Months of Inventory — 4.25 | ↑ Up 19.3% from last week’s 3.56 | ↑ Up 79.4% year over year

MOI jumped to 4.25 this week, up 19.3% from last week and 79.4% above the 2.37 recorded during the comparable week in 2025. This is the second weekly crossing into buyer-favored territory this year, but the more significant milestone is quieter: the trailing five-week average is now 4.05, above the buyer-favored threshold of 4 for the first time in 2026. The June 24 crossing was a single-week event that reversed the following week. This one arrives with the smoothed measure confirming it. By the local classification, 0 to 2 months is seller favored, 2 to 4 is balanced, and 4 or more is buyer favored. On both the weekly reading and the five-week average, the Eastside is now in buyer-favored territory.

Median Sold Price (Rolling 30-Day) — $1,600,000 | ↑ Up 1.6% from last week | ↑ Up 1.3% year over year

The 30-day median rose to $1,600,000 this week, up 1.6% from last week and up 1.3% from the $1,580,000 recorded at this same point in 2025. This is the first positive year-over-year price reading of the summer, a remarkable data point given everything else in this update. From a 7.7% deficit in early June, the price gap has closed entirely and turned positive. Closed sales came in at 102, down 21.5% year over year from the 130 recorded during the comparable week in 2025, reflecting contracts written during the softer late-June period.

The Big Picture — What This All Means

The story this week is convergence. For months, the structural picture has pointed toward a buyer-favored market: inventory climbing, demand below year-ago levels, MOI grinding higher. This week, all of it arrived at once on a clean calendar. MOI is above 4 on both the weekly reading and the five-week average. Pending fell hard with no holiday to blame, consistent with the lagged rate effect we flagged two weeks ago. Inventory hit a new high with the widest year-over-year gap of 2026. And yet the median price posted its first positive year-over-year reading of the summer. That last point deserves emphasis: this is not a market where values are collapsing. It is a market where well-priced, well-prepared homes are still commanding strong prices while the number of transactions shrinks. Fewer deals are happening, but the deals that happen are holding value. That is the defining tension of the second half of 2026.

For Sellers

The Eastside is now in buyer-favored territory on both the weekly MOI reading and the five-week average, and pricing discipline has never mattered more this year. Here is the paradox working in your favor: the 30-day median is up 1.3% year over year, the first positive reading of the summer. Accurately priced homes are not just selling, they are holding value in a market with 37.7% more competition than last year. What has changed is the margin for error. With pending sales down 23.5% year over year and buyers carrying the highest rates in a year, an overpriced listing does not get a second look. Sellers who price to today’s comparable sales are capturing strong values. Sellers who price to hope are feeding days on market.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers, the market has now formally shifted in your favor by the local MOI standard, and selection is still growing. Active listings at 1,923 are the widest of 2026, and the July peak has not yet arrived, meaning August may open with even more choices. Competition is thinner: pending sales at 104 on a clean week means fewer rival offers on most properties. The counterweight is financing. At 6.78%, rates are at their 2026 high and now slightly above year-ago levels, so stress-testing your qualification at current rates is essential. One more consideration: the median price just turned positive year over year, which means waiting for broad price declines has not been a winning strategy. The opportunity is negotiating position and selection, not falling values.

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

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 798 Closed Eastside Sales

The rate story takes center stage this week. At 6.77%, rates jumped 13 basis points to a new 2026 high, surpassing the previous post-conflict high of 6.68%. More significantly, the last time rates were higher than today was July 28, 2025, when they briefly touched 6.81%. Nearly a full year has passed since buyers faced financing costs above this week’s level. The year-over-year rate comparison now reads exactly 0.00%. The affordability tailwind that quietly helped buyers throughout the first half of 2026 is fully gone. Meanwhile, active listings reached another 2026 high at 1,875, but the pace of growth has slowed sharply, and the historical July peak window is now upon us. Pending sales held steady at 121, and MOI was flat at 3.56.

Interest Rates — 6.77%

↑ Up 13 bp from last week’s 6.64%  |  → Flat 0.00% year over year

Rates jumped to 6.77% this week, up 13 basis points from last week and a new 2026 high. This surpasses the previous post-conflict high of 6.68% set two weeks ago. The more meaningful context is the longer view: the last time rates were higher than today was July 28, 2025, when they briefly touched 6.81%. Nearly a full year has passed since buyers faced financing costs above this level. The year-over-year rate comparison now reads exactly 0.00%. For the entire first half of 2026, buyers benefited from rates that were meaningfully below year-ago levels. That tailwind is now fully gone. The pre-conflict baseline of 5.99% sits 0.78 points below where rates are today. On a $1.5M home, this week’s rate represents roughly $780 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,875

↑ Up 1.1% from last week  |  ↑ Up 33.7% year over year

Active listings reached 1,875 this week, another 2026 high and up 33.7% from the 1,402 homes on the market during the comparable week in 2025. The pace of growth has slowed to 1.1% week over week, among the smallest gains of the year. The historical July peak window is now upon us. Whether inventory tops out in the next two weeks or continues grinding higher will be a defining data point for the second half of 2026.

Pending Sales — 121

↑ Up 0.8% from last week  |  ↓ Down 9.0% year over year

Pending sales held essentially flat at 121 this week, up 0.8% from last week’s 120 and down 9.0% from the 133 recorded during the comparable week in 2025. Two consecutive stable, clean readings after the holiday volatility give us a reliable demand baseline: buyer activity is running about 9 to 12 percent below last year. The stability itself is worth noting, given that this week’s reading arrived alongside the highest rates of the year.

Months of Inventory — 3.56

→ Flat from last week  |  ↑ Up 46.5% year over year

MOI held flat at 3.56 this week, unchanged from last week and 46.5% above the 2.43 recorded during the comparable week in 2025. The trailing five-week average is 3.91, just below the buyer-favored threshold of 4. The market remains in the upper end of balanced territory, where it has now sat for most of the summer. Two consecutive identical readings suggest the market has found a temporary equilibrium: inventory growth has slowed and demand has stabilized, leaving the supply and demand balance essentially unchanged week to week.

Median Sold Price (Rolling 30-Day) — $1,575,000

↑ Up 0.6% from last week  |  ↓ Down 2.1% year over year

The 30-day median ticked up to $1,575,000, up 0.6% from last week and 2.1% below the $1,608,240 recorded at this same point in 2025. The price gap has widened slightly from last week’s 0.9% but remains far narrower than the 7.7% gap of early June. Closed sales came in at 112, exactly matching the 112 recorded during the comparable week in 2025.

The Big Picture — What This All Means

This week’s data would read as stable, almost quiet, if not for the rate move. Inventory is at a high but growing slowly. Pending is flat. MOI is unchanged. Prices are holding within about two percent of last year. Then there is the rate story: rates have not been higher since July 28, 2025, and the year-over-year rate advantage that buyers carried through the entire first half of 2026 has now closed to zero. The question for the weeks ahead is whether demand, which has held steady in the 120 range through the recent rate climb, can continue absorbing higher carrying costs. Historically, sustained rate moves above prior-year levels pressure demand with a lag of several weeks. That, combined with whether the July inventory peak arrives on schedule, will shape the second half of the summer.

For Sellers

Pricing discipline remains the most critical decision you will make this summer, and this week’s rate move raises the stakes. At 6.77%, buyers are carrying the highest financing costs in a year, which tightens every affordability calculation against your list price. Inventory is at another 2026 high, demand is running about 9 percent below last year, and the trailing MOI average sits just below the buyer-favored threshold. Prices have held remarkably well, within about two percent of last year, but that resilience belongs to homes priced accurately against current comparable sales. Sellers who are in the market now, priced to today’s reality, continue to have the best opportunity of the summer.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today continue to have more negotiating leverage for this time of year than at any point since 2011, but this week’s data carries two warnings. First, the rate move changes the affordability math. At 6.77%, rates are the highest in a year, and stress-testing your qualification at current levels is now essential rather than optional. Second, and just as important: do not assume selection will keep growing. The pace of inventory growth has slowed to 1.1% week over week, among the smallest gains of the year, and the historical July peak window is now upon us. Based on 20 years of data, active listings typically top out in July and then begin a sustained decline through fall and winter. Buyers waiting for more choices may find the selection window has already peaked. Active listings at 1,875 are the widest of 2026, and that may be as wide as it gets this year. For buyers with rate flexibility, whether through points, buydowns, or adjustable products, this combination of maximum selection and reduced competition is a genuine opportunity, but it is a window, not a permanent condition.

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

Listed at $569,975

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

One-level living gets everything right in this 2003 built Lynnwood home, where 1,218 square feet of thoughtfully arranged space delivers comfort, function, and true move-in readiness. Brand new carpet flows throughout, a roof replaced just a couple of years ago protects for decades to come, and a new furnace and new hot water heater mean the big-ticket systems are already handled.

A covered front porch with recessed lighting welcomes you home through every Northwest season. Inside, a versatile front room offers flexible space for a media lounge, home office, or hobby retreat, with natural light pouring through the grid-pane front window. Durable Pergo laminate flooring guides you toward the heart of the home, where a graceful archway and wood-trimmed breakfast bar connect the kitchen to the open living and dining areas. Warm oak cabinetry, undercabinet lighting, generous counter runs, a new dishwasher, and a new disposal make meal prep bright and efficient, while sightlines carry across the breakfast bar so the cook never misses a moment of the conversation.

The great room gathers everyone around a corner gas fireplace with a classic tile surround and mantel, and vaulted ceiling lines add an airy, open feel. The sunny dining nook sits steps from the kitchen with windows on two sides, and a sliding glass door extends daily living onto the freshly stained deck. Summer barbecues, morning coffee, and evening unwinding all come with room for dining, grilling, and lounging zones overlooking the partially fenced backyard, where healthy lawn areas offer space for play, pets, and gardening ambitions.

The primary suite is a genuine retreat with treetop outlooks, a walk-in closet with organized shelving systems, and a private full bath featuring a tub-and-shower combination and oak vanity. Two additional bedrooms with new carpet adapt easily to guests, a home office, or hobbies, served by a second full bath with bright Hollywood-style lighting. The dedicated laundry area comes complete with a washing machine less than a year old and a dryer, both staying with the home, plus overhead shelving tucked neatly behind double doors.

Natural gas forced-air heating, high-speed internet availability, and an attached two-car garage with additional driveway parking round out the practical side. Set along a sidewalk-lined street with mature trees in a friendly Lynnwood neighborhood within the Mukilteo School District, this home puts commuting, shopping, dining, and parks within easy reach. Single-level ease, major updates already complete, and an outdoor space built for true Northwest living: this one checks the boxes that matter.

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 798 Closed Eastside Sales

The post-holiday distortion has cleared, and this week’s data delivers the clean underlying read we have been waiting for. Pending sales recovered to 120, up 66.7% from last week’s holiday-suppressed 72 but still down 12.4% year over year. Active listings climbed to another 2026 high at 1,855, confirming that last week’s dip was holiday-related rather than a seasonal peak. MOI settled at 3.56, just barely back inside balanced territory with the buyer-favored threshold sitting only 0.44 points away. The 30-day median showed remarkable resilience, with the year-over-year price gap narrowing to just negative 0.9%. Rates held essentially flat at 6.64%.

Interest Rates — 6.64%

↓ Down 4 bp from last week’s 6.68% | ↓ Down 0.21% year over year

Rates eased slightly to 6.64% this week, down 4 basis points from last week. The pre-conflict baseline of 5.99% sits 0.65 points below where rates are today. Year over year, rates are down 0.21%. On a $1.5M home, this week’s rate represents roughly $640 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,855

↑ Up 2.4% from last week | ↑ Up 33.9% year over year

Active listings reached 1,855 this week, another 2026 high and up 33.9% from the 1,385 homes on the market during the comparable week in 2025. This is a significant data point. Last week we noted that active listings had declined week over week for the first time in 2026 and questioned whether that signaled the seasonal peak. This week answers that question: not yet. Active listings resumed climbing at 2.4% week over week, and 1,855 is a new 2026 high. Historically the July peak arrives sometime in the second half of the month in most years, so we may still be one to three weeks away from the actual top.

