Here is the full rundown, Eastside first, then Seattle, then Snohomish County. Every date, time, and price below was checked against the organizer’s own page on October 9th, 2026. Details can change, so confirm before you go.

Eastside: October 9th through 11th, 2026

Bellevue Jazz & Blues: where to go each day

The free sets are the easy entry point. On Friday, October 9th, Mark Hilliard Wilson plays Lincoln Square South (second floor) and Karin Kajita with Al Shabino play Lincoln Square North (first floor), both 4 to 6 p.m. The ticketed shows at Meydenbauer Center Theatre are short and early (7:30 to 9 p.m.), which leaves time for dinner on 106th or 108th afterward. Sunday’s student showcase is free and runs in 45 minute sets from 11 a.m., with Redmond, Interlake, Eastlake, and Bellevue high school combos on the bill.

Japan Week Festival at Bellevue College

This is the festival’s tenth year and the Saturday program is the full day: a Super Mario Bros. 40th anniversary room with Mario Kart races, a 12:30 p.m. talk by game composer Kazuma Jinnouchi, calligraphy, origami, tea ceremony, taiko, a cosplay contest, and the Omikoshi and Yosakoi parade through campus at 3 p.m. Park in the BC Garage, which is free for the event; the surface lots charge $3.

Woodinville this weekend

Crush is wrapping up, which is why Darby Winery is opening its Woodinville Warehouse on Saturday afternoon for Taste the Cellar (note the Hollywood tasting room is closed that day). A few minutes south in the Hollywood district, Synne Cellars and Watts Brewing turn the lawn at the Hollywood Schoolhouse into an Oktoberfest from 2 p.m. with a stein holding contest and a lederhosen and dirndl contest. Bring a lawn chair; it runs rain or shine.

Seattle: Seahawks and Huskies both at home

Two traffic notes. The Huskies kick off Friday at 6 p.m., so Montlake and the 520 approach will be slow from about 4 p.m.; the 2 Line to the 1 Line gets you to the U District station without the bridge. On Sunday the Seahawks kick off at 1:25 p.m. and SoDo will be full from late morning. The Kraken are on the road all weekend (Detroit on Friday, Washington on Sunday), the Sounders are at New England on Saturday, and the Mariners’ season is over, so there are no other home games competing for the same crowd. Seattle Restaurant Week starts the following weekend, October 18th.

Snohomish County: Billy Strings and the pumpkin farms

The Silvertips are on the road both nights (Tri-City on Friday, Spokane on Saturday), which leaves Angel of the Winds to Billy Strings. The arena’s Shakedown Street lot is selling a single $150 space that covers both nights, credit card only. Thomas, Stocker, and Swans Trail sit a few minutes apart along Marsh Road and the river, with Craven and Bob’s a short drive away, so it is easy to pair a farm with lunch on 1st Street in Snohomish. Weekend admission at Swans Trail must be bought in advance online, and Bob’s Corn still labels its posted rates as provisional, so treat those figures as reference prices.

Here’s What I Suggest

If you only do one thing, make it Saturday at Bellevue College. Japan Week opens at 10 a.m., the Jinnouchi talk is at 12:30 p.m., and the parade crosses campus at 3 p.m. From there it is fifteen minutes to downtown Bellevue for Lady A at Meydenbauer at 7:30 p.m., and the show is done by 9.

If you are on the north end, start Saturday at the Redmond Saturday Market at 9 a.m., swing through the Kirkland Costume Swap at City Hall before noon, then head up to Woodinville for Taste the Cellar at Darby (1 to 4 p.m.) or the Schoolhouse Oktoberfest from 2 p.m. Finish at Juanita Beach Park, where the lot opens at 6 p.m. for the outdoor movie.

If you are hosting guests from out of town, the two Seattle tickets worth planning around are the Huskies against Iowa on Friday night and the Seahawks against the 49ers on Sunday afternoon. Both stadiums are easier by light rail than by car; the Sunday game in particular will fill SoDo by 11 a.m.

And if you are thinking about a move this fall, open houses on the Eastside run Saturday and Sunday afternoons, which fits neatly around a morning at the market or a free set in Lincoln Square. Call Tony Meier & Team at 425-466-1000 or visit EastsideHomes.com and we will put together a Saturday route that pairs the homes you want to see with the events near them.

FAQ

Is the Bellevue Jazz & Blues Music Series free?

Parts of it. The Lincoln Square sets on Friday, October 9th (4 to 6 p.m.) and the Sunday student showcase at Meydenbauer Center Theatre (11 a.m. to 5:15 p.m.) are free. The Friday and Saturday evening shows at Meydenbauer are $20, or $10 with a student ID. Club dates at Bake’s Place are $30 plus a $30 food and beverage minimum.

Where do I park for Japan Week at Bellevue College?

The BC Garage is free for the festival on Saturday, October 10th. The other campus lots charge $3. The campus is at 3000 Landerholm Circle SE, off 148th Avenue SE.

What time do the Seahawks play on Sunday?

Sunday, October 11th, 2026 at 1:25 p.m. at Lumen Field against the San Francisco 49ers. The Huskies also play at home this weekend, on Friday, October 9th at 6 p.m. against Iowa at Husky Stadium.

Is the Redmond Saturday Market still open in October?

Yes. The market runs every Saturday, 9 a.m. to 2 p.m., through October 31st, 2026 at 9900 Willows Road NE. After this weekend there are three Saturdays left in the season.

Which pumpkin farms are open this weekend?

On the Eastside, Remlinger Farms in Carnation runs its Fall Harvest Pumpkin Festival Friday through Sunday. In Snohomish, Craven Farm, Stocker Farms, Swans Trail Farms, Thomas Family Farm, and Bob’s Corn are all open, with night attractions on Friday and Saturday at Thomas, Bob’s, and Swans Trail.

Event details were verified against each organizer’s website on October 9th, 2026. Dates, hours, and prices are set by the organizers and can change without notice; please confirm before you go. Tony Meier & Team is not affiliated with any of the events listed.

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

If you’re a seasoned homeowner thinking about selling your current home and buying your next one, this October 2026 update covers a month where rates did the heavy lifting. Tony Meier with Windermere Real Estate in Kirkland has spent 37 years in the field and closed 805 successful transactions across Seattle’s Eastside. Since 2020 alone, Tony Meier & Team has closed 205 transactions totaling more than $256 million in volume, experience that shows up in the pricing, prep, negotiation, and plan that keeps you protected from surprises.

The story this month starts with mortgage rates. After months of steady increases, the 30 year fixed jumped to 7.59%, up 0.73% in a single month and 1.24% above a year ago. That jump pushed the Eastside back into buyer territory at 4.1 Months of Inventory, after August’s brief return to balanced. All three markets posted their highest September MOI readings since 2011. Buyers have leverage and choice again, but the cost of financing it just went up sharply.

The Big Three This Month

Interest Rates
At 7.59% today, rates are up 0.73% from last month’s 6.86% and up 1.24% from September 2025’s 6.35%. This is the largest single-month move we have reported this year, and the first time this year rates have crossed 7%. Every quarter point now changes what buyers can comfortably afford.

Months of Inventory (MOI)
September MOI is the highest September reading since 2011 in all three markets, and the Eastside is back above the 4.0 buyer-favored line.
• Eastside: 4.1 MOI (10-year avg 1.8 | Sep 2025 2.3), buyer favored
• Seattle: 3.0 MOI (10-year avg 1.8 | Sep 2025 2.1), balanced
• Snohomish County: 3.4 MOI (10-year avg 1.5 | Sep 2025 1.9), deep balanced

Median Sales Price, Year over Year
• Eastside: −9.52% (deepened from August’s −5.97%)
• Seattle: −1.54% (moderated from August’s −8.00%)
• Snohomish County: 0.00% (flat at $750K, moderated from −2.66%)
The Eastside carries the deepest correction this month, while Seattle and Snohomish held much closer to last year’s prices.