Pending Sales — 120

↑ Up 66.7% from last week | ↓ Down 12.4% year over year

Pending sales recovered to 120 this week, up 66.7% from last week’s holiday-suppressed 72 but still down 12.4% from the 137 recorded during the comparable week in 2025. With holiday distortion behind us, this reading provides the cleanest year-over-year demand comparison in a month. The trailing five-week average of 111 pending sales tells the more stable story. Demand has settled into a range that is meaningfully below year-ago levels but has not deteriorated further from where we entered June. What the last five weeks of data confirm is that the market has active buyers, but the pool is measurably smaller than a year ago.

Months of Inventory — 3.56

↓ Down 38.5% from last week’s 5.78 | ↑ Up 52.4% year over year

MOI settled at 3.56 this week, down 38.5% from last week’s distortion and 52.4% above the 2.33 recorded during the comparable week in 2025. The trailing five-week MOI average is now 3.98, essentially at the boundary between balanced and buyer-favored territory. This is the honest reading of underlying supply and demand conditions on the Eastside: technically balanced, but only just. Buyer-favored conditions defined locally as 4 or above sit just 0.44 points from this week’s reading and essentially at the trailing five-week average. Any further softening in pending sales or continued inventory growth would push the market over that threshold.

Median Sold Price (Rolling 30-Day) — $1,565,000

↓ Down 0.8% from last week | ↓ Down 0.9% year over year

The 30-day median came in at $1,565,000, down 0.8% from last week and just 0.9% below the $1,580,000 recorded at this same point in 2025. This is the narrowest year-over-year price gap in months. In early June the gap was negative 7.7%, and it has steadily narrowed through the summer. Prices are holding meaningfully better than the volume data alone would suggest. Closed sales came in at 98, down 3.0% year over year from the 101 recorded during the comparable week in 2025.

The Big Picture — What This All Means

With the holiday noise behind us, the underlying picture is clearer. Inventory continues to grow, hitting another 2026 high this week and confirming that the seasonal peak has not yet arrived. Pending sales sit meaningfully below year-ago levels but not in freefall. MOI on a trailing five-week basis is essentially at the boundary between balanced and buyer-favored. And notably, prices have held better than the volume data would suggest, with the year-over-year median gap narrowing to less than one percent. What this all means is that the market has retained real activity and pricing discipline throughout an environment of elevated inventory and softer demand, but is sitting on a knife edge between balanced and buyer-favored territory. Sellers who price accurately are still transacting. Buyers who are prepared and pre-approved have the widest selection of the year. The next two to three weeks will show whether inventory finally peaks and how pending sales trend as we move deeper into summer.

For Sellers

Pricing discipline remains the most critical decision you will make this summer. This week’s data confirms what we have been building toward all season: inventory is at a new 2026 high, demand is running 12 to 15 percent below last year, and MOI is sitting at the edge of the boundary between balanced and buyer-favored territory. The one positive signal for sellers is the resilience of pricing itself. The 30-day median is only 0.9 percent below where it stood a year ago, meaningfully better than the volume picture would suggest. That price resilience depends on discipline. Homes priced accurately against today’s comparable sales are still selling. Homes priced against last spring are not. Sellers who are accurately priced and in the market now continue to have the best opportunity of the summer.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today continue to have more negotiating leverage for this time of year than at any point since 2011. This week’s data confirms the buyer opportunity: active listings at a new 2026 high of 1,855, meaning the widest selection window of the year is here now. Pending sales at 120 confirm that qualified buyers are transacting, and price resilience shows that the best homes are still holding their value. With rates at 6.64%, updating your pre-approval at current levels remains an essential first step. The market has real activity, so being prepared to move quickly on the right property matters.

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

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 796 Closed Eastside Sales

This week’s headline numbers are the most extreme readings of 2026, but they arrive with the Independence Day holiday firmly stamped on them and must be read accordingly. Pending sales dropped to 72, Months of Inventory jumped to 5.78, and active listings declined for the first time all year. Before drawing structural conclusions, holiday context is essential. Last week we noted that the pre-holiday pending surge to 137 would likely reverse this week, similar to what we saw around Memorial Day when pending fell to 113. This week’s 72 is that reversal, and then some. A clean read of underlying market conditions will not be available until next week’s data arrives.

Interest Rates — 6.68%

↑ Up 3 bp from last week’s 6.65%  |  → Essentially flat year over year

Rates ticked up slightly to 6.68% this week, up 3 basis points from last week. The pre-conflict baseline of 5.99% sits 0.69 points below where rates are today. Year over year, rates are essentially flat. On a $1.5M home, this week’s rate represents roughly $680 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,811

↓ Down 1.8% from last week  |  ↑ Up 35.3% year over year

Active listings came in at 1,811 this week, down 1.8% from last week’s 1,844. This is the first week-over-week decline in active listings in 2026. Historically, active listings peak in July in 8 of the last 20 years, so a seasonal peak in this window would be consistent with pattern. However, holiday weeks typically produce fewer new listings, which may account for part of this decline. Confirmation of a seasonal peak requires seeing whether next week continues the pullback or resumes the growth. Year over year, active listings still sit 35.3% above the 1,339 recorded during the comparable week in 2025.

Pending Sales — 72

↓ Down 47.4% from last week  |  ↓ Down 33.3% year over year

Pending sales dropped to 72 this week, down 47.4% from last week’s 137 and down 33.3% from the 108 recorded during the comparable week in 2025. This is the lowest weekly pending reading of 2026 and the most severe drop of the year. The primary driver is the Independence Day holiday. Buyers travel, contracts pause, and the week including July 4 consistently produces suppressed readings. Two contextual points matter. First, we predicted this drop last week based on the pre-holiday pending surge and the Memorial Day pattern. Second, last year’s comparable week was itself holiday-suppressed at 108, which is why the year-over-year comparison of negative 33.3% is more meaningful than the week-over-week drop. Adjusted for the holiday, this year’s demand is running below last year, but the exact magnitude will not be clear until next week when travel-related contract pauses resolve.

Months of Inventory — 5.78

↑ Up 86.9% from last week’s 3.10  |  ↑ Up 102.2% year over year

MOI jumped to 5.78 this week, up 86.9% from last week’s 3.10 and 102.2% above the 2.86 recorded during the comparable week in 2025. This places the Eastside deep into buyer-favored territory, defined locally as anything above 4 months. However, this reading is heavily distorted by the holiday-suppressed pending number. The MOI calculation divides active listings by pending sales, so any temporary drop in pending produces an amplified spike in MOI. A more useful measure is the trailing five-week average, which sits at 3.99, still in the upper half of balanced territory but nowhere near the 5.78 headline. Next week’s data will be critical for reading the underlying trend.

Median Sold Price (Rolling 30-Day) — $1,577,498

↑ Up 0.6% from last week  |  ↓ Down 2.9% year over year

The 30-day median ticked up to $1,577,498, up 0.6% from last week and 2.9% below the $1,624,995 recorded at this same point in 2025. Closed sales came in at 82, down 21.9% year over year from the 105 recorded during the comparable week in 2025. The closed sales drop reflects transactions written in early June when pending sales were softening.

The Big Picture — What This All Means

This week’s data is holiday-distorted and should not be read as a snapshot of underlying market conditions. Pending sales at 72 and MOI at 5.78 are extreme readings driven primarily by the Independence Day holiday, exactly as we predicted last week. The Memorial Day precedent provides useful guidance. In late May, pending fell to 113 during Memorial Day week and MOI jumped to 3.38, then normalized the following week. We should expect a similar pattern here, with next week’s data providing a much cleaner read on the underlying market. What is worth noting despite the distortion is that active listings declined week over week for the first time in 2026, which may or may not signal the seasonal peak. The two weeks following the holiday will clarify both the demand picture and whether the July inventory peak has arrived.

For Sellers

Pricing discipline remains the most critical decision you will make this summer. This week’s data is holiday-distorted and does not on its own change the picture we have been building. Inventory is still 35.3% above year-ago levels, MOI on a trailing five-week average is 3.99, and the seasonal peak may be arriving. What matters for sellers is not any single week’s reading but the trend that develops over the next two to three weeks as holiday effects clear. Sellers who are accurately priced and in the market now continue to have the best opportunity of the summer. Sellers waiting for structural improvement should not read this week’s distorted data as a signal in either direction.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today continue to have more negotiating leverage for this time of year than at any point since 2011. This week’s data reflects the holiday pause more than any underlying shift in the buyer pool. Active listings at 1,811 continue to offer the widest selection of any point in 2026, and the first WoW inventory decline this week may hint that the seasonal peak is arriving. With rates back at 6.68%, updating your pre-approval at current levels remains an essential first step. Well-priced homes continue to move, and buyers who are prepared to act on the right property remain positioned to benefit from the current inventory environment.

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

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 796 Closed Eastside Sales

Last week we noted the Eastside had crossed into buyer-favored territory for the first time in 2026. This week that signal reversed sharply. Pending sales jumped to 137, up 37% from last week and up 24.5% year over year, the first positive year-over-year pending reading since February. Months of Inventory pulled back to 3.10, returning to balanced territory. Active listings barely grew for the first time all year. And closed sales came in above last year. Before drawing conclusions from this reversal, holiday timing is critical context. This week is the last full working week before the Independence Day holiday weekend. Buyers who paused activity last week and wanted deals wrapped up before traveling likely account for a meaningful share of this week’s pending surge. Next week, holiday-suppressed pending readings are highly likely, just as we saw around Memorial Day when pending fell to 113. One week of contrary data set against pre-holiday timing does not overturn the broader trend.

Interest Rates — 6.65%

↑ Up 7 bp from last week’s 6.58%  |  ↓ Down 0.02% year over year

Rates ticked up modestly to 6.65% this week, up 7 basis points from last week. The pre-conflict baseline of 5.99% sits 0.66 points below where rates are today. Year over year, rates are essentially flat at down 0.02%. The YOY tailwind that helped affordability comparisons throughout the first half of 2026 has now fully closed. On a $1.5M home, this week’s rate represents roughly $650 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,844

↑ Up 0.3% from last week  |  ↑ Up 30.7% year over year

Active listings reached 1,844 this week, another 2026 high but up just 0.3% from last week, the smallest weekly gain of 2026. Year over year, active listings sit 30.7% above the 1,411 recorded during the comparable week in 2025. The near-flat weekly reading is notable. Historical patterns show active listings peaking in July in 8 of the last 20 years, and this week’s pace suggests we may be approaching that seasonal top. Confirmation will come over the next two to three weeks.

Pending Sales — 137

↑ Up 37.0% from last week  |  ↑ Up 24.5% year over year

Pending sales jumped to 137 this week, up 37.0% from last week’s 100 and up 24.5% from the 110 recorded during the comparable week in 2025. This is the strongest weekly pending reading since May 20 and the first positive year-over-year comparison since February. Two contextual points matter: last year’s comparable week was itself a soft reading, which flatters the year-over-year comparison, and pre-holiday timing likely accounts for a meaningful share of the surge. The Independence Day holiday weekend arrives Friday, and buyers who paused activity last week and wanted contracts in place before traveling are likely reflected in this reading. Next week we should expect a holiday-suppressed pending number, similar to the pattern we saw around Memorial Day. The four-week trend now reads 126, 100, 137. The volatility itself is the story. That said, 137 is a meaningful data point on its own, and closed sales at 157 came in above last year at 153, a positive transaction signal.

Months of Inventory — 3.10

↓ Down 26.8% from last week’s 4.23  |  ↑ Up 4.6% year over year

MOI pulled back to 3.10 this week, down 26.8% from last week and 4.6% above the 2.96 recorded during the comparable week in 2025. This returns the Eastside to balanced market territory, defined locally as 2 to 4 months. The dramatic weekly swing, from 3.23 two weeks ago to 4.23 last week to 3.10 this week, reflects the volatile pending data more than any structural shift. The 5-week average of MOI is 3.48, which is a more reliable read of underlying conditions than any single week. The Eastside remains in the upper end of balanced by that measure.

Median Sold Price (Rolling 30-Day) — $1,567,500

↑ Up 1.1% from last week  |  ↓ Down 2.4% year over year

The 30-day median ticked up to $1,567,500, up 1.1% from last week and 2.4% below the $1,605,250 recorded at this same point in 2025. The year-over-year price gap has narrowed meaningfully from earlier in June when it stood at negative 7.7%. Closed sales came in at 157, up 2.6% year over year from the 153 recorded during the comparable week in 2025.

The Big Picture — What This All Means

The data this week reverses several of the signals we highlighted last week, but holiday timing complicates the read. This week is the last full working week before the Independence Day weekend, and a pre-holiday spike in transactions from buyers wanting deals wrapped up before traveling is a well-established pattern. Next week we should expect the reverse. One week of strong pending, flat active listings, and positive YOY comparisons does not overturn the broader trend, particularly when the following week will likely be holiday-suppressed. The larger backdrop remains intact: active listings are still 30.7% above year-ago levels, the July inventory peak is likely just ahead, and MOI has been in the 3.0 or above range for most of the past six weeks. The best read is that this week’s data represents real market activity plus pre-holiday timing, layered on top of an otherwise softening structural picture. The two weeks following the holiday will clarify where the underlying trend actually sits.

For Sellers

Pricing discipline remains the most critical decision you will make this summer. This week’s data is more favorable to sellers than any single week in recent memory, but pre-holiday timing likely explains a share of the pending surge and next week is likely to reverse it. Inventory is still at 30.7% above year-ago levels, and the July seasonal peak is likely just ahead. Sellers who are accurately priced and in the market now are benefitting from the current activity. Sellers who wait for confirmation of a broader shift may find themselves competing in the peak-inventory environment that historically arrives in July.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today continue to have more negotiating leverage for this time of year than at any point since 2011. This week’s data shows renewed buyer activity, which is a signal to prepared buyers that competition may firm briefly around timing-sensitive periods. Active listings at 1,844 continue to offer the widest selection of any point in 2026, and inventory may plateau or begin to ease in the weeks ahead if the July seasonal peak arrives. With rates back at 6.65%, updating your pre-approval at current levels remains an essential first step. The buyer pool is more active this week than last, and well-priced homes are moving.

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

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 795 Closed Eastside Sales

This week marks a meaningful threshold crossing. Months of Inventory jumped to 4.23, moving the Eastside into buyer-favored market territory for the first time in 2026. Per the locally defined market pace, anything above 4 months is buyer-favored. We are now there. Pending sales dropped sharply to 100, the lowest non-holiday reading of 2026, while active listings climbed to another 2026 high at 1,839. Rates held essentially flat at 6.58%. Last week’s modest signals in sellers’ favor have reversed.

Interest Rates — 6.58%

↓ Down 4 bp from last week’s 6.62% | ↓ Down 0.24% year over year

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

Active Listings — 1,839

↑ Up 3.8% from last week | ↑ Up 35.0% year over year

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

Pending Sales — 100

↓ Down 20.6% from last week | ↓ Down 31.5% year over year

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

Months of Inventory — 4.23

↑ Up 30.8% from last week’s 3.23 | ↑ Up 96.5% year over year

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

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

↓ Down 0.6% from last week | ↓ Down 2.5% year over year

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

The Big Picture — What This All Means

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

For Sellers

The most important development this week is that the Eastside has crossed into buyer-favored market territory by local convention. With 35.0% more competition than a year ago and demand running 31.5% below last year, pricing discipline is the single most important decision you will make this summer. The combination of an MOI above 4, pending sales at their weakest non-holiday level of 2026, and inventory still climbing toward its July peak means the market dynamics are now firmly on the buyer’s side of the equation. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait, but accurate pricing is what defines that better environment.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today are operating in the most favorable conditions of any time since 2011. With MOI now above 4 and inventory still building toward its July peak, selection is at its widest. Pending sales at 100 confirm that the buyer pool is small, well-qualified, and selective, which means well-priced homes still move but unrealistically priced listings sit. With rates essentially flat at 6.58%, this is a good moment to confirm your pre-approval is current and to position yourself to act on the right property when it appears.

If we can help you think through what this means for your move, we are here.

Tony Meier & Team — Windermere Real Estate / NE, Kirkland, WA

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 794 Closed Eastside Sales

The data this week reads in a mixed direction. Rates eased modestly to 6.62%, down 5 basis points from last week’s post-conflict high of 6.67%. Pending sales firmed off last week’s drop to 126, but remain below year-ago levels. And active listings climbed to 1,771, another 2026 high, with the inventory build now in its fifth consecutive month. None of this week’s moves represent a turning point, but the rate of deterioration in headline metrics has slowed compared to recent weeks.

Interest Rates — 6.62%

↓ Down 5 bp from last week’s 6.67%  |  ↓ Down 0.26% year over year

Rates eased to 6.62% this week, down 5 basis points from last week’s post-conflict high of 6.67%. The pre-conflict baseline of 5.99% sits 0.63 points below where rates are today. Year over year, rates remain down 0.26%. This is a modest pullback rather than a meaningful retreat. On a $1.5M home, this week’s rate still represents roughly $620 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,771

↑ Up 1.5% from last week  |  ↑ Up 29.8% year over year

Active listings reached 1,771 this week, another 2026 high and up 29.8% from the 1,364 homes on the market during the comparable week in 2025. The pace of week-over-week growth has slowed to 1.5%, the smallest weekly increase since early May, but we have not yet seen a week where active listings declined. The July seasonal peak is still ahead.

Pending Sales — 126

↑ Up 5.0% from last week  |  ↓ Down 3.8% year over year

Pending sales recovered modestly to 126 this week, up 5.0% from last week’s 120 but still down 3.8% from the 131 recorded during the comparable week in 2025. The YOY gap narrowed sharply from last week’s negative 17.2%, but most of that narrowing reflects an easier comparison rather than a demand recovery. The three-week June trend now reads 138, 120, 126. Demand has steadied in a narrow range below year-ago levels rather than continuing to fall sharply.

Months of Inventory — 3.23

↓ Down 3.3% from last week’s 3.34  |  ↑ Up 34.5% year over year

MOI eased to 3.23 this week, down from last week’s 3.34, driven by the modest pending recovery. Year over year, MOI sits 34.5% above the 2.40 recorded during the comparable week in 2025. MOI remains in balanced market territory, defined locally as 2 to 4 months, but is now in the upper half of that range. One week of MOI decline does not reverse the broader trend of 2026. MOI has crossed 3.0 in five of the last six weekly readings.

Median Sold Price (Rolling 30-Day) — $1,560,000

↑ Up 0.6% from last week  |  ↓ Down 4.5% year over year

The 30-day median ticked up to $1,560,000, up 0.6% from last week and 4.5% below the $1,633,500 recorded at this same point in 2025. Closed sales came in at 123, down 3.9% year over year from the 128 recorded during the comparable week in 2025.

The Big Picture — What This All Means

Four short-term signals moved modestly in sellers’ favor this week. Rates eased. Pending sales firmed. MOI declined. The 30-day median ticked higher. None of these moves are large, but the direction is consistent after several months of one-sided data. At the same time, the structural conditions defining 2026 remain in place: active listings hit another 2026 high, the YOY inventory gap stayed near 30%, prices remain 4.5% below year-ago levels, and MOI is still well above last year. One week of softer headwinds does not change the broader picture. It does, however, mean the rate of deterioration may be slowing, which itself is useful information for both buyers and sellers operating in this market.

For Sellers

With 29.8% more competition on the market than a year ago and demand still running below last year, pricing discipline remains the most critical decision you will make this summer. This week’s modest rate relief is helpful at the margin but does not change the fundamental supply and demand picture. Inventory will continue building toward the July peak while pending sales decline further from the May high. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait through summer.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today have more negotiating leverage for this time of year than at any point since 2011, and this week’s modest rate decline adds slightly to the affordability picture. Active listings are still growing toward the historical July peak, meaning the widest selection window of 2026 remains ahead for prepared buyers. With rates pulling back to 6.62%, it is worth re-engaging with your lender to update your pre-approval at current levels. Well-priced homes are still moving, but the buyer pool remains smaller and more selective than at any spring in over a decade.

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

This month’s headline is simple: buyers are gaining ground, and the shift is no longer a one-month story. **For the second consecutive month, Months of Inventory across the Eastside, Seattle, and Snohomish County all hit a 15-year high**, and **combined active listings across the three markets are at the widest May choice point since 2012**. Meanwhile mortgage rates jumped sharply in the past 30 days. The window for buyers is open, but it is moving.

### The Big Three This Month

**Interest Rates**
At **6.67% today**, rates are **down 0.17% from May 2025’s 6.84%** but have **jumped 0.23% from last month’s 6.44%**, the sharpest single-month uptick in this rate cycle. Timing, rate locks, and payment strategy matter more than they did four weeks ago.

**Months of Inventory (MOI)**
May 2026 MOI is the **highest May reading in 15 years across all three markets**, dating back to May 2011. The Eastside is firmly past the 2.0 balanced-market threshold for the first May in over a decade.
• **Eastside:** **2.9 MOI** (10-year May avg **1.3** | May 2025 **2.1**)
• **Seattle:** **2.1 MOI** (10-year May avg **1.1** | May 2025 **2.0**)
• **Snohomish County:** **1.9 MOI** (10-year May avg **1.0** | May 2025 **1.5**)

**Median Sales Price, Year over Year**
• **Eastside:** **−7.56%** (accelerated from April’s −5.04%)
• **Seattle:** **+2.66%** (the outlier, urban core dynamics moving independently)
• **Snohomish County:** **−3.96%**
The deeper Eastside decline underscores how essential precise pricing is now.

### What this means on the ground

For sellers, this is the lowest May leverage in 15 years. With buyers seeing real choice and demand more price sensitive than it has been all year, the homes that sell first are priced to current comps and shown in top condition. Buyer-friendly terms (credits, rate buydowns, flexible closings) convert showings into firm offers. Pricing to last year’s peak is how good homes go stale.

For buyers, the window is open: more May choice than any time since 2012, Eastside prices off nearly 8% in a year, and rates still below 12 months ago. But rates climbed 0.23% in 30 days alone, a sharper move than any seasonal inventory shift will compress. Get fully underwritten, identify the home, and negotiate confidently on price, credits, rate buydowns, and timing.

Eastside fundamentals remain unchanged: 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**).

### 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

### This Month’s Recommendations

**Sellers:** At 2.9 months, Eastside’s Months of Inventory is the highest for any May since 2011, giving buyers real choice. With rates near 6.7 percent, demand is price sensitive, so homes priced to current comps and shown in top condition still sell fast and command strong terms.

**Buyers:** Choice has not been this wide in May since 2012, and Eastside prices have eased nearly eight percent in a year. Get fully underwritten while rates hover near 6.7 percent, then negotiate with confidence on price, credits, and terms.

Have questions while navigating your real estate journey? Tony Meier & Team – Windermere Call us at 425-466-1000

Connect with us online:
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 37 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.

Audio Version

Tony Meier | Windermere Real Estate | 37 Years Experience | 793 Closed Eastside Sales

Three signals converged this week that sharpen the June picture considerably. Pending sales dropped sharply to 120 from last week’s 138 — and the year-over-year comparison widened to negative 17.2%, the largest YOY pending gap in months. Rates returned to the post-conflict high of 6.67%. And Months of Inventory jumped back to 3.34 — the second-highest weekly reading of 2026, this time without any holiday distortion to explain it.

Interest Rates — 6.67%

↑ Up from last week’s 6.61%  |  ↓ Down 0.26% year over year

Rates climbed back to 6.67% this week — up six basis points from last week and matching the post-conflict high recorded three weeks ago on May 20. The pre-conflict baseline of 5.99% is now 0.68 points below where rates sit today. Year over year, rates remain down 0.26%, but the YOY tailwind has narrowed compared to earlier in 2026 as the comparison base from 2025 declines. On a $1.5M home, this week’s rate still represents roughly $680 more per month in carrying costs than buyers faced in late February.

Active Listings — 1,745

↑ Up 3.1% from last week  |  ↑ Up 29.9% year over year

Active listings reached 1,745 this week — another 2026 high and up 29.9% from the 1,343 homes on the market during the comparable week in 2025. The inventory build continues at its steady pace, adding 53 listings net over the past week as we move closer to the historical July peak.

Pending Sales — 120

↓ Down 13.0% from last week  |  ↓ Down 17.2% year over year

Pending sales fell sharply to 120 this week — down 13.0% from last week’s 138 and the lowest non-holiday reading since April. Year over year, pending is now down 17.2% from the 145 recorded during the comparable week in 2025. This is the widest YOY demand gap in 2026 outside of the Memorial Day distortion. Two consecutive weeks of June data now show pending running 8% and 17% below 2025 respectively — the seasonal decline we anticipated is accelerating, and it is happening from a demand base that was already weaker than last year.