What this means on the ground

For sellers, MOI is leverage, and at 4.1 months the leverage has moved back to buyers. With rates above 7%, buyers are price sensitive and will compare your home against more September choice than any year since 2011. Homes priced to current comps and shown in top condition still sell and command strong terms. Homes priced to last year’s peak sit, and the Eastside median being down 9.5% tells you how quickly that gap shows up.

For buyers, this is a real opening with a real cost. Eastside prices are down about 9.5% from a year ago and inventory gives you room to negotiate on price, credits, and terms. But rates moved 0.73% in one month, which can offset a meaningful part of that price softness. Confirm your approval, decide on a lock strategy before you write an offer, and ask about seller-paid rate buydowns, which carry more weight now than they have all year.

Historically, MOI peaks in September and eases into winter as listings come off the market. The bigger variable this fall is rates, not seasonality.

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 4.1 months of inventory, the Eastside is back in buyer territory, with the most September choice since 2011. With rates above 7 percent, buyers are price sensitive. Homes priced to current comps and shown in top condition still sell and command strong terms.

Buyers: Eastside selection is the widest for any September since 2011, and the Eastside median price is down about 9.5 percent from a year ago. With rates moving higher, confirm your approval and lock strategy, 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.

Source: NWMLS listing data, compiled and analyzed by Tony Meier & Team through Eastside Market Watch. Statistics not compiled or published by Northwest Multiple Listing Service.

The story this month starts with mortgage rates. After months of steady increases, the 30 year fixed jumped to 7.59%, up 0.73% in a single month and 1.24% above a year ago. That jump pushed the Eastside back into buyer territory at 4.1 Months of Inventory, after August’s brief return to balanced. All three markets posted their highest September MOI readings since 2011. Buyers have leverage and choice again, but the cost of financing it just went up sharply.

The Big Three This Month

Interest Rates
At 7.59% today, rates are up 0.73% from last month’s 6.86% and up 1.24% from September 2025’s 6.35%. This is the largest single-month move we have reported this year, and the first time this year rates have crossed 7%. Every quarter point now changes what buyers can comfortably afford.

Months of Inventory (MOI)
September MOI is the highest September reading since 2011 in all three markets, and the Eastside is back above the 4.0 buyer-favored line.

Eastside: 4.1 MOI (10-year avg 1.8 | Sep 2025 2.3), buyer favored
Seattle: 3.0 MOI (10-year avg 1.8 | Sep 2025 2.1), balanced
Snohomish County: 3.4 MOI (10-year avg 1.5 | Sep 2025 1.9), deep balanced

Median Sales Price, Year over Year

Eastside: −9.52% (deepened from August’s −5.97%)
Seattle: −1.54% (moderated from August’s −8.00%)
Snohomish County: 0.00% (flat at $750K, moderated from −2.66%)
The Eastside carries the deepest correction this month, while Seattle and Snohomish held much closer to last year’s prices.
What this means on the ground

For sellers, MOI is leverage, and at 4.1 months the leverage has moved back to buyers. With rates above 7%, buyers are price sensitive and will compare your home against more September choice than any year since 2011. Homes priced to current comps and shown in top condition still sell and command strong terms. Homes priced to last year’s peak sit, and the Eastside median being down 9.5% tells you how quickly that gap shows up.

For buyers, this is a real opening with a real cost. Eastside prices are down about 9.5% from a year ago and inventory gives you room to negotiate on price, credits, and terms. But rates moved 0.73% in one month, which can offset a meaningful part of that price softness. Confirm your approval, decide on a lock strategy before you write an offer, and ask about seller-paid rate buydowns, which carry more weight now than they have all year.

Historically, MOI peaks in September and eases into winter as listings come off the market. The bigger variable this fall is rates, not seasonality.

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 4.1 months of inventory, the Eastside is back in buyer territory, with the most September choice since 2011. With rates above 7 percent, buyers are price sensitive. Homes priced to current comps and shown in top condition still sell and command strong terms.

Buyers: Eastside selection is the widest for any September since 2011, and the Eastside median price is down about 9.5 percent from a year ago. With rates moving higher, confirm your approval and lock strategy, 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.

The fall turn arrived on schedule. Active listings fell 3.1% to 1,917, the first decline after three straight weekly records and the largest one-week drop in listings this year. Pending sales rose to 101, above a year ago for the first clean week since late August. Months of inventory eased to 4.36 but held above 4 for a third consecutive week, the longest buyer-favored stretch of 2026. Rates climbed to 7.63%, a sixth straight high and the most expensive financing since November 1st, 2023. The rolling median held at $1,430,000, 9.5% below a year ago.

Interest Rates — 7.63%

↑ Up 9 bp from last week’s 7.54%  |  ↑ Up 1.27% year over year
Rates rose another 9 basis points to 7.63%, a sixth consecutive 2026 high and the highest reading since November 1st, 2023, when the 30-year sat at 7.75% on its way down from the 8.00% peak. The climb since August 19th now totals 91 basis points over seven weeks. On a $1.5 million purchase, 7.63% costs roughly $1,640 more per month than the pre-conflict baseline of 5.99% and about $1,280 more than the 6.36% buyers saw a year ago. The increase did slow, from 28 basis points last week to 9, the first hint of a plateau, but one week is not a trend.

Active Listings — 1,917

↓ Down 3.1% from last week  |  ↑ Up 48.4% year over year
Active listings fell 61 to 1,917, down 3.1% from last week’s record 1,978 and the largest one-week decline in listings this year. The timing is normal. In each of the past five years the count fell at the turn of October, and from the seasonal peak to year end it dropped between 54% and 80%, with the past four years clustered at 54% to 57%. The level is what is not normal. Inventory remains 48.4% above the 1,292 of a year ago, and even a typical seasonal decline would leave December with more homes on the market than any year end in our six-year weekly series.

Pending Sales — 101

↑ Up 6.3% from last week  |  ↑ Up 5.2% year over year
Pending sales rose to 101, up 6.3% from last week’s 95 and 5.2% above the 96 of a year ago. That breaks the four-week clean-week slide from 130 to 117 to 108 to 95, and it is the first year-over-year gain in a non-holiday week since August 26th. The five-week average of 103 is still the lowest since mid-March, so this is a stabilization, not a surge. Buyers who stepped back as rates jumped appear to be re-engaging at the new prices.

Months of Inventory — 4.36

↓ Down 8.8% from last week’s 4.79  |  ↑ Up 40.5% year over year
MOI eased to 4.36, down 8.8% from last week’s 4.79 but 40.5% above the 3.11 of a year ago. More importantly, this is the third consecutive clean week above 4 (4.20, 4.79, 4.36), the longest buyer-favored stretch of 2026 and the ninth reading above 4 this year. The five-week average sits at 4.34. Both components moved the right way for sellers this week, fewer listings and more pendings, yet the market remains comfortably on the buyer’s side of the line.

Median Sold Price (Rolling 30-Day) — $1,430,000

→ Essentially flat from last week’s $1,432,500  |  ↓ Down 9.5% year over year
The rolling 30-day median held at $1,430,000, within $2,500 of last week and 9.5% below the $1,580,000 of a year ago. The slide since summer is now clear in the weekly data: the median ran near $1.6 million from late July through mid August and has sat in the low $1.4 millions since early September, a decline of roughly 10%. A 30-day median moves with the mix of homes that close, so part of that is composition, but the monthly NWMLS series, which is built differently, points the same direction: August closed at $1.45 million, 6% below August 2025. Closed sales came in at 103, down 6.4% from last week and 17.0% above the 88 of a year ago.