Months of Inventory — 3.34

↑ Up 18.6% from last week’s 2.82  |  ↑ Up 56.5% year over year

MOI jumped to 3.34 this week — up 18.6% from last week and 56.5% above the 2.14 recorded during the comparable week in 2025. Two weeks ago, Memorial Day temporarily pushed MOI to 3.38. This week’s reading of 3.34 is essentially the same level without the holiday explanation — a meaningful signal. MOI remains in balanced market territory, defined locally as 2 to 4 months, but is now solidly in the upper half of that range with buyer-favored conditions (4+ months) within reach if current weekly patterns continue.

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

↑ Up 1.8% from last week  |  ↓ Down 7.7% year over year

The 30-day median ticked up modestly to $1,550,000 — up 1.8% from last week, the first week-over-week gain in several weeks. Year over year, the 30-day median remains 7.7% below the $1,680,000 recorded at this same point in 2025. Closed sales came in at 103 — down 2.8% year over year from the 106 recorded during the comparable week in 2025.

The Big Picture — What This All Means

The story this week is the convergence of three signals pointing in the same direction. Demand is weakening on schedule with the seasonal pattern, but from a starting point that was already 8% below last year. Inventory continues to grow as we approach the July peak. Rates have returned to their post-conflict high, removing the modest tailwind that briefly emerged. MOI has reached a non-holiday level that matches the Memorial Day reading — confirming that the structural conditions defining 2026 are intensifying as the season progresses. None of this is a crisis. What it is, is a market that has now spent four consecutive months operating under measurably tighter conditions for sellers than at any point since 2011 — and the seasonal pattern suggests those conditions will continue to firm through summer.

For Sellers

With 29.9% more competition on the market than a year ago and pending demand 17% below last year’s comparable week, pricing discipline is more critical now than at any point in 2026. The seasonal decline in buyer activity is underway and accelerating. Inventory will continue building toward the July peak while pending sales decline further from the May high. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait through summer.

We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

For Buyers

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Active listings are still growing toward the historical July peak, meaning the widest selection window of 2026 remains ahead for prepared buyers. With rates back at the post-conflict high of 6.67%, stress-testing your qualification at current levels before making a move is more important than ever. Well-priced homes are still moving — but the buyer pool is smaller and more selective than at any spring in over a decade.

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

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

Easy single-level living on the top floor sets the tone for this beautifully updated 3-bedroom, 2-bath home in Lake Stevens’ established Somerfield community. A welcoming entry leads up to the main level, where new LVP and carpet flow throughout an open-concept layout. As a top-floor home, it offers an added sense of quiet with no one living above. A cozy gas fireplace anchors the bright living and dining space, and walls of windows frame leafy green views that fill the home with natural light and a wonderful sense of privacy.

The updated kitchen is built for both everyday cooking and easy entertaining, pairing warm oak cabinetry with new quartz counters, stainless steel appliances, an undermount stainless sink, and a matching faucet. A generous island invites casual seating and extra prep space, and because the kitchen opens directly to the main living and dining areas, the cook always stays connected to the conversation and the flow of the home.

The spacious primary suite is a true retreat, complete with a walk-in closet and an updated en-suite bath showcasing new tile surround, a quartz counter with undermount sink, and modern fixtures. Two additional bedrooms offer flexible space for guests, a home office, or hobbies, while the second full bath carries the same fresh, cohesive finishes found throughout. A dedicated laundry area and generous closet space add to the home’s everyday function.

Step out to a large private deck wrapped in a lush wall of evergreens, a serene spot to relax with morning coffee, tend a few potted plants, or simply enjoy the fresh Pacific Northwest air. An attached one-car garage plus an additional assigned parking space in front of the garage round out the day-to-day convenience, and the well-kept community grounds mean less time on upkeep and more time enjoying life.

Best of all, the location delivers. Tucked within the established Somerfield community, the home sits just minutes from downtown Lake Stevens shopping and dining, with Davies Beach on Lake Stevens close by for swimming, paddling, and lakeside afternoons. Nearby walking trails put outdoor recreation right at your doorstep, and quick access to Highway 9 keeps commuting and weekend getaways simple. The home is also served by the well-regarded Lake Stevens School District. Move-in ready and thoughtfully updated throughout, this is comfortable, low-maintenance living in a setting that truly has it all.

“Working with Tony and his team was truly an exceptional experience from start to finish. They approached every step of the home selling process with a level of coordination and efficiency that felt seamless. Tony’s deep expertise and market knowledge immediately instilled confidence, and he consistently took the time to explain each stage in a clear and approachable way, making what can often feel like a complex process much more manageable.

From pricing strategy to staging, marketing, and navigating offers, everything was thoughtfully planned and extremely well organized. Tony was always proactive, communicative, and attentive to detail, ensuring that nothing fell through the cracks. His ability to anticipate challenges and guide us through decisions made a significant difference and helped the process move forward smoothly without unnecessary stress.

Overall, I couldn’t be more pleased with the experience. I would highly recommend Tony to anyone looking to buy or sell a home.”

Evan & Sarah Gilbertson
Sellers, Glenterra neighborhood, English Hill, Redmond

Glenterra is one of the many pockets of English Hill we know street by street, and that local knowledge is what lets us anticipate challenges before they become problems. With 216 closed sales serving the English Hill Area, a smooth and well planned sale like the Gilbertsons’ is what we aim for every time. If you are thinking about a move on English Hill or anywhere on the Eastside, let’s talk about your timeline.

Tony Meier & Team | Windermere Real Estate / NE
EastsideHomes.com | 425-466-1000

“Thank you so much Tony and Team. We appreciate all your efforts. We really liked how you strategically approached the task at hand. Also, all the timely updates and market data were insightful.”

Shilpa Nagde & Anurag Gomsale
Sellers, Sunrise neighborhood, English Hill, Redmond

Sunrise is right in the heart of English Hill, where we have closed 216 sales and where Tony has lived since 2001. That depth of local data is what makes a strategy like Shilpa and Anurag’s possible, keeping sellers informed with current market numbers at every decision point. If you want that same clarity for your move on English Hill or anywhere on the Eastside, we would welcome the conversation.

Tony Meier & Team | Windermere Real Estate / NE
EastsideHomes.com | 425-466-1000

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

Housing inventory continued to expand across the NWMLS service area in May, giving buyers more choices as the market moved into the summer season. Active listings increased 16.8% year over year and 15.2% from April, reaching 21,381 homes on the market — the highest inventory level recorded so far in 2026. Buyers had access to nearly 2,800 more homes than the previous month, while months of inventory increased to 3.44 months, continuing a gradual shift toward a more balanced market.

Despite ongoing affordability challenges, buyer activity remained steady. Pending sales increased 7.7% from April and closed sales rose 9.5% month over month, reflecting continued market activity as the spring buying season transitioned into summer. Home prices remained remarkably stable despite growing inventory, with the median sales price holding at $650,000 for the second consecutive month and declining less than 1% compared to May 2025.

Consumer engagement also remained strong. Keybox activity increased 12.2% from April, and more than 25,000 listings received at least one showing during the month, up 10.8% from a year ago. In addition, 73.1% of listings across the NWMLS service area qualified for down payment assistance programs, providing opportunities for buyers navigating today’s affordability challenges.

While inventory levels continued to grow, elevated mortgage rates remained a key factor influencing buyer demand and affordability.

Steven Bourassa, director of the Washington Center for Real Estate Research at the University of Washington, said, “According to Freddie Mac, 30-year mortgage rates increased by about a quarter of a percent last month, rising from 6.30% at the end of April to 6.53% at the end of May. This reflects the ongoing impacts of the war with Iran, specifically higher inflation in consumer prices due largely to a sharp increase in energy costs. Following the general pattern we have seen in recent months, the number of listings continued to grow relative to the same month a year earlier, while sales transactions and prices were both down (or flat) due to the affordability constraint imposed by high interest rates. Without any clear resolution to this crisis on the horizon, it is difficult to predict when interest rates will resume the downward trajectory that they displayed prior to the start of the war at the end of February.”

May 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 16.8% year over year, with 21,381 active listings on the market at the end of May 2026, compared to 18,310 at the end of May 2025. Month over month, active inventory increased 15.2%, up from 18,563 in April 2026.
• Buyers had access to nearly 2,800 more homes than the previous month, continuing a trend of rapidly expanding inventory across the Northwest MLS service area. Inventory levels are now at their highest point so far in 2026.
• The five counties with the largest year-over-year inventory increases were Okanogan (+43.7%), Walla Walla (+38%), Thurston (+35.6%), Snohomish (+33.6%), and Chelan (+29%).

Pending and Closed Sales

• There were 8,168 residential and condominium units under contract in May 2026, a slight decrease of 1.0% compared to May 2025 (8,249). Pending sales increased 7.7% from April 2026, when 7,584 listings were under contract.
• Closed sales decreased 3.9% year over year, with 6,213 transactions in May 2026 compared to 6,467 in May 2025. Month over month, sales increased 9.5%, up from 5,674 in April 2026.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in May 2026 was $650,000, down 0.8% from May 2025 ($654,995) and unchanged from April 2026.
• The counties with the highest median sales prices were San Juan ($1,125,000), King ($875,000), and Snohomish ($759,875), while the lowest median prices were recorded in Adams ($309,000), Okanogan ($327,000), and Grays Harbor ($369,000).
• The total dollar value of closed sales in May 2026 was $4.68 billion for residential homes and $446.5 million for condominiums, for a combined total of $5.13 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in May, showing continued buyer activity despite elevated mortgage rates.

• Keyboxes at listed properties were accessed 182,173 times in May 2026, a 12.2% increase from April 2026. Year over year, keybox activity increased 1.4% from 179,613 accesses in May 2025.
• The total number of property showings scheduled through NWMLS-provided software increased 5.0% month over month, from 123,324 showings in April 2026 to 129,505 in May 2026. Year over year, showings decreased 2.3% from 132,501 in May 2025.
• A total of 23,635 listings were eligible for the NWMLS Down Payment Resource program in May 2026, an increase of 15.7% from April 2026 and 15.8% from May 2025. Overall, 73.1% of listings in the NWMLS database qualified for down payment assistance programs. (This count includes all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.)

4 Min. Read

Audio Version

June Opens With Demand 8% Below Last Year — and Inventory at a New 2026 High | Seattle’s Eastside Real Estate Update 06-03-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 793 Closed Eastside Sales

Two important shifts arrived together this week. The Memorial Day distortion has cleared from the data — pending sales recovered to 138 from last week’s holiday-suppressed 113. And June has now opened with its first full week of data, providing the first clean read of post-peak buyer activity. What the cleaner data reveals is consistent with the picture we have been building: inventory continues to climb, demand sits meaningfully below last year, and the structural conditions defining 2026 remain in place.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.61% | → Flat from last week | ↓ Down 0.35% year over year

Rates held essentially flat at 6.61% this week — unchanged from last week and still 0.62 points above the pre-conflict baseline of 5.99%. Year over year, rates remain down 0.35%. The post-conflict high of 6.67% reached two weeks ago has retreated modestly, but rates remain elevated relative to the late February baseline. On a $1.5M home, this week’s rate still represents roughly $620 more per month in carrying costs than buyers faced before the conflict began.

ACTIVE LISTINGS — 1,692 | ↑ Up 1.9% from last week | ↑ Up 30.5% year over year

Active listings reached 1,692 this week — another 2026 high and up 30.5% from the 1,297 homes on the market during the comparable week in 2025. The inventory build continues at a steady weekly pace as we approach the historical July peak.

PENDING SALES — 138 | ↑ Up 22.1% from last week | ↓ Down 8.0% year over year

Pending sales came in at 138 this week — up 22.1% from last week’s Memorial Day-suppressed 113, and the first clean June reading of buyer activity. Year over year, pending is down 8.0% from the 150 recorded during the comparable week in 2025. This is the cleaner signal: with the holiday distortion behind us, June demand is opening 8% below year-ago levels — meaningful weakness given that 2025 was itself a disrupted year. Three weeks ago we noted that buyer activity historically declines from June onward. The first week of June is consistent with that pattern, layered onto an already weaker demand environment.

Worth noting: based on the four weekly readings, May 2026 closed at approximately 520 pending sales — tracking toward what would be the weakest May since 2008 once the official monthly figure is published. Every May from 2009 through 2025 came in above that level.

MONTHS OF INVENTORY — 2.82 | ↓ Down 16.5% from last week’s 3.38 | ↑ Up 41.3% year over year

MOI eased to 2.82 this week — down 16.5% from last week’s Memorial Day-elevated 3.38, but still 41.3% above the 2.00 recorded during the comparable week in 2025. The week-over-week decline is the expected post-holiday recovery as pending sales bounced back. The more important comparison is year over year: MOI sits 41% above last year on a clean, non-holiday basis. MOI remains in balanced market territory, defined locally as 2 to 4 months.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,522,000 | ↓ Down 1.5% from last week | ↓ Down 7.6% year over year

The 30-day median eased to $1,522,000 — down 1.5% from last week and now 7.6% below the $1,648,000 recorded at this same point in 2025. Closed sales came in at 137 — up 2.2% year over year from the 134 recorded during the comparable week in 2025.

THE BIG PICTURE — WHAT THIS ALL MEANS

The Memorial Day distortion is behind us and the underlying picture is clearly visible. June has opened with pending sales 8% below year-ago levels, inventory 30% above year-ago levels, and MOI 41% above year-ago levels. The 30-day median continues to drift lower and now sits 7.6% below where it stood at this point in 2025. None of this signals a market in crisis. What it does signal is a market operating under measurably tighter conditions for sellers than at any point in recent years — and one that historical patterns suggest will continue building inventory through July before any seasonal relief begins.

FOR SELLERS

With 30.5% more competition on the market than a year ago and demand running 8% below last year as June begins, pricing discipline is more critical now than at any point in 2026. The seasonal turn is underway. Inventory will continue building toward the July peak while pending sales decline from the May high. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait through summer. We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Active listings are still growing toward the historical July peak — meaning the widest selection window of 2026 remains ahead for prepared buyers. Well-priced homes are still moving, so arriving pre-approved remains essential. With rates still elevated at 6.61%, stress-testing your qualification at current levels before making a move is a sound first step.

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

Audio Version

May Is Tracking as the Weakest Demand Month Since 2008 — The Seasonal Turn Is Underway | Seattle’s Eastside Real Estate Update 05-27-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 792 Closed Eastside Sales

Memorial Day week arrived this week — the same holiday that suppressed pending sales to 112 in the comparable week of 2025. This week’s reading of 113 is essentially identical, making the year-over-year comparison one of the cleanest in the 2026 data set. What the holiday does not change is the broader story: May is drawing to a close, and its trajectory confirms what we signaled three weeks ago.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.61% | ↓ Slight dip from last week’s 6.67% | ↓ Down 0.36% year over year

Rates eased slightly to 6.61% this week — down from last week’s post-conflict high but still 0.62 points above the pre-conflict baseline of 5.99%. Year over year, rates remain down 0.36%. The modest improvement is welcome but does not materially change the affordability picture — on a $1.5M home, the rate spread still represents roughly $620 more per month than buyers faced in late February.

ACTIVE LISTINGS — 1,660 | ↑ Up 2.1% from last week | ↑ Up 34.4% year over year

Active listings reached 1,660 this week — another 2026 high and up 34.4% from the 1,235 homes on the market during Memorial Day week in 2025. The inventory build has not paused. We are now approaching what historical data identifies as the seasonal July peak, and the weekly additions continue without interruption.

PENDING SALES — 113 | ↓ Down 22.6% from last week | ↑ Up 0.9% year over year

Pending sales came in at 113 this week — down 22.6% from last week’s 146, but that decline is almost entirely explained by Memorial Day. Last year’s comparable week produced 112 pending sales under the same holiday conditions. Year over year, this week is essentially flat at plus 0.9%. The more important number this week is the May trajectory: based on four weeks of weekly data, May 2026 is tracking toward approximately 520 pending sales for the month. For context, May 2008 — during the Great Recession — produced 522. Every May from 2009 through 2025 came in above that level. If the current tracking holds through month-end, May 2026 would be the weakest May in nearly two decades of data. Three weeks ago we noted that buyers are most active at the seasonal peak and that the decline begins in June. That decline is now underway.

MONTHS OF INVENTORY — 3.38 | ↑ Up 31.9% from last week’s 2.56 | ↑ Up 32.8% year over year

MOI jumped to 3.38 this week — driven primarily by the Memorial Day pending suppression. Last year’s Memorial Day week produced a MOI of 2.54. This year’s 3.38 is 33% above that on a like-for-like holiday comparison — a meaningful gap that reflects the structural inventory build, not just the seasonal calendar. MOI remains in balanced market territory, defined locally as 2 to 4 months, though this week’s reading is approaching the upper boundary. Next week’s data, with buyers returning from the holiday, will provide a cleaner June baseline.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,545,000 | ↓ Down 0.5% from last week | ↓ Down 5.9% year over year

The 30-day median held near recent levels at $1,545,000 — down 0.5% from last week and 5.9% below the $1,642,500 recorded at this same point in 2025. Closed sales came in at 100 — essentially flat year over year from the 101 recorded during the comparable week in 2025.

THE BIG PICTURE — WHAT THIS ALL MEANS

May is tracking toward its weakest pending total since 2008. Active listings set another 2026 high. MOI — even adjusted for the Memorial Day distortion — sits meaningfully above last year on a like-for-like basis. The seasonal demand peak has passed. From here, historical patterns are clear: pending sales decline through summer while inventory continues building toward a July peak. The window for sellers who want to transact in the most favorable demand environment of 2026 has narrowed considerably. What remains is still a functioning market — accurately priced homes are still selling — but the conditions are measurably more challenging than they were four weeks ago.

FOR SELLERS

With 34.4% more competition on the market than a year ago and May demand tracking toward a nearly two-decade low, pricing discipline is more critical now than at any point in 2026. The seasonal turn is underway. Inventory will continue building toward the July peak while pending sales decline from the May high. Sellers who are in the market now with accurate pricing are competing in a better environment than those who wait for summer. We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Active listings are still growing toward the historical July peak — meaning the widest selection window of 2026 remains ahead for prepared buyers. Well-priced homes are still moving, so arriving pre-approved remains essential. With rates still elevated at 6.61%, stress-testing your qualification at current levels before making a move is a sound first step.

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

5 Min. Read

Audio Version

A New Rate High, a Pending Rebound, and a Market Still Searching for Direction | Seattle’s Eastside Real Estate Update 05-20-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 789 Closed Eastside Sales

Two signals this week cut in opposite directions and deserve careful reading. Rates climbed to 6.67% — a new post-conflict high that surpasses even the 6.62% reached intra-week in late March. At the same time, pending sales jumped to 146 and Months of Inventory declined for the second consecutive week. Before reading too much into the pending rebound, context matters: May is historically the peak pending month on the Eastside, confirmed in 14 of the last 20 years. A jump in the final week of May is consistent with seasonal peak activity — not a signal of strengthening demand. From June onward, buyer activity historically declines. The market is sending mixed signals, and the data warrants an honest read of both.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.67% | ↑ Up from last week’s 6.57% | ↓ Down 0.32% year over year

Rates reached 6.67% this week — up 10 basis points from last week and now the highest reading since the Iran conflict began, surpassing the previous intra-week high of 6.62% reached in late March. The pre-conflict baseline of 5.99% is now 0.68 points below where rates sit today. Year over year, rates remain down 0.32%, but the near-term move is the operative signal. On a $1.5M home, this week’s rate represents roughly $650 more per month in carrying costs than buyers faced in late February.

ACTIVE LISTINGS — 1,626 | ↑ Up 5.1% from last week | ↑ Up 31.1% year over year

Active listings reached 1,626 this week — another 2026 high and up 31.1% from the 1,240 homes on the market during the comparable week in 2025. The inventory build continues at a steady pace with no sign of plateauing.

PENDING SALES — 146 | ↑ Up 9.8% from last week | ↓ Down 2.0% year over year

Pending sales came in at 146 this week — up 9.8% from last week and the strongest weekly reading since spring break ended. Year over year, pending is down just 2.0% from the 149 recorded during the comparable week in 2025. The week-over-week improvement is real, but it arrives at the seasonally expected peak. May is historically the strongest pending month of the year on the Eastside — confirmed in 14 of the last 20 years — and the final week of May routinely produces the highest single-week readings before demand begins its seasonal retreat in June. With three weeks now complete, May 2026 is tracking toward approximately 540 to 560 pending sales for the month. That would represent the weakest May since 2008, even with this week’s uptick. The data is not signaling a demand recovery — it is signaling that buyers are active at the seasonal peak, as they historically are, before the summer slowdown begins.

MONTHS OF INVENTORY — 2.57 | ↓ Down 4.1% from last week’s 2.68 | ↑ Up 33.8% year over year

MOI declined to 2.57 this week — down from last week’s 2.68 and the second consecutive week of decline, the first back-to-back drop since February. The driver is the pending rebound rather than any slowdown in new listings. MOI remains solidly in balanced market territory, defined locally as 2 to 4 months, and sits 33.8% above the 1.92 recorded during the comparable week in 2025. Two weeks of MOI decline is worth noting, but should be read alongside the seasonal context: pending sales typically peak in May and fall from June onward, which means MOI is likely to resume its climb as summer progresses and buyer activity retreats from its seasonal high.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,552,500 | ↓ Down 1.4% from last week | ↓ Down 5.9% year over year

The 30-day median eased slightly to $1,552,500 — down 1.4% from last week and 5.9% below the $1,650,000 recorded at this same point in 2025. Closed sales came in at 111 — up 18.1% year over year from the 94 recorded during the comparable week in 2025, a positive transaction signal that reflects deals written several weeks ago rather than current market conditions.

THE BIG PICTURE — WHAT THIS ALL MEANS

This week the data produces a familiar pattern at an unfamiliar scale. Pending sales are at their seasonal peak — as expected in the final week of May — and MOI has dipped modestly as a result. Rates are simultaneously at their highest level since the conflict began. These two forces are pulling in opposite directions, but the seasonal one is temporary. History is clear: pending sales decline from June onward, inventory continues to build toward a July peak, and the MOI pressure that has defined 2026 since February is more likely to resume than reverse. The market is functioning at its seasonal best right now. What comes next is the more important question.

FOR SELLERS

With 31.1% more competition on the market than a year ago, pricing discipline remains the single most important decision you will make. Homes priced accurately against today’s comparable sales are still selling, while overpriced listings are sitting longer and often requiring reductions that erode both value and negotiating position. The seasonal data makes the timing case clearly: pending sales are at their annual peak now and will decline from June onward, while inventory continues building toward a July high. Sellers who wait are not simply facing more competition — they are facing more listings and fewer buyers simultaneously. Homes that are accurately priced and well-prepared today are entering the market at the most favorable point in the seasonal curve that 2026 will offer. We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Based on 20 years of data, active listings typically peak in July before beginning a sustained seasonal decline. Buyers who are pre-approved and ready to move now will have the most choices available to them at any point in 2026 — but that window is finite. With rates at a new post-conflict high, arriving pre-approved and stress-testing your qualification at current levels before making a move is an essential first step.

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

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

A complete top-to-bottom renovation means this Sunrise two-story arrives with the modern finishes today’s buyers expect already in place – custom dark cabinetry, quartz counters, rich hardwoods flowing through both stories, updated baths, vinyl windows, and crisp white millwork throughout. The result is a beautifully updated home that specs out well above the typical English Hill offering, ready for its next owner from day one.

Step inside to an open, light-filled main level where the custom cable-rail staircase brings architectural interest rarely found in homes of this era. The spacious living room is anchored by oversized windows that pour natural light across the gleaming hardwood floors, while updated dimmable LED lighting lets you fine-tune the mood from morning to evening.

At the heart of the home, the fully updated kitchen is a chef’s dream featuring custom dark cabinetry, durable quartz counters, stainless appliances, granite tile floors, and a striking artisan glass tile backsplash. A spacious peninsula with built-in gas cooktop creates the perfect spot for casual seating and easy interaction, while the wide garden window above the sink frames lush backyard greenery. The kitchen opens directly to the cozy family room, anchored by a white brick gas fireplace and connected to the backyard through a slider – ideal for indoor-outdoor living.

Upstairs, three generous bedrooms include a spacious primary suite with a custom modular walk-in closet, double-vanity bath with quartz counters, and an oversized walk-in tile shower complete with rain head, handheld wand, built-in niche, and tile bench. Two additional bedrooms share an updated hall bath, and rich hardwood floors continue throughout the upper level.