The Big Picture — What This All Means

Supply has begun its seasonal retreat and demand has steadied, which is why MOI pulled back from 4.79. But the level of inventory, the price of money, and the price trend all still favor buyers. Three clean weeks above 4 confirm what the last two suggested, and a median 9.5% below last year says the repricing is no longer a forecast. The fourth quarter turns on two questions: whether this week’s 9 basis point move is the start of a plateau near 7.6%, and how much of the 1,917 clears before the holidays. History says about half the peak count is gone by Christmas, and the homes that sell will be the ones priced to today’s comparables, not August’s.

For Sellers

Sellers, the first sign of seasonal relief is here, and it changes your competition, not your price. Fewer listings each week through December means less noise around your home, but the buyers who remain are paying 7.63% for their money and watching a median down 9.5% from a year ago. They will not pay last year’s price to save you from this year’s market. Price to the newest per-square-foot closings in your sub-market, present the home at its best from day one, and be ready to meet the first serious buyer rather than wait for a second. Soft stretches here have not been permanent (the 2023 decline was followed by a double-digit gain in 2024), but pricing to the old market is how a soft season becomes a long one.

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 window is open but starting to narrow. Inventory is still 48% above last year, prices are running 9.5% below, and MOI has held above 4 for three straight weeks, so your negotiating position remains the strongest of 2026. What changed this week is the direction of supply: listings fell 61, and history says the decline accelerates through November, with the best homes clearing first. Solve the rate before you tour, because at 7.63% buydowns, adjustable products, and seller-paid lender credits are worth more than at any point in years, then move on the right house while the choice is wide. The rate can be refinanced. The price you negotiate now cannot.

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

Source: NWMLS listing data, compiled and analyzed by Tony Meier & Team through Eastside Market Watch. Statistics not compiled or published by Northwest Multiple Listing Service.

If you have asked ChatGPT or another AI tool “how much below asking should I offer?”, you probably got a general answer built on national averages. This post answers the same question with local numbers from Eastside Market Watch, Tony Meier & Team’s daily database of every NWMLS listing on the Eastside (NWMLS Areas 500 to 600: Bellevue, Mercer Island, Issaquah and Sammamish, Redmond, Kirkland, Woodinville, and the surrounding area).

How Many Eastside Homes Sell Below Asking?

Today’s market gives buyers more room than a year ago. More homes are selling below list, and the typical discount on those homes is larger.

So the honest answer to “how much of a discount can I get?” is: on the homes that sell under asking, the typical discount is just under 4%. It is not the 10% or 15% that buyers sometimes hope for, and on a fresh, well priced home there may be no discount at all.

Time on Market Is the Biggest Factor

The single best predictor of your negotiating room is Cumulative Days Active (CDA), the number NWMLS now reports in place of the old “days on market.” Here is how Eastside sales break down:

Three takeaways from this table:

• The first week is still competitive. Nearly 3 in 10 Eastside sales went pending within 7 days, and more of those sold over asking (28%) than under it (25%). A lowball offer on a new listing that is priced right usually loses to another buyer.
• The room opens up after two weeks. Once a home passes 14 days, more than 80% sell below list, at roughly 96% to 97% of the current asking price.
• The original price matters too. Homes on the market more than 60 days closed at a median 92.6% of their original list price. Much of that discount came from price reductions before the offer, not from the negotiation itself.

Price Reductions Tell You Where the Seller Is

Of the 1,455 recent sales, 386 (26.5%) had at least one price reduction before they sold. Those homes closed at a median 96.6% of their reduced price and 90.9% of their original price. Homes that never cut their price closed at a median 98.7% of list.

Right now, 534 of the 1,937 active Eastside listings (27.6%) have reduced their price in the last 30 days. A recent reduction is a signal that the seller is adjusting to the market, but it also means part of the discount has already been given. Your offer should be built on what comparable homes actually sold for, not just on how far the price has already moved.

Discounts by Eastside Area

*Fewer than 75 sales in 90 days, so read these with more caution. In every area, homes that went pending within 7 days sold at a median 100% of list.

West Bellevue and Kirkland show the most negotiating room right now. Juanita and Woodinville, along with the area south of I-90, are the firmest.

Discounts by Price Range

Above $2 million, the typical discount on homes that sell under asking grows to nearly 5%. Fewer buyers compete at that level, so a well researched offer carries more weight.

Why There Is More Room Than Last Year

Active listings are up 53% from a year ago, the median sold price is down 7.3%, and months of inventory has crossed into buyer’s market territory. Rates were 7.56% on October 6th, 2026, and they change daily. Higher rates mean fewer competing buyers, which is a big part of why the negotiating room has grown. For more on the shift, see our September 30th market update and Is Kirkland a Buyer’s Market Now?

Here’s What I Suggest

1. Check the Days Active first. Under 7 days, plan to offer at or near list, and be ready for competition. Past 14 days, an offer 3% to 4% under list is in line with what the market is actually paying.
2. Look at the price history. A home that has already dropped 5% may have less room left than one that has been sitting at its original price for 45 days.
3. Base your number on sold comps, not the list price. List price is the seller’s opinion. Recent sales of similar homes are the market’s answer.
4. Negotiate more than price. With rates above 7%, a seller credit toward a rate buydown or closing costs can be worth more to you than the same dollars off the price.
5. Know your payment before you write. Our affordability guide walks through the math at today’s rates.

AI tools are a good place to start your research, but they cannot see this week’s showing traffic, the seller’s situation, or which comps actually match the home you love. That is where a local broker earns their keep. Tony Meier & Team has 37 years of experience on the Eastside. Call 425-466-1000 or visit EastsideHomes.com to talk through your next offer.

Frequently Asked Questions

How much below asking price should I offer on a house on the Eastside?

For a home on the market 15 days or more, recent sales closed at a median 96.6% of list, so an offer about 3% to 4% under list is realistic. For a home in its first week, the median sale was 100% of list, and 28% sold over asking.

Is it a buyer’s market on the Eastside right now?

Yes, by months of inventory. As of October 5th, 2026, the Eastside had 4.5 months of inventory, above the 4 month line we use for a buyer’s market. A year ago it was 2.6 months.

Can I offer 10% below asking?

You can, but few Eastside homes sell that far under their current list price. The typical discount on homes that sold below list was 3.7%. Larger discounts usually show up against the original price on homes that have already been reduced.

Does a price reduction mean the seller will take less?

Often, but much of the discount may already be built in. Reduced homes sold at a median 96.6% of their new price, or 90.9% of their original price.

Should I trust what ChatGPT says about my offer?

Use it to learn the process, but check its numbers against local sales. AI answers tend to rely on national averages, and Eastside discounts vary by area, price range, and especially by how long a home has been on the market.

Data as of October 5th, 2026, from Eastside Market Watch (Tony Meier & Team) for NWMLS Areas 500 to 600 (Eastside), residential sales closed July 8th to October 5th, 2026, compared with the same period in 2025. Percent of list uses the final list price at sale. Active listing counts and prices are as of the latest feed and change daily. Months of inventory is active plus contingent listings divided by the 30 day pending pace. Mortgage rates are Mortgage News Daily 30 year fixed averages, change daily, and are not a rate quote. This post is general market information, not legal or financial advice. Source: NWMLS listing data, compiled and analyzed by Tony Meier & Team through Eastside Market Watch. Statistics not compiled or published by Northwest Multiple Listing Service.

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

As soon as we signed the listing agreement, you connected us with contractors to prepare our house and yard for sale in a challenging market. You managed the contractors to ensure the work was completed on time before we listed the house. We especially appreciate how you drove these preparations while we were out of state settling into our new home. You ensured the landscapers fixed problems as they arose. In a stressful but humorous incident, raccoons started to ravage our newly laid sod, and you personally went to the store for repellent and stakes to solve the problem.

Your marketing material is incredible, showcasing the best of our home and using technology to allow potential buyers to tour the house. The dollhouse view and the 360 images allowed us to experience and view the changes made to prepare the house for sale. Your marketing also showed off the beautiful staging you arranged, which helped buyers visualize the space.