The sunny west-facing backyard is a true outdoor retreat with an expansive concrete paver patio, cedar pergola, raised stone planters, and a towering evergreen hedge providing complete privacy. Year-round comfort comes courtesy of efficient central air conditioning via heat pump. Recent improvements include a new south-side fence, outdoor storage shed, exterior repaint, modular closet system, dimmable lighting throughout, new garage doors in 2025, a new water heater in 2026, a Blink car charger, and an electrical panel ready for the included tri-fuel portable generator.

Served by the highly regarded Northshore School District and minutes from Microsoft, downtown Redmond, and the Eastside’s premier employers, this Sunrise home delivers move-in-ready quality on one of English Hill’s most desirable streets.

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

Market Recap

Housing supply continued to expand across the NWMLS service area in April, with active listings rising 28.4% year over year and increasing more than 23% from March as the spring market gained momentum. While inventory expanded, market activity remained mixed: closed sales declined 3.7% year over year, even as showings and keybox accesses increased from both March and April 2025. The median sales price remained unchanged from a year ago at $650,000, reflecting a market with more choices for buyers but continued affordability constraints.

Mortgage rates remained elevated in April, with average rates slightly higher than in March, and the Federal Reserve held short-term rates steady, citing ongoing inflation pressures, including rising energy costs. Ongoing global uncertainty, including the war in Iran, continued to put upward pressure on interest rates and weigh on housing demand.

Steven Bourassa, director of the Washington Center for Real Estate Research at the University of Washington, said, “We are continuing to see relatively weak demand in the NWMLS market area (as elsewhere in the U.S.), with listings substantially higher than a year earlier, transactions down almost 4%, and median prices unchanged. At the moment, it is difficult to see any improvement on the horizon with the Iran war stuck in a stalemate.”

April 2026 Key Takeaways

Active Listings

• The total number of properties listed for sale increased 28.4% year over year, with 18,563 active listings on the market at the end of April 2026, compared to 14,459 at the end of April 2025. Month over month, active inventory increased by 23.4%, up from 15,049 in March 2026.
• Nearly all NWMLS counties experienced year-over-year inventory growth, with 21 of 27 counties posting double-digit increases. The five counties with the largest increases were Snohomish (+58%), Walla Walla (+54%), Okanogan (+52.4%), Skagit (+44.5%), and Thurston (+43.3%). 

Closed Sales

• Closed sales decreased by 3.7% year over year, with 5,674 transactions in April 2026 compared to 5,887 in April 2025. Month over month, sales increased by 4.7%, up from 5,417 in March 2026.
• Year-over-year closed sales decreased in 15 of 27 counties, increased in 11 counties, and Ferry County reported no sales.

Median Sales Price and Total Dollar Value

• The median sales price for residential homes and condominiums sold in April 2026 was $650,000, showing no change from April 2025 ($650,000). Month over month, the median price increased 1.6% from $640,000 in March 2026.
• The counties with the highest median sales prices were San Juan ($1,225,000), King ($859,000), and Snohomish ($750,000), while the lowest median prices were recorded in Ferry ($250,000), Adams ($290,000), and Columbia ($322,000). 
• The total dollar value of closed sales in April 2026 was $4.17 billion for residential homes and $440.5 million for condominiums, for a combined total of $4.62 billion.

Consumer and Broker Activity

NWMLS also tracked several indicators of consumer and broker engagement in April, showing continued increases in buyer and broker activity as the spring market progresses.

• Keyboxes at listed properties were accessed 162,421 times in April 2026, a 5.5% increase from March 2026. Year over year, keybox activity increased 5.5% from 153,949 accesses in April 2025.
• The total number of property showings scheduled through NWMLS-provided software increased 5.7% month over month, from 116,715 showings in March 2026 to 123,324 in April 2026. Year over year, showings increased 6.0% from 116,336 in April 2025.
• A total of 20,432 listings were eligible for the NWMLS Down Payment Resource program in April 2026, an 18.6% increase from March 2026, when 17,231 listings were eligible. Year over year, eligible listings increased 21.4%, up from 16,830 in April 2025. Overall, 73.2% 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.)

5 Min. Read

Audio Version

Rates Hit a New Wednesday High — While Inventory Holds Its Breath | Seattle’s Eastside Real Estate Update 05-13-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 789 Closed Eastside Sales

Two data points stand out this week above all others. At 6.57%, this week’s rate is the highest recorded in our Wednesday weekly update since the Iran conflict began in late February — rates did reach 6.62% intra-week in late March, but this is the highest Wednesday reading we have logged. And for the first time since February, Months of Inventory held essentially flat week over week rather than climbing. Both are worth understanding carefully before drawing conclusions.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.57% | ↑ Up from last week’s 6.44% | ↓ Down 0.35% year over year

Rates climbed to 6.57% this week — up 13 basis points from last week and the highest Wednesday reading in our weekly update since the Iran conflict began. Rates reached 6.62% intra-week in late March, so this is not the absolute post-conflict high, but it represents a meaningful reversal of the partial recovery that had built since then. The pre-conflict baseline of 5.99% is now 0.58 points below where rates sit today. Year over year, rates remain down 0.35%, but the near-term direction has reasserted itself as the dominant signal. On a $1.5M home, this week’s rate represents roughly $550 more per month in carrying costs than buyers faced in late February.

ACTIVE LISTINGS — 1,547 | ↑ Up 3.8% from last week | ↑ Up 35.6% year over year

Active listings reached 1,547 this week — another 2026 high and up 35.6% from the 1,141 homes on the market during the comparable week in 2025. The inventory build continues, though the pace of week-over-week growth moderated slightly to 3.8% from last week’s 6.3%.

PENDING SALES — 133 | ↑ Up 3.9% from last week | ↓ Down 17.4% year over year

Pending sales ticked up modestly to 133 — up from last week’s 128 and the first reading above 130 since spring break ended. Year over year, pending remains down 17.4% from the 161 recorded during the comparable week in 2025. The five-week trend — 128, 125, 128, 128, 133 — shows demand holding in a narrow range rather than declining further, but also not accelerating.

May is historically the strongest month for buyer demand on the Eastside — the peak pending month in 13 of the last 20 years, with an average of 864 pending sales across the full dataset. Based on the first two weeks of data, May 2026 is tracking toward approximately 520 to 560 pending sales for the month. If that holds, it would represent the weakest May buyer demand since 2008. Two weeks remain and that trajectory can change — but the current pace, set against the strongest seasonal demand month of the year, is the most telling data point in today’s update.

MONTHS OF INVENTORY — 2.68 | → Essentially flat from last week’s 2.69 | ↑ Up 64.1% year over year

MOI came in at 2.68 this week — essentially flat from last week’s 2.69, and the first week since February that MOI has not climbed. That single data point does not signal a reversal — one flat week after fifteen consecutive weeks of increases does not establish a trend. What it does signal is that the modest uptick in pending sales offset the continued inventory build this week, producing a neutral result. MOI sits 64.1% above the 1.64 recorded during the comparable week in 2025 and remains solidly in balanced market territory, defined locally as 2 to 4 months.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,575,000 | ↑ Up 0.8% from last week | ↓ Down 4.0% year over year

The 30-day median held steady at $1,575,000 — up a modest 0.8% from last week and 4.0% below the $1,640,000 recorded at this same point in 2025. Prices continue to hold in a narrow near-term range while the year-over-year gap persists.

THE BIG PICTURE — WHAT THIS ALL MEANS

This week’s story has two threads. Rates hitting the highest Wednesday reading since the conflict began at 6.57% is a genuine headwind for buyers and a signal sellers need to factor into their pricing decisions — a wider affordability gap means a smaller qualified buyer pool. At the same time, MOI holding flat for the first time since February and pending sales ticking above 130 are data points worth noting, even if one week is too early to call a shift. The market remains in balanced territory. Demand is present. Inventory is elevated. Accurate pricing is still the variable that separates homes that close from homes that sit.

FOR SELLERS

With 35.6% more competition on the market than a year ago and rates at their highest Wednesday reading since the conflict began, pricing discipline is the single most important decision you will make. Homes priced accurately against today’s comparable sales are still selling, while overpriced listings are sitting longer and often requiring reductions that erode both value and negotiating position.

The data also signals that market dynamics are likely to intensify before they ease. Historically, active listings on the Eastside peak in July — meaning sellers entering the market now are doing so ahead of the most competitive inventory environment of the year. At the same time, pending sales historically peak in May and decline from June onward. Sellers who wait are not simply facing more competition — they are facing more listings and fewer buyers simultaneously. Homes that are accurately priced and well-prepared today are entering the market at a more favorable point in that seasonal curve than those that wait. We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Demand is active — this week’s pending numbers confirm it. The next 6 to 8 weeks represent the widest selection window of the year. Based on 20 years of data, active listings on the Eastside typically peak in July before beginning a sustained seasonal decline through fall and winter. Buyers who are pre-approved and ready to move now will have the most choices available to them at any point in 2026. That window is real — but it is also finite. With rates climbing again this week, arriving pre-approved and stress-testing your qualification at current levels before making a move is an essential first step.

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

This month’s data tells a story that hasn’t been true in over a decade. **Months of Inventory across the Eastside, Seattle, and Snohomish County all hit their highest April reading in 15 years**, and **combined active listings across these three markets are at the highest April count since 2012**. Translation: April sellers face their lowest leverage since 2011, and April buyers have more spring choices than at any time in well over a decade.

### The Big Three This Month

**Interest Rates**
At **6.44% today**, rates are **down 0.30% from April 2025** but have **ticked up from March 2026’s 6.33%**. Year over year, buyers have slightly more purchasing power than they did last spring. The recent move higher means timing, rate locks, and payment strategy matter more than they did 30 days ago.

**Months of Inventory (MOI)**
April 2026 MOI is the **highest April reading in 15 years across all three markets**, dating back to April 2011. This is the single biggest shift this spring.
• **Eastside:** **2.9 MOI** (10-year Apr avg **1.2** | Apr 2025 **1.9**)
• **Seattle:** **1.9 MOI** (10-year Apr avg **1.0** | Apr 2025 **1.4**)
• **Snohomish County:** **1.9 MOI** (10-year Apr avg **0.9** | Apr 2025 **1.2**)

**Median Sales Price, Year over Year**
• **Eastside:** **−5.04%**
• **Seattle:** **−2.55%**
• **Snohomish County:** **flat (0%)**
Softer pricing reflects more competition for buyer attention and underscores pricing to today’s comp set, not last year’s peak.

### What this means on the ground

For sellers, MOI is leverage, and this is the lowest leverage an April seller has had since 2011. The strategic playbook leads with preparation, precision pricing, and buyer-friendly terms (credits, rate buydowns, flexible closings) that convert interest into firm offers. Days on market move faster than price reductions, so the first 10 to 14 days are the moment that matters most.

For buyers, combined April active listings across the Eastside, Seattle, and Snohomish County have not been this high since 2012. Combined with rates 30 basis points below last April, this is real negotiating room on price, credits, rate buydowns, and timing. Get fully underwritten so your offer is the cleanest at the table, and act with intent: the recent uptick in rates is a reminder that buying power can erode faster than seasonal inventory shifts.

Eastside fundamentals remain unchanged: 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**). The shift in MOI and active listings is a market correction, not a fundamentals story.

### 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

### This Month’s Recommendations

**Buyers:** Buyers haven’t had this many active listings to choose from in any April since 2012, so get fully underwritten and negotiate confidently on price, credits, and terms before rising rates erode your buying power.

**Sellers:** Months of Inventory is leverage. This is the lowest leverage an April seller has had since 2011. Win by pricing precisely to current comps, leading with preparation, and offering buyer-friendly terms that convert interest into firm offers.

If you have any questions while navigating your real estate journey, we’re here to help! Tony Meier & Team – Windermere Call us at 425-466-1000

Connect with us online:
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 37 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.

3 Min. Read

Flat Demand, Rising Supply, and More Inventory Than Even Last Year’s Disrupted Market | Seattle’s Eastside Real Estate Update 05-06-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 789 Closed Eastside Sales

Spring break is behind us and the seasonal distortions have cleared. What remains is a market in a steady, measurable drift — more supply each week, flat demand, and Months of Inventory climbing at a pace not seen at this time of year since 2011.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.44% | → Essentially flat from last week | ↓ Down 0.44% year over year

Rates held essentially flat at 6.44% this week — down just one basis point from last week and down 0.44% compared to this same week one year ago. The year-over-year tailwind remains intact, but rates continue to hover near the post-conflict range rather than recovering toward pre-conflict levels. The 0.45-point spread above the pre-conflict baseline of 5.99% remains a meaningful headwind for buyer qualification.

ACTIVE LISTINGS — 1,491 | ↑ Up 6.3% from last week | ↑ Up 37.7% year over year

Active listings reached 1,491 this week — another 2026 high and up 37.7% from the 1,083 homes on the market during the comparable week in 2025. Active listings have climbed steadily throughout 2026, with this week setting a new high. The inventory build is consistent and showing no sign of plateauing.

PENDING SALES — 128 | → Flat for the fourth consecutive week | ↓ Down 12.9% year over year

Pending sales came in at 128 for the fourth consecutive week — holding in a narrow range of 125 to 128 since mid-April. The demand signal has gone flat. Buyers are writing contracts at a consistent but unchanged pace while supply continues to expand around them. Year over year, pending is down 12.9% from the 147 recorded during the comparable week in 2025.

MONTHS OF INVENTORY — 2.69 | ↑ Up 6.3% from last week’s 2.53 | ↑ Up 58.1% year over year

MOI reached 2.69 this week — continuing the steady climb that has defined 2026 since February. The non-spring-break weekly progression tells the story clearly: 1.66 pre-conflict in late February, crossing 2.0 for the first time in March, 2.35 in early April, 2.43 and 2.53 in the two weeks following spring break, and now 2.69 to open May. Each post-spring-break week has set a new high. For additional context, the full month of May 2025 — during the tariff disruption — averaged 2.12. We are already at 2.69 in the first week of May 2026, above where that entire disrupted month landed last year. MOI remains in balanced market territory, defined locally as 2 to 4 months, and sits 58.1% above the 1.70 recorded during the comparable week in 2025.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,562,000 | ↓ Down 0.8% from last week | ↓ Down 5.3% year over year

The 30-day median eased slightly to $1,562,000 — down 0.8% from last week and 5.3% below the $1,650,000 recorded at this same point in 2025. The weekly closed median of $1,450,000 reflects a sample of 105 closed sales and should be read alongside the 30-day figure rather than in isolation. The 30-day trend is the more reliable price signal and it continues to run below year-ago levels.

THE BIG PICTURE — WHAT THIS ALL MEANS

The clearest story this week is the combination of flat pending and rising inventory. For four consecutive weeks, pending sales have held in a narrow range of 125 to 128 — a stable demand signal that is simply not keeping pace with supply. Active listings set a new 2026 high again. Months of Inventory climbed again. The 30-day median eased again. These are not dramatic week-over-week moves — they are a consistent, data-supported drift in one direction. The market that sellers are navigating in May 2026 is measurably more challenging than May 2025, which was itself a disrupted year. Accurate pricing remains the primary lever available to sellers who want to transact rather than accumulate days on market.

FOR SELLERS

With 37.7% more competition on the market than a year ago and demand flat for four consecutive weeks, pricing discipline is the single most important decision you will make. Homes priced accurately against today’s comparable sales — not 2025 peaks, and not the partial recovery readings from January or February 2026 — are still selling, while overpriced listings are sitting longer and often requiring reductions that erode both value and negotiating position. We have done extensive analysis on what this shift means for sellers in each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today have more negotiating leverage for this time of year than at any point since 2011. Four consecutive weeks of stable pending numbers confirm that well-priced homes are still attracting offers — but the expanded supply means buyers have more choices, more time for due diligence, and more room for thoughtful negotiation than at any spring in the past decade. Arriving pre-approved and prepared remains essential.

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

4 Min. Read

Audio version:

April Listings Cross a 14-Year High — and the Demand Gap Tells the Real Story | Seattle’s Eastside Real Estate Update 04-29-26

Tony Meier | Windermere Real Estate | 37 Years Experience | 789 Closed Eastside Sales

Two milestones arrived together this week that place the current Eastside market in a context we have not seen since 2012. At 1,402 active listings, April 2026 has now surpassed the previous modern-era April high of 1,285 set in 2019. To find a higher April listing count, you have to go back to April 2012 at 1,729.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.45% | ↑ Up from last week’s 6.32% | ↓ Down 0.36% year over year

Rates reversed course this week, climbing back to 6.45% from last week’s 6.32% — a 13-basis-point move in a single week that returns rates to within range of the March peak. Rates now sit 0.46 points above the pre-conflict baseline of 5.99%, erasing much of the partial recovery that had built over the prior three weeks. Year over year, rates remain down 0.36% — but the near-term direction is the signal buyers are responding to.

ACTIVE LISTINGS — 1,402 | ↑ Up 6.7% from last week | ↑ Up 43.8% year over year

Active listings reached 1,402 this week — surpassing the 2019 April high of 1,285 and setting a level not seen in any April since 2012. March’s weekly data had stayed just below the 2019 benchmark. That changed this week. For context: when April listings last reached comparable levels in 2012, there were 917 pending sales absorbing them, producing a MOI of 1.89. Today, with similar supply, the demand picture is fundamentally different.

PENDING SALES — 128 | → Essentially flat from last week | ↓ Down 13.5% year over year

Pending sales came in at 128 — essentially flat from last week’s 125 and down 13.5% from the 148 recorded during the comparable week in 2025. Demand has not evaporated, but the gap between supply growth and buyer absorption continues to widen. Estimated monthly pending of roughly 512 against 1,402 active listings produces an absorption ratio of approximately 37% — compared to 77% when April listings were last at comparable levels in 2019.

MONTHS OF INVENTORY — 2.53 | ↑ Up 4.1% from last week’s 2.43 | ↑ Up 66.3% year over year

MOI reached 2.53 this week — the highest April reading in this dataset since 2011. The monthly data confirms March 2026 closed at 2.08, already the highest March since 2011. April is now tracking materially above that. In each of the three prior years where MOI crossed 2.0 — 2018, 2022, and 2025 — it continued climbing through summer before peaking in fall or winter. In 2026, we have crossed that threshold two to three months earlier than in any of those prior cycles, entering the seasonal inventory build from a significantly more elevated base.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,575,000 | ↑ Up 3.96% from last week | ↓ Down 7.9% year over year

The 30-day median recovered modestly to $1,575,000 — still 7.9% below the $1,700,000 recorded at this same point in 2025. The weekly closed median of $1,727,500 reflects a thin transaction sample and should not be read as a standalone trend indicator.

THE BIG PICTURE — WHAT THIS ALL MEANS

Two things are now confirmed by the data. First, April 2026 active listings have crossed above the 2019 April high — the first time any April has reached this level since 2012. Second, the demand side that absorbed comparable inventory levels in 2012 and 2019 no longer exists at that scale. In 2012, 917 monthly pending sales met 1,729 listings. In 2019, 997 buyers met 1,285 listings. Today, an estimated 512 monthly pending sales are meeting 1,402 listings. The supply milestone matters — but the demand gap is the more consequential number. MOI at 2.53 and climbing into the seasonal build season is the clearest expression of that gap.

FOR SELLERS

With more active listings this April than at any point since 2012, pricing discipline is the single most important decision you will make. Homes priced accurately against today’s comparable sales — not 2025 peaks, not January or February 2026 — are still selling, while overpriced listings are sitting longer and requiring reductions that erode both value and negotiating position. We have done extensive analysis on what this shift means for sellers across each Eastside sub-market and would welcome the opportunity to walk you through what the data shows for your specific area and home.

FOR BUYERS

Buyers today are operating in the most supply-rich April market since 2012 — with significantly more negotiating leverage than that prior inventory cycle produced, because demand is thinner relative to supply. More choices, more time for due diligence, and more room for thoughtful negotiation than any spring in the past decade. Well-priced homes are still moving, so arriving pre-approved and prepared remains essential — and with rates moving back up this week, stress-testing your qualification at current levels before making a move is a sound step.

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

Click Here For Full Details, Photos, 3D & 4K Video Tour at the Property Website

Classic character meets modern comfort in this beautifully maintained two-story residence, set within the coveted Sunrise on English Hill enclave — walking distance to award-winning Sunrise Elementary and just minutes from the Eastside’s premier tech employers. A flexible floor plan features two comfortable main-floor bedrooms offering single-level ease for guests, a home gym, or multi-generational living, plus a spacious upper-level loft with vaulted ceilings and multiple skylights — ideal as a dedicated home office, playroom, studio, or quiet retreat. From the moment you arrive, classic gabled architecture, decorative shingle accents, a manicured lawn, and a signature blue door establish a memorable first impression on a quiet, established neighborhood street.

Inside, soaring vaulted ceilings, oversized skylights, and gleaming hardwood floors set the tone for a light-filled main level designed around connection and ease. The expansive living room, anchored by custom built-ins and a large bay window, flows seamlessly into a beautifully updated kitchen featuring an extended granite island with bar seating, gas cooktop, built-in microwave combination wall oven , stainless appliances, classic white cabinetry with beadboard detailing, and a sun drenched dining room crowned by a peaked skylight ceiling and a slider to the back deck. A built-in desk workstation, glass-front display hutch, and abundant pantry storage add the kind of everyday function today’s buyers value most.

The flexible 2,030 square foot floor plan offers two comfortable bedrooms on the main level alongside a full bath and a convenient three-quarter bath, while upstairs the private primary suite enjoys crown molding, fresh new carpet, a generous walk-in closet with custom shelving, and a skylit ensuite bath. A spacious upper level loft with vaulted ceilings, multiple skylights, and recessed lighting creates a versatile bonus space ideally suited for a home office, studio, or quiet retreat.

Recent improvements include a new roof just installed, fresh new carpet throughout, and a substantial new stone paver patio that transforms the private 10,958-square-foot lot into a true entertainer’s backyard. A freshly finished deck, in-ground sprinkler system out front, dedicated laundry room, two-car garage with storage loft, and mature evergreen surroundings complete the everyday experience.

Located in the highly regarded Northshore School District and just minutes from Microsoft, Google, and Meta campuses, with easy access to Redmond Town Center, downtown Woodinville’s wine country, and SR-520, this is English Hill living at its most welcoming.

Audio version here:

Spring break has wound down across King and Snohomish County school districts and this week’s data reflects a more normal operating environment. Buyers are back, inventory is still climbing, and the underlying market dynamics that defined March continue to hold.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.32% | → Flat from last week | ↓ Down 0.66% year over year

Rates held steady at 6.32% this week — unchanged from last week and now down 0.66% compared to this same time one year ago. The year-over-year comparison has become a genuine tailwind for buyers. Rates currently sit 0.33 points above pre-conflict levels — the partial recovery from the peak spike continues to hold.

ACTIVE LISTINGS — 1,314 | ↑ Up 5.5% from last week | ↑ Up 52.1% year over year

Active listings reached 1,314 this week — another 2026 high and up 52.1% from the 864 homes on the market during the comparable week in 2025. The seasonal inventory build is continuing, and with spring break fully behind us, new listings are coming to market at a pace consistent with the broader trend we have tracked since February.

PENDING SALES — 125 | ↓ Essentially flat from last week’s 128 | ↑ Up 15.7% year over year

Pending sales came in at 125 — essentially holding the post-spring-break rebound level from last week, and up 15.7% compared to the 108 contracts written during the same week in 2025. Two consecutive weeks of pending sales above 120 confirm that buyers are active and engaged. Demand is present — it is inventory growth that is outpacing it.

MONTHS OF INVENTORY — 2.43 | ↑ Up 8.1% from last week’s 2.24 | ↑ Up 31.4% year over year

MOI settled at 2.43 this week — up modestly from last week’s 2.24 as inventory continued to grow faster than pending sales. At 2.43, MOI remains solidly in balanced market territory, defined locally as 2 to 4 months, and is 31.4% above the 1.85 recorded during the comparable week in 2025. This is the clearest post-spring-break read we have had on where the market is actually operating, and it confirms the balanced conditions that have defined 2026 since early March.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,515,000 | ↓ Down 1.5% from last week | ↓ Down 10.9% year over year

The 30-day median eased slightly to $1,515,000 — down 1.5% from last week and now 10.9% below the $1,700,000 recorded at this same point in 2025. The weekly closed median of $1,500,000 is consistent with that picture. Prices are not collapsing, but the year-over-year gap has widened to nearly 11% and shows no sign of closing in the near term.