Your knowledge of the shifting market guided us to pick the right asking price and helped us quickly find a buyer that fell in love with our house as much as we did. You guided us through offer acceptance, escrow and closing, then celebrated with us when our sale concluded successfully.

Thank you again Tony & Team for such a wonderful and successful experience.

Anthony & Daylen Thane
Sellers, Redmond

What “Buyer’s Market” Means in Kirkland

We label the market with months of inventory (MOI): active and contingent listings divided by the trailing 30-day pending pace. Under 2 months favors sellers, 2 to 4 is balanced, and above 4 favors buyers. Kirkland sat at 2.78 months a year ago and 3.47 one month ago, both balanced. It crossed to 4.23 this week. Demand is steady rather than collapsing: the last three 30-day slices ran 89, 89, and 79 pendings. What changed is supply. Active listings are up 8.1% in a month and about 58% in a year, and 220 new listings arrived in the last 30 days, 63% more than the prior 30.

Prices: Down From Last Year, Flat From Last Month

The 30-day median of $1,350,000 is 15.5% below the same window a year ago, and the 90-day median of $1,357,500 (248 closings) is 17.7% below last year’s $1,650,000. Both windows agree, so this is not a one month mix quirk. Month to month, the 30-day median edged up 3.6%. Negotiation has shifted too. Sellers closed at a median 98.08% of list price over the last 90 days, and only 10.1% of sales closed above list, versus 17.4% a year ago. In the last 30 days that share fell to 4.7%: a year ago nearly one in five Kirkland sales had a bidding war, today it is about one in twenty.

How Kirkland Is Repricing

Every seller needs to see this part: not just what homes are selling for, but how the homes still for sale are adjusting to find a buyer.

Read the two tables together. Homes that are selling trade at a median of $1,350,000. Homes still for sale are listed at a median of $1,524,500, and asking price per square foot nudged up this month while sold prices did not. That gap is why 90 listings, about 27% of everything active, cut their price in the last 30 days, and why the median Days Active (DA) for a home that eventually sells has stretched from 15.5 days a year ago to 27 today. The 30-year fixed rate at 7.61% as of October 5th, 2026, up 72 basis points in a month, does the rest. Rates change daily.

Here’s What I Suggest

If you are selling in Kirkland this fall, price to the sold data, not the active list. Homes that launched near the 90-day median and showed well are still going pending in a few weeks. Homes that launched at a 2025 number are the ones in the price reduction column, and a cut after 30 days rarely recovers the buyers who passed in week one. Launch on a Wednesday, hold one concentrated open house, and build your net sheet at today’s rate.

If you are buying, this is the most selection Kirkland has offered in years, and with 4.7% of sales closing above list you can write an offer with an inspection contingency and a realistic price. Prioritize homes with a long CDA and a recent reduction; those sellers have already accepted the market. Lock your rate when you go pending and ask about a buydown.

Thinking about a Kirkland move in either direction? Call or text Tony Meier & Team at 425-466-1000, or start at EastsideHomes.com. We will pull the current numbers for your neighborhood and price band before you decide.

Related reading: Buyer-Favored Territory Confirmed as Rates Hit a Three-Year High, Eastside Crosses Into Buyer Territory for the First Time Since 2011, and Are Home Prices Dropping in Redmond, WA?

Frequently Asked Questions

Is Kirkland a buyer’s market or a seller’s market right now?

A buyer’s market by the inventory measure. Kirkland has 4.23 months of inventory as of October 6th, 2026, above the 4 month line that separates balanced from a buyer’s market. A year ago it was 2.78 months.

Are home prices dropping in Kirkland?

Compared with last year, yes. The median sold price over the last 30 days is $1,350,000, down 15.5% from $1,597,500 a year ago, and the 90-day median is down 17.7%. Month to month, prices are roughly flat.

How long does it take to sell a house in Kirkland?

The median home that closed in the last 90 days spent 27 Cumulative Days Active before going pending, up from 15.5 days a year ago. Homes priced to the sold data still move faster.

Should I wait to sell my Kirkland home until the market improves?

Nobody can promise a better spring. Today the data shows 334 competing listings, 220 new ones in the last 30 days, and a 7.61% rate. If you need to sell in the next 12 months, a correctly priced launch now faces less competition than it may in March, when new listings typically surge.

Data as of October 6th, 2026, from Eastside Market Watch (Tony Meier & Team) for the City of Kirkland, which spans NWMLS Area 560 (Kirkland/Bridle Trails) and the Kirkland portion of Area 600 (Juanita/Woodinville). Active listing counts and list prices are as of the latest NWMLS feed and are provisional; the year-ago active count is reconstructed and approximate. Sold figures are final. The 30-year fixed rate is the Mortgage News Daily reading for October 5th, 2026, and rates change daily. Source: NWMLS listing data, compiled and analyzed by Tony Meier & Team through Eastside Market Watch. Statistics not compiled or published by Northwest Multiple Listing Service.

Tony Meier & Team | Windermere Real Estate / NE | 37 years of experience, 803 closed residential sales | $254M+ in closed volume since 2020 across 203 transactions | 219 sales serving the English Hill Area, resident since 2001 | 425-466-1000 | EastsideHomes.com

Active listings increased 24.5% in September, while pending sales declined 15.1% and the median sales price remained nearly unchanged.

Homebuyers across the Northwest Multiple Listing Service (NWMLS) service area had more homes to choose from in September than at any point since September 2014. Active listings increased 24.5% from a year earlier to 24,965, giving buyers a wider selection of properties and more opportunities to find a home that fits their needs and preferences. Pending sales declined 15.1% to 6,231, while the median sales price was nearly unchanged at $625,000, down 0.9%.

Closed sales fell 8.9% to 5,623, also the lowest for any September since at least 2014, and months of inventory reached 4.44, the highest level since February 2014. September’s drop in pending sales was the sharpest year-over-year decline of 2026, and the NWMLS median price has been flat or below its year-earlier level every month this year.

Pending sales have declined year over year in seven of the first nine months of 2026, and September’s decline was more than double August’s 6.5% drop. For every 100 new listings added in September, buyers went under contract on about 62 homes, down from about 80 a year earlier.

Mortgage rates rose through the month. The average 30-year fixed rate climbed from 6.71% on September 3 to 7.03% on September 24, according to Freddie Mac. In the first week of October, it rose further to 7.28%.

“Recent months have demonstrated what economists call ‘downward stickiness’ in home prices,” said Steven Bourassa, director of the Washington Center for Real Estate Research. “Prices tend to rise quickly in a strong market but can be slower to fall when conditions weaken, in part because sellers may have the flexibility to wait rather than accept a lower price. Meanwhile, inventory continues to grow and sales have slowed, while higher mortgage rates are adding to affordability challenges for buyers. As a result, months of inventory has risen from 2.8 in March to 4.4 in September.”

Condo Market Sees Steeper Slowdown

The slowdown was sharpest in the condo market. Condo pending sales fell 22.7% and closed sales fell 19.1%, compared with declines of 13.9% and 7.3% for single-family homes. The median condo price dropped 4.7% to $455,000, while the single-family median slipped 1.1% to $643,000. Condos had 6.29 months of inventory, compared with 4.20 for single-family homes.

In King County, home to 60% of the region’s active condo listings, condos had 7.05 months of inventory, closed sales fell 24.1%, and the median price dropped 6.0% to $496,000.

Puget Sound’s Core Drives the Inventory Build-Up

King, Snohomish and Pierce counties held 57% of all active listings in the NWMLS service area. Inventory in the three counties rose 31.2% to 14,294, compared with a 16.5% increase across the rest of the service area, while pending sales fell 16.4%. Months of inventory rose to 4.27 from 2.91 a year earlier.

Snohomish County posted the largest inventory increase of the three, up 44.2%, though at 3.85 months of inventory it remained tighter than King County (4.70). Pierce was the only one of the three to post a median price gain, up 2.7% to $575,000, while King’s median was unchanged at $850,000.

Kitsap County had the tightest supply in the service area, with 2.58 months of inventory, followed by Clallam County at 3.21. But new contracts are slowing in Kitsap too, where pending sales fell 19.2% from a year earlier.

Conditions were softest east of the Cascades, where the nine NWMLS counties combined had 7.21 months of inventory and closed sales fell 14.2%.

Showing Activity

NWMLS also tracks how often listings are shown. Brokers scheduled 104,936 showings through NWMLS-provided showing software in September, down 12.9% from a year earlier, while active listings increased 24.5%. On average, each listing that was shown in September received 4.2 showings, down from 5.2 a year earlier.

Keyboxes at listed properties were opened 150,847 times in September, down 6.5% from a year earlier. Each opening reflects broker access to a listed property, not necessarily a buyer tour.

Down Payment Assistance

Of all listings in the NWMLS database, 74.7% qualified for at least one down payment assistance program in September, up from 72.9% a year earlier.* Homebuyers searching on NWMLS.com can spot eligible listings by the “Down Payment Help” label next to the listing price.

About the data: Figures cover residential and condominium listings in the NWMLS service area unless noted. Months of inventory is month-end active listings divided by closed sales for the month.

*Down payment assistance figures include all property types in the NWMLS database, including multifamily properties and manufactured homes in parks.

Here is the full rundown, Eastside first, then Seattle, then Snohomish County. Every date, time, and price below was checked against the organizer’s own page on September 29th, 2026. Details can change, so confirm before you go.

Eastside: October 2nd through 4th, 2026

Salmon Days is the anchor

Salmon Days is the Eastside’s largest festival and it lands on the same weekend the salmon return to Issaquah Creek, which is the whole point. This year’s theme is “Stars, Stripes & Salmon.” Expect more than 200 artisan booths, a Foods of the World court with 75 or more vendors, live music, DockDogs at Veterans Memorial Park, salmon viewing at the hatchery, and a 21 and over beer garden. The Grande Parade starts at Confluence Park at 10 a.m. Saturday and runs up Front Street before turning onto Gilman Boulevard. Parking is the hard part. The simplest plan is the Issaquah Transit Center (free on weekends) and the festival shuttle marked “Special.”

Kirkland’s Harvest Festival, Saturday only

The sixth annual Harvest Festival at Juanita Beach Park runs 11 a.m. to 4 p.m. Saturday, October 3rd, with the Rustic Bites food truck lineup, live music, artisan vendors, pie eating, corn shucking, and cornhole tournaments, plus a Kids’ Korral with pony rides. Parking at the park is limited, so use the free shuttle that runs every 15 minutes from North Kirkland Community Center (12421 103rd Ave NE) between 11 a.m. and 3:30 p.m., or the free bike valet. Bring a nonperishable food item for the donation drive.

Two free markets in Bellevue

Friday evening, GATHER Bellevue takes over 10620 NE 8th Street downtown from 4 to 10 p.m. with local makers, food, live performances, and a beer garden for those 21 and over. Saturday, the Autumn Moon Night Market runs 2 to 7 p.m. at Spring District Station with more than 50 artisans and a Mak Fai Lion Dance at 5 p.m. The 2 Line stops right there at the 120th/Spring District station, so you can skip parking entirely.

Woodinville

October is harvest month in Woodinville Wine Country and most tasting rooms run crush season specials rather than single ticketed events. If you want a Woodinville afternoon, check the Woodinville Wine Country calendar for that weekend’s harvest parties before you go.

Seattle: the headline items

Two notes for Sunday. The Seahawks kick off at 1:25 p.m. and the Kraken drop the puck at 5 p.m., so SoDo and Seattle Center will both be jammed from early afternoon through the evening. If you are coming from the Eastside for either one, the 2 Line to the 1 Line is the sane route. Also, the Sounders are away this weekend, the Huskies are at USC, and the Mariners’ season ended September 27th, so there are no other home games competing for the same crowd.

Snohomish County: the farms are open

The four Snohomish farms sit within a few miles of each other along Marsh Road and the Snohomish River valley, so it is easy to pair one with lunch in downtown Snohomish. Weekend admission at Swans Trail must be bought in advance online, and Bob’s Corn has not yet posted final 2026 pricing, so treat those figures as the current reference rates.

Here’s What I Suggest

If you only do one thing, make it Salmon Days on Saturday morning. Park at the Issaquah Transit Center, ride the shuttle in, catch the parade at 10 a.m., and be through the vendor rows before the midday crowd builds. Sunday morning at the festival is quieter and the salmon viewing is just as good.

If you are on the north end, stack Saturday: Redmond Saturday Market at 9 a.m., Kirkland’s Harvest Festival from 11 a.m., then the Autumn Moon Night Market in Bellevue’s Spring District for the 5 p.m. lion dance, all free, all reachable without a freeway.

If you are hosting guests from out of town, the Northwest Chocolate Festival on Saturday and the Kraken home opener on Sunday are the two Seattle items worth planning around. Buy tickets before Friday.

And if you are thinking about a move this fall, open houses on the Eastside run Saturday and Sunday afternoons, which fits neatly around a morning at any of these events. Call Tony Meier & Team at 425-466-1000 or visit EastsideHomes.com and we will put together a Saturday route that pairs the homes you want to see with the events near them.

FAQ

Is Issaquah Salmon Days free?

Yes. Admission to the festival and the parade is free. Food, artisan purchases, the beer garden, and some Field of Fun activities are pay as you go.

Where do I park for Salmon Days?

Downtown Issaquah closes for the festival. The organizers recommend the Issaquah Transit Center, which is free on weekends, and the festival shuttle marked “Special.” Additional free and paid lots are listed on salmondays.org.

What time is the Kraken home opener?

Sunday, October 4th, 2026 at 5 p.m. at Climate Pledge Arena against the Calgary Flames. The Seahawks kick off the same afternoon at 1:25 p.m., so allow extra time for downtown traffic.

Is the Redmond Saturday Market still open in October?

Yes. The market runs every Saturday, 9 a.m. to 2 p.m., through October 31st, 2026 at 9900 Willows Road NE.

Which pumpkin farms are open this weekend?

Craven Farm, Stocker Farms, Swans Trail Farms, and Bob’s Corn are all open. Thomas Family Farm opens for the season Friday, October 2nd, and Bob’s Corn opens its Night Maze Saturday, October 3rd.

Event details were verified against each organizer’s website on September 29th, 2026. Dates, hours, and prices are set by the organizers and can change without notice; please confirm before you go. Tony Meier & Team is not affiliated with any of the events listed.

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

The question we said would define the fall got its answer. MOI held above 4 for a second consecutive clean week, the first time in 2026, confirming buyer-favored territory by the standard we have applied all year. Both forces behind it accelerated: rates jumped 28 basis points to 7.54%, the highest since November 2023, and active listings set a third straight record at 1,978. Pending fell to 95. Twenty years of NWMLS monthly data add the key context: this shift is being driven by a return of supply, not a sudden collapse in demand.

Interest Rates — 7.54%

↑ Up 28 bp from last week’s 7.26%  |  ↑ Up 1.17% year over year
Rates rose to 7.54% this week, up 28 basis points, the largest single-week jump of 2026 and a fifth straight new high. It is the highest reading since November 2023 and above every weekly reading from 2024 and 2025. The six-week climb totals 79 basis points. Against the pre-conflict baseline of 5.99%, that is roughly $1,550 more per month on a $1.5M home. Rates are 1.17% above a year ago.

Active Listings — 1,978

↑ Up 0.4% from last week  |  ↑ Up 51.2% year over year
Active listings rose 0.4% to 1,978, a third consecutive record for our six-year weekly series and 51.2% above the 1,308 of a year ago. The monthly record puts that in perspective: August closed at 1,868, the highest August count since 2011, and no month has carried 1,978 listings since then. Growth has slowed from 5.5% to 1.0% to 0.4%, and history says relief is ahead: in each of the past 19 years, active listings fell from August to December, typically by about half.

Pending Sales — 95

↓ Down 12.0% from last week  |  ↓ Down 20.2% year over year
Pending sales fell to 95, down 12.0% from last week and 20.2% from the 119 of a year ago. It is the second straight clean-week decline and the lowest non-holiday reading since early April. Since the rate surge began in late August, clean-week pending has stepped from 130 to 117 to 108 to 95, a 27% slide. The longer view matters: August’s monthly pending count was actually up 4% from last year, and the last four Augusts rank among the five weakest in 20 years, alongside only 2008. Thin demand is not new. What is new is a rate surge pushing it lower just as supply peaks.

Months of Inventory — 4.79

↑ Up 14.1% from last week’s 4.20  |  ↑ Up 88.8% year over year
MOI rose to 4.79, up 14.1% from last week and 88.8% above the 2.54 of a year ago. This is the second consecutive week above 4, the first back-to-back buyer-favored readings of 2026, and neither week carried a holiday distortion. The five-week average of 4.12 sits above the line as well. With record supply and rate-pressured demand behind it, this crossing has more staying power than the seven before it.

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

→ Flat for a seventh week  |  ↓ Down 1.0% year over year
The weekly 30-day median held at $1,560,000 for a seventh consecutive week, 1.0% below a year ago. The monthly figures tell a softer story: August’s median closed at $1.45M, 6% below last August and 16% below the April 2022 high of $1.72M, and the January through August average is running 6.9% below 2025, the largest year-to-date decline since 2023. The two measures are built differently, but together they suggest the weekly stability is lagging rather than lasting. Closed sales came in at 110, down 17.3% from the 133 of a year ago.

The Big Picture — What This All Means

The standoff broke toward buyers. Two clean weeks above 4, record supply, financing at a three-year high, and demand sliding on the rate lag. The 20-year record clarifies the cause: buyer demand has been historically thin since 2023, and the market absorbed it while inventory was scarce. Now supply is back to levels last seen in 2011, and prices are beginning to adjust. Two questions will define the fourth quarter: whether 7.54% is a spike or a plateau, and how quickly the seasonal inventory decline, which has arrived in each of the past 19 years, relieves the pressure.

For Sellers

Sellers, buyer-favored conditions are now confirmed, and the record explains why: supply is at its highest level since 2011, demand remains near two-decade August lows, and buyers are absorbing the most expensive financing since November 2023. Price to the evidence from day one: the newest per-square-foot comparables, not August’s, and not the 2024 and 2025 closings. There is perspective too. Active listings have fallen from August to December in each of the past 19 years, typically by about half, and the 2023 price decline was followed by a double-digit gain in 2024. Soft stretches here have not been permanent, but pricing to the old market extends them for the individual seller.

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 your strongest negotiating position of 2026: confirmed buyer-favored conditions, a record 1,978 homes to choose from, and August prices 6% below last year. The obstacle is 7.54% financing, roughly $1,550 a month more than in February on a typical purchase. Solve the rate first, because buydowns, adjustable products, and lender credits are worth more now than at any point in years. Then move while selection is wide, because history says inventory falls by about half between August and December. The leverage is in the negotiation, not the waiting.

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

Source: NWMLS listing data, compiled and analyzed by Tony Meier & Team through Eastside Market Watch. Statistics not compiled or published by Northwest Multiple Listing Service.

These are Redmond’s own numbers for NWMLS Area 550 (Redmond/Carnation) as of September 29th, 2026, from Eastside Market Watch, Tony Meier & Team’s daily database of every NWMLS listing on the Eastside.

Redmond Sold Prices: Now, One Month Ago, One Year Ago

Only 70 homes closed in Redmond in the last 30 days, so that median swings with the mix. The 90-day figure (178 closings) is the steadier read.

Two things stand out. The share of Redmond homes selling over list price has fallen by nearly half in a year, from 18.6% to 10.1%. Yet buyers still pay close to asking on the homes they choose. A 97.92% sold-to-list ratio is not a distressed market. It is a market where the price has to be right on day one.

How Redmond Is Repricing

Price is the last thing to move. Inventory, price reductions, and Days Active (DA) move first, and all three are moving in Redmond right now.

New listings keep arriving (132 in the last 30 days, up 59% from a year ago), pendings slipped 20.6% in a month, and the homes that sold took a median 28.5 days to go pending, up from 11.5 a year ago. One in four active listings has cut its price in the last 30 days. The median asking price, $1,700,000, sits $300,000 above the median price that actually closed. That gap is where the repricing is happening. Redmond is tracking the wider Eastside (90-day median $1,460,000, down 6.7% year over year, MOI 4.52), and its pending momentum reads Steady, so this is a market repricing, not one that has stalled.

What 7.5% Does to a Redmond Payment

On a $1,400,000 purchase with 20% down, principal and interest on a $1,120,000 loan is about $7,831 per month at 7.5%, versus about $6,940 at last year’s 6.31%. That is roughly $891 more per month for the same house, before taxes and insurance. Rates change daily; 7.5% is the Mortgage News Daily 30-year fixed average as of September 28th, 2026.

Here’s What I Suggest

If you are selling in Redmond: price to the last 90 days of closed sales, not to what the house down the street is asking. The 55 listings that cut price this month launched above the market and are chasing it; the 10% that sold over list did the opposite. Prepare fully before the first photo and expect the first 14 days to decide your outcome.

If you are buying in Redmond: you have 223 homes to choose from, and one in four sellers has already moved on price. Ask for Days Active and price history before you write. A rate buydown or seller credit is a realistic ask on a listing past 30 days.

Tony Meier & Team brings 37 years of experience and 800 closed sales to every Redmond conversation, with more than $250 million in closed volume since 2020 across 200 transactions. Call or text 425-466-1000 or visit EastsideHomes.com for a pricing read on your specific home.

Related Reading

How Much House Can You Afford on a $250K Salary in Redmond?
Another Record for Inventory, Another High for Rates: Eastside Real Estate Update 09-23-26
Is Redmond, WA Expensive to Live?

Frequently Asked Questions

What is the median home price in Redmond, WA right now?

The median sold price for the 90 days ending September 29th, 2026 was $1,400,000 across 178 closed sales in NWMLS Area 550. The 30-day median was $1,378,500 on 70 closings.

Are Redmond home prices dropping or just flattening?

The 90-day median is down 8.0% from a year ago, so prices have eased, yet sellers still receive 97.92% of list. The larger shift is inventory: about 76% more active listings than last September.

Is Redmond a buyer’s market in fall 2026?

By Months of Inventory, yes. Redmond’s MOI is 4.13, above the 4.0 Buyer’s Market threshold, up from 2.91 a month ago. Pending momentum is Steady: supply has grown faster than sales, demand has not collapsed.

How long does it take to sell a house in Redmond?

Homes that closed in the last 90 days had a median of 28.5 Cumulative Days Active before going pending, up from 11.5 days a year earlier. Homes priced to the recent comps still move in the first two weeks.

Data as of September 29th, 2026, from Eastside Market Watch (Tony Meier & Team) for NWMLS Area 550 (Redmond/Carnation). Active listing prices are as of the latest feed and are provisional; sold figures are final. One-year active counts are reconstructed and approximate. Mortgage rate is the Mortgage News Daily 30-year fixed average as of September 28th, 2026; rates change daily. Payment examples are estimates for principal and interest only. Statistics not compiled or published by NWMLS.

Tony Meier & Team | Windermere Real Estate / NE | Kirkland, WA
425-466-1000 | tony@windermere.com | EastsideHomes.com

Important: mortgage rates change daily. The figures in this post use a 7.5% rate as of September 28th, 2026. A half-point move in either direction shifts your buying power by roughly $50,000. Always get a current quote from a lender before you shop.

Our post on what salary is considered upper class in Washington is one of the most-read pages on our site. This is the natural next question: what does that income actually buy on the Eastside?

How Lenders Size Your Budget

Lenders look at your gross monthly income and how much of it goes to housing. A $250,000 salary is about $20,833 per month before taxes. Three common benchmarks:

• Comfortable (28% of gross): about $5,833 per month for housing
• Moderate (33% of gross): about $6,875 per month
• Stretch (38% of gross): about $7,917 per month

Your total monthly housing cost includes principal, interest, property taxes, and homeowners insurance (plus HOA dues where they apply). Car loans, student loans, and other debt reduce how far a lender will let you go.

What $250K Buys in Redmond at 7.5%

Assumptions: 30-year fixed at 7.5%, property tax estimated at 0.9% of value per year, homeowners insurance about $175 per month, no HOA, no other significant debt.

Example: at the moderate level with 20% down, a $1,056,000 home means a loan of about $845,000. At 7.5%, principal and interest run about $5,908 per month, plus roughly $792 in property taxes and $175 in insurance, for a total near $6,875.

How Much Rates Matter

Here’s the same moderate budget (33% of gross, 20% down) at three rates:

Every half point is worth about $50,000 in purchase price. That’s why we suggest locking in a pre-approval, then re-checking your numbers as you get closer to writing an offer.

What Changes the Answer for Tech Buyers

Base salary is only part of the picture for many Microsoft, Google, and Meta employees. A few factors can move your number significantly:

1. RSUs and bonuses. Many lenders will count vesting stock and bonus income, usually with a two-year history and evidence it will continue. Some also allow you to use vested shares for your down payment.
2. A larger down payment. Moving from 20% to 30% down adds more than $100,000 in buying power at every budget level in the table above.
3. Jumbo loan rules. Most loans at this price point are jumbo loans, which often require larger cash reserves (sometimes 6 to 12 months of payments) and stronger credit.
4. No state income tax. Washington has no state income tax, so more of your paycheck is available for housing than in states like California.
5. Other debt. A $900 car payment can reduce your purchase power by more than $100,000.

How This Compares to the Redmond Market

Here’s where the Redmond market (NWMLS Area 550, Redmond/Carnation) stands as of September 27th, 2026, compared with one month and one year ago:

What this means for a $250K buyer: the median Redmond home sold for $1,148,000 over the past 30 days. That sits between the moderate ($1,056,000) and stretch ($1,220,000) budgets above, so a $250K salary with 20% down reaches the middle of today’s market.

Sold prices are running below last year. Monthly medians can swing with the mix of homes that close, so we also look at a longer window: the 90-day median sold price is $1,250,000, down 7.7% from $1,355,000 a year ago. At the same time, asking prices on active listings are up 3.6%, and there are 21% more homes for sale than a year ago. The gap between what sellers are asking and what buyers are paying, plus more inventory, gives well-prepared buyers more choice and more room to negotiate.

The flip side is rates. The 30-year fixed has climbed from 6.81% to 7.50% in the past month alone. For a $250K salary at the moderate budget, that one-month move cut buying power by roughly $65,000, which is why a current pre-approval matters.

Here’s What I Suggest

1. Talk to a lender first. Get a pre-approval based on today’s rate and your complete income, including RSUs.
2. Decide your comfort number, not just your maximum. The amount a lender approves is often higher than the payment you’ll enjoy living with.
3. Watch rates weekly. A small rate move can change which homes fit your budget.
4. Let us show you what your budget buys today. We track every Redmond listing and sale and can show you where your number lands, street by street.

Ready to run your numbers? Contact Tony Meier & Team at 425-466-1000 or visit EastsideHomes.com.

Frequently Asked Questions

How much house can I afford on a $250,000 salary?

At a 7.5% rate with 20% down and little other debt, most buyers can comfortably afford about $890,000 to $1.06 million, and up to about $1.22 million at a stretch. Rates change daily, so confirm with a lender.

Is $250,000 a good salary for buying a home in Redmond?

Yes. With 20% down, it reaches the middle of the current Redmond market, where the median home sold for $1,148,000 over the past 30 days. RSUs, bonuses, or a larger down payment open up more.

Do lenders count RSUs as income?

Many do, typically with a two-year vesting history and documentation that the stock will continue to vest. Requirements vary by lender.

How much does a 1% rate change affect what I can afford?

On a $250,000 salary with 20% down, a 1% rate drop adds roughly $100,000 in buying power.

What is the 28% rule?

It’s a guideline that your monthly housing costs should stay at or below 28% of your gross monthly income. Many lenders will approve higher ratios.

This article is for general educational purposes and is not financial or lending advice. Estimates assume a 7.5% 30-year fixed rate as of September 28th, 2026, an estimated 0.9% annual property tax rate, and $175 per month for insurance. Actual rates, taxes, insurance, and loan approval vary by borrower and change daily. Consult a licensed mortgage professional for a personalized estimate. Market figures are for NWMLS Area 550 (Redmond/Carnation) residential listings as of September 27th, 2026; active list prices are as of the latest data feed. Mortgage rates are the Mortgage News Daily 30-year fixed index. Statistics not compiled or published by NWMLS.

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

Tony Meier | Windermere Real Estate | 37 Years Experience | 804 Closed Eastside Sales

Last week we wrote that if the rate spike slowed demand while the fall listing wave kept building, the next test of the buyer-favored line would come from both directions at once. That is exactly what this week delivered. Active listings climbed to 1,971, a second consecutive record week for our six-year weekly series. Rates rose to 7.26%, a fourth straight new 2026 high and the highest since May 2024. Pending sales slipped to 108 on a clean calendar week, the first sign the rate surge may be biting. MOI crossed back above 4 to 4.20, pushed from both sides of the ratio. And through all of it, the 30-day median held at $1,560,000 for a sixth consecutive week, now 1.1% above last year.

Interest Rates — 7.26% | ↑ Up 7 bp from last week’s 7.19% | ↑ Up 0.89% year over year

Rates climbed to 7.26% this week, up 7 basis points from last week and a fourth consecutive new 2026 high. The last time rates printed higher was late May 2024, when they reached 7.34%. The four-week climb now totals 51 basis points, and the pre-conflict baseline of 5.99% sits 1.27 points below current rates. On a $1.5M home, this week’s rate represents roughly $1,270 more per month in carrying costs than buyers faced in late February. Rates are up 0.89% from the comparable week in 2025, and every week of this climb tightens the affordability math a little further.

Active Listings — 1,971 | ↑ Up 1.0% from last week | ↑ Up 47.0% year over year

Active listings rose to 1,971 this week, up 1.0% from last week and a second consecutive record for our six-year weekly series. The fall listing wave that rewrote the inventory story last week is still building, though the pace slowed from 5.5% to 1.0%. Year over year, inventory sits 47.0% above the 1,341 recorded during the comparable week in 2025. Two record weeks in late September put 2026 in rare territory: as we noted last week, no September in twenty years of NWMLS monthly data has carried more than 1,900 active listings since 2011, and this month is now tracking near 2,000.

Pending Sales — 108 | ↓ Down 7.7% from last week | ↓ Down 16.9% year over year

Pending sales slipped to 108 this week, down 7.7% from last week and down 16.9% from the 130 recorded during the comparable week in 2025. This is a clean calendar week with no holiday to blame, and it is the reading we flagged to watch. The four-week rate climb of 51 basis points is larger than the July surge that cooled demand with a several-week lag, and this week’s decline is consistent with that lag beginning again. One week is not confirmation. The trailing five-week average of 113 still describes a market in the demand band that has held since June. But the direction bears watching, because it arrived exactly on the schedule the July precedent predicted.

Months of Inventory — 4.20 | ↑ Up 9.4% from last week’s 3.83 | ↑ Up 76.3% year over year

MOI crossed back above 4 this week, landing at 4.20, up 9.4% from last week and 76.3% above the 2.38 recorded during the comparable week in 2025. This is the seventh reading above 4 this year, and it is different from the last one: no holiday produced it. The numerator rose to a record 1,971 while the denominator slipped to 108, the both-directions squeeze we flagged last week. The market has still never held above 4 for two consecutive weeks in 2026, and the trailing five-week average of 3.91 sits just below the line. Whether next week makes it two in a row is now the single most important question in the data.

Median Sold Price (Rolling 30-Day) — $1,560,000 | → Flat for a sixth week | ↑ Up 1.1% year over year

The 30-day median held at $1,560,000 for a sixth consecutive week, and the year-over-year comparison turned positive at 1.1% as last year’s September softening rolls into the comparison window. Six identical weekly readings spanning a holiday, a record inventory wave, and a 51-basis-point rate climb is a price floor with conviction. The mid-August caveat still applies: per-square-foot values run softer than the headline. Closed sales came in at 107, up 18.9% from the 90 recorded during the comparable week in 2025, the strongest closing comparison since late August, reflecting contracts written during the firm late-August stretch.

The Big Picture — What This All Means

The squeeze we anticipated is now visible in the data. Selection is at a record and still growing. Financing is at a twenty-eight-month high and still climbing. Demand slipped this week for the first time since the holiday, right on the lag schedule the July rate surge taught us. MOI is back above 4 with both sides of the ratio pushing it there. And prices have not moved in six weeks. This is a market where the stakes are rising for both sides: sellers face the most competition in the modern record, buyers face the most expensive financing in over two years, and the standoff shows up as a frozen median and thinning transaction volume. Next week answers the question 2026 has asked seven times: can MOI hold above 4 for two consecutive weeks? If pending keeps sliding while the fall wave builds, the answer is probably yes, and the buyer-favored designation would finally arrive with staying power.

For Sellers

Sellers, the competitive picture sharpened again: 1,971 active listings is a second straight record, and the buyers absorbing 7.26% financing just showed the first sign of thinning. This is the environment where pricing decides everything. The median has held six straight weeks because accurately priced homes keep selling at full value, and closings are up 18.9% year over year, proof that well-positioned listings are transacting right through the rate climb. But the margin is gone: with a record number of alternatives and financing costs up $1,270 a month since February, buyers walk past any home priced above the evidence. If you are on the market or coming soon, price to the current per-square-foot comparables, present impeccably, and capture the serious buyers before the holiday slowdown thins them further.

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 selection record extended and your competition thinned, but the financing bill rose again. At 7.26%, rates are the highest in twenty-eight months, and the four-week climb of 51 basis points has repriced every payment calculation, so refresh your qualification before touring. The leverage math still favors you: nearly 2,000 homes to choose from, pending down 17% from last year, MOI back above the buyer-favored line, and a median that has not budged in six weeks. If MOI holds above 4 next week, negotiating conditions tilt further your way heading into October. The discipline is on the financing side: price buydowns with your lender, know your true monthly number at today’s rates, and let the record selection do the negotiating for you on the right home.

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

Set on a quiet loop street in one of English Hill’s established neighborhoods, this inviting 4 bedroom, 2.25 bath two-story home offers comfortable living, flexible spaces, and a private, park-like setting. Backing directly to a lush greenbelt, the private backyard enjoys a beautiful natural backdrop of mature evergreens, all set on an 8,739 sq. ft. lot.

A covered front porch framed by brick columns welcomes you inside, where hardwood floors flow throughout the main level. The light-filled living room features oversized windows and a classic wood-burning brick fireplace with a white mantel, while the formal dining room creates an easy setting for gatherings. The kitchen blends function and personality with cobalt blue tile counters, stainless steel appliances, a wide window over the sink, bifold door pantry, and peninsula seating. The adjacent family room opens directly to the deck through a sliding glass door, making indoor-outdoor entertaining effortless. An updated main level powder room adds convenience.

Upstairs, the primary suite features wide windows, 32″ mounted TV, dual closets, and an updated private 3/4 bath with a walk-in shower, marble-look tile surround, beadboard vanity, and stone countertop. Three additional bedrooms share a full hall bath. New carpet throughout creates a warm and inviting feel. The bonus room is movie-night ready, complete with projector, surround-sound speakers, and high-tech cabling. Comfort and convenience continue with skylights, built-in vacuum, natural gas forced-air heat, and central air conditioning.

Step outside to an expansive multi-level deck overlooking the private greenbelt with a broad level lawn, and mature evergreens beyond the back fence. A storage shed, wood fencing, and gated side yard provide practical outdoor storage and easy access for bikes, tools, or firewood. It’s a peaceful backdrop for summer dinners, morning coffee, and weekend gatherings. The attached two-car garage offers generous storage with wall cabinets along with convenient laundry space. Presidential composition roof, stainless French-door refrigerator, projector, and speakers all stay with the home.

Ideally located in the Northshore School District, with easy access to Redmond, Woodinville, the Eastside tech corridor, trails, parks, and everyday conveniences. A welcoming home with room to live, work, entertain, and enjoy the outdoors – all in a sought after English Hill setting.

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

Set at the head of a quiet Mays Pond cul-de-sac, this tri-level home offers an exceptional blend of comfortable living, generous outdoor space, and room to garden, gather, and enjoy every season – all on a 13,068 square foot lot.

A cedar-framed covered patio stretches across the back of the home, creating a welcoming space for everything from summer dinners to rainy-day morning coffee. Translucent roof panels, raised brick planters, copper rain chains, and a charming water garden add character and function. Beyond the patio, a level lawn, automatic sprinkler system, fenced kitchen garden, raised galvanized beds, and greenhouse invite you to grow and entertain. Mature blueberry and raspberry plants line the back fence with a 500 gallon rainwater storage system on hand for the dry months. A 12×16 insulated shed with electricity and covered firewood storage provides valuable workspace and storage. A detached 10×38 metal carport offers covered parking for two vehicles or a boat, complementing the attached two-car garage.

At the covered front entry, a rock waterfall and pond create a peaceful welcome. Fresh interior paint and laminate plank flooring flow from the vaulted foyer into the inviting main living spaces. The kitchen features oak cabinetry, white tile counters, a corner pantry, new gas range, and a convenient pass-through window with serving ledge to the dining room. With its glass chandelier and views into the lower living room, the dining room provides an elegant setting for both everyday meals and special occasions. A dramatic two-story wall of windows fills the living room with natural light, while a vaulted, beamed ceiling and floor-to-ceiling brick wood-burning fireplace with glass doors and raised hearth create a warm focal point. The family room offers even more space to relax, complete with a second wood-burning fireplace, white mantel, and French doors opening directly to the covered patio. An updated half bath and laundry area are conveniently located nearby.

Upstairs, three bedrooms with tree views from every window include a primary suite with a ceiling fan and a private three quarter bath, and a walk-in closet. A full hall bath with a tub and shower combination completes the level. Central air conditioning, gas forced air heat, and ceiling fans keep every level comfortable. Storage runs deep: attic space with plywood flooring and lighting, a second drywalled attic above the dining room, and a dedicated cold food storage room. Built in 1978 with a composition roof, leaf guard gutters, an exposed aggregate driveway, and a fully fenced yard, the home sits in an established neighborhood of tall firs and cedars, served by the Everett School District and close to Bothell and Mill Creek shopping and commuter routes. A home with space to live, room to garden, and a backyard you’ll want to enjoy year-round.

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

This week rewrites two numbers we thought were settled. Active listings surged 5.5% to 1,951, blowing past the July 29 peak of 1,923 and setting a new high for the year seven weeks after the seasonal script said the top was in. And rates crossed the 7% line for the first time since May 2025, landing at 7.19%, up 1.06% from a year ago and the highest reading since May 2024. The post-Labor Day listing wave arrived