THE BIG PICTURE — WHAT THIS ALL MEANS

With spring break behind us, this week provides the clearest picture of where the April market is genuinely operating. The takeaway is consistent with what the data has shown since March: buyers are active, inventory is running well above recent spring averages, and MOI is at its highest seasonal level since 2011. Two consecutive weeks of pending sales above 120 confirm demand has not evaporated — it is simply navigating a market with materially more supply than it has seen at this time of year in over a decade. For sellers, the margin for error on pricing remains narrow. For buyers, the leverage that comes with balanced conditions is real and present.

FOR SELLERS

With 52.1% 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

Buyers today have more negotiating leverage for this time of year — spring — than at any point since 2011. Two consecutive weeks of strong pending numbers confirm that well-priced homes are still attracting offers. More choices, more time to conduct proper due diligence, and more room for thoughtful negotiation than buyers have experienced in years — but arriving pre-approved and prepared remains essential in a market where accurately priced homes are still moving.

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

Tucked at the end of a tree-lined drive in the friendly Echo Lake community, this stunning two-story estate with daylight basement offers 4,783 square feet of refined craftsmanship on 4.59 private, parklike acres. Built in 2008 with timeless architectural character, the home blends artisan stonework, rich Brazilian cherry hardwoods, and thoughtful updates throughout, creating a true Pacific Northwest retreat just minutes from Woodinville, Monroe, and Echo Falls Golf Course.

Handcrafted arched wood-and-glass double door opens to a soaring two-story foyer with a graceful curved staircase, setting the tone for the elegance within. The main level features a formal living room with vaulted ceilings, a tray-ceiling formal dining room with French doors to the back deck, and a gourmet chef’s kitchen with cherry cabinetry, granite counters, gas range with dual fuel double convection ovens, walk-in pantry, instant hot water, pot filler, and a sun-drenched breakfast nook. The two-story family room with 18-foot ceilings opens seamlessly to the kitchen and outdoor patio. A main-level office with Brazilian cherry floors, three-quarter bath, and a custom mudroom with sink, second laundry hookup, and built-in storage complete the level.

Upstairs, the expansive primary suite features a tray ceiling, decorative ceiling fan, sunset views, spa-inspired bath with jetted tub, walk-in travertine shower, heated floors, and a generous walk-in closet. Two additional bedrooms, a Jack-and-Jill bath, and a dedicated upstairs laundry with gas dryer and steam hookup complete the level.

The daylight basement is built for fun and function, offering a recreation room with heated tile floors (includes foosball, air hockey and dart board), updated custom wet bar with bar fridge, and stone fireplace, a dedicated home theater with full equipment included, a wine room with thick concrete walls ideal for wine storage or safe room conversion, home gym, fourth bedroom, three-quarter bath with heated marble floors, and direct access to the covered lower patio with putting green, fire pit lounge, natural gas hookup, and hot-cold water spigots.

The home is equipped with a whole-house 20kW Generac generator on natural gas, a 50-year Presidential roof, dual heat pumps with air conditioning, three gas fireplaces, and a hot water circulation pump. All lighting has been upgraded to LED, and a multi-zone sprinkler system keeps the grounds lush. Starlink connectivity, a three-car garage with 14-foot ceiling, and an expansive circular drive with abundant RV parking round out this exceptional offering. Surrounded by towering evergreens, manicured lawns, and visiting deer, this walkable Echo Lake neighborhood is just minutes to Echo Falls Golf Course, Costco, and Woodinville’s wineries, restaurants, and shopping.

Ajeet Kumar & Juhi Naik, Sellers

Welcome to one of Coventry’s most beautifully updated homes nestled in the heart of English Hill on a generous 11,257 SF lot. A sweeping concrete driveway, lush manicured lawn, brick accent detailing, artisan-glass front entry, and a classic two-story silhouette framed by soaring evergreens set the stage for what’s waiting inside across 2,390 SF of well-designed living space.

Welcoming foyer anchored by a striking staircase with dark hardwood treads and iron balusters, rich updated hardwood floors, and a layout that flows naturally from the formal living room through to the dining room and into the heart of the home. The updated kitchen featuring shaker cabinetry with glass-front display uppers, quartz countertops, stainless appliances, subway tile backsplash, and a wraparound window overlooking the backyard tree canopy. The island with seating provides style, functional prep space, and a space for informal entertaining. A charming built-in breakfast nook with bay windows brings the outdoors in and adds a warm, casual dining option that perfectly complements the formal dining room just steps away. The vaulted family room, anchored by a classic brick fireplace, opens directly to the updated back deck through sliding glass doors. A main-level bedroom/den with hardwood floors and track lighting adds valuable flexibility for a home office, guest room, or creative space. The updated laundry room with white shaker cabinetry, subway tile backsplash, utility sink, and direct garage access rounds out a main level designed for how people actually live.

The primary suite is a true retreat — generously sized with plush carpet, a ceiling fan, a vaulted sitting area with a dramatic arched window framing lush treetop views, a walk-in closet with custom wood built-ins, and a luxuriously updated primary bath designed for total relaxation. The bath features a skylight, heated floors, dual-sink vanity with marble countertops, shiplap accent wall, a freestanding soaking tub, and a floor-to-ceiling subway tile shower with dual showerheads and a herringbone mosaic niche. Two additional bedrooms and a full hall bath with a bold vanity complete the upper level.

Outside, the multi-level deck — freshly stained with updated planks — overlooks a fully fenced backyard with mature garden plantings, a paver patio, a built-in stone fire pit with curved seat wall, a detached storage shed, and a private, tree-canopied setting that feels worlds away from the pace of the Eastside. A portable generator adds the kind of year-round peace of mind that Pacific Northwest homeowners genuinely value. Located in the award-winning Northshore School District, within walking distance of Sunrise Elementary, and minutes from Microsoft, Google, and major Eastside employment corridors.

Audio Version here:

Last week we cautioned that the spring-break-elevated MOI of 3.16 was not a reliable baseline, with several school districts still on break this week. That caution was well-placed. Here is what the data shows as spring break winds down.

WHAT’S COVERED THIS WEEK

INTEREST RATES — 6.32% | ↓ Down from last week’s 6.38% | ↓ Down 0.56% year over year

Rates continued their gradual retreat this week, easing to 6.32% — down from 6.38% last week and down 0.56% compared to this same week one year ago. Rates have now recovered meaningfully from the peak spike of 0.65 points above pre-conflict levels and currently sit 0.33 points above where they were before the Iran conflict began. That partial recovery is a modest positive for buyer affordability, though rates remain elevated relative to late February.

ACTIVE LISTINGS — 1,245 | ↑ Up 5.7% from last week | ↑ Up 52.4% year over year

Active listings climbed again to 1,245 — another 2026 high and up 52.4% from the 817 homes available during the comparable week in 2025. Inventory is continuing its seasonal build, with some districts still on spring break this week adding to the supply-side pressure.

PENDING SALES — 128 | ↑ Up 48.8% from last week | ↑ Up 25.5% year over year

Pending sales bounced back sharply to 128 this week — up 48.8% from last week’s spring-break-suppressed reading of 86, and up 25.5% compared to the same week in 2025, when 102 contracts were written. That rebound confirms what last week’s data suggested: buyer demand did not disappear during spring break, it was deferred. Buyers are active and engaging with the market when they are available to do so.

MONTHS OF INVENTORY — 2.24 | ↓ Down 29.0% from last week’s 3.16 | ↑ Up 21.4% year over year

MOI pulled back to 2.24 from last week’s spring-break-elevated 3.16 — a significant weekly swing that confirms our caution against treating 3.16 as a new baseline. At 2.24, MOI remains solidly in balanced market territory, defined locally as 2 to 4 months, and sits 21.4% above the 1.85 recorded during the comparable week in 2025. The underlying trend is unchanged — this market is more balanced than it has been at this time of year since 2011.

MEDIAN SOLD PRICE (Rolling 30-Day) — $1,537,944 | ↓ Down 2.6% from last week | ↓ Down 10.0% year over year

The 30-day median eased to $1,537,944 — now 10% below the $1,710,000 recorded at this same point in 2025. The weekly closed median of $1,470,000 reflects a still-thin sales sample as spring break winds down and should be interpreted with caution. The 30-day figure, which smooths weekly volatility, is the more reliable price indicator and it is pointing clearly below year-ago levels.

THE BIG PICTURE — WHAT THIS ALL MEANS

The key data point this week is the pending rebound to 128 — up 25.5% year over year on a comparable-week basis. Buyers are active and have not stepped away from this market. What has changed is the environment they are buying into: more inventory, more choices, and more negotiating room than at any comparable spring period since 2011. Inventory at 1,245 continues to set 2026 highs, and the 30-day median running 10% below last year signals that pricing discipline remains essential for sellers. The market is functioning — but it is rewarding accuracy and preparation, not optimism.

FOR SELLERS

With 52.4% 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

Buyers today have more negotiating leverage for this time of year — spring — than at any point since 2011. This week’s pending rebound confirms that well-priced homes are still attracting offers. More choices, more time to conduct proper due diligence, and more room for thoughtful negotiation than buyers have experienced in years — but arriving pre-approved and prepared remains essential in a market where accurately priced homes are still moving.

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

Thoughtfully updated and move-in ready, this 3-bedroom, 1.75-bath home in the sought-after Glenterra neighborhood delivers the complete package – a fully remodeled kitchen, air conditioning, quality updates throughout, and a private backyard backing to a lush greenbelt with no rear neighbors.

A level, manicured front lawn, brick accent detailing, a rich wood-tone front door, and a two-car garage create a welcoming first impression that carries through every corner of the home. Step inside and the open-concept main level immediately delivers – hardwood floors, recessed lighting, updated trim and baseboards, and a bright neutral palette that connects every space with warmth and continuity. Sliding glass doors off the dining area open directly to the rear deck, making indoor-outdoor living effortless year-round.

Stunning, brand new kitchen featuring custom walnut-tone cabinetry, quartz countertops, a new range, microwave, dishwasher, garbage disposal, and a full suite of stainless appliances. A large peninsula with seating and undermount sink serves equally well for cooking and casual dining, and a picture window framing the wooded greenbelt makes this kitchen as enjoyable to be in as it is functional.

The primary suite offers a fully updated, spa-quality 3/4 bath with an oversized walk-in shower, built-in bench, floor-to-ceiling subway tile, frameless glass enclosure, and double vanity with dark quartz countertops. Two additional bedrooms serve equally well for guests, a home office, or flexible living, and a full hall bath with tub and shower combination rounds out the layout.

Outside, a Trex composite deck with Trex black metal guardrails overlooks a fully fenced, level backyard with raised garden beds and a natural greenbelt along the rear fence line – your own private piece of the Pacific Northwest. No rear neighbors. No HOA. Major systems are fully addressed: updated roof and gutters, high-efficiency furnace, central air conditioning, and updated attic and crawl space insulation. Served by the award-winning Northshore School District, this home offers the lifestyle, location, and low-maintenance living.

Handcrafted from the ground up and nestled within a cathedral of Pacific Northwest old-growth evergreens, this iconic two-story log home on 3.71 private acres delivers a living experience that simply cannot be replicated. From the moment you arrive via the long private drive, the setting makes it clear this is something truly special – a storybook property where authentic craftsmanship, natural beauty, and everyday comfort come together in perfect balance.

Soaring A-frame gable windows flood the great room with natural light, while vaulted ceilings, hand-scribed log walls, and a dramatic floor-to-ceiling brick fireplace create a living space that is as architecturally stunning as it is warm and inviting. The open kitchen and dining area continue the home’s commitment to quality – quartz counters, stainless appliances, abundant knotty pine cabinetry with leaded glass accents, and a generous peninsula with bar seating make this a kitchen designed for those who love to cook and gather. A dedicated main-level family room with its own brick fireplace adds a second anchor for daily living, while the upper-level study loft provides a quiet retreat for work or reading.

Three bedrooms and three bathrooms are thoughtfully distributed across 2,210 square feet. The generous primary suite features a wall of forest-facing gable windows and a private ensuite bath with glass-enclosed shower and mahogany vanity. Two secondary bedrooms each offer private deck access, closet storage, and forested views. A dedicated laundry room, efficient heating and cooling provide by a newer Heat Pump, and a portable generator add the practical reliability that discerning buyers expect.

Outside, multi-level decks wrap the home and open to sweeping private grounds – open lawn areas, mature plantings, a detached two-car garage with shop area, and a secondary outbuilding provide space and flexibility that is extraordinarily rare in today’s market. No HOA. Served by the award-winning Northshore School District. Minutes from Woodinville’s world-class wine country, dining, and shopping.

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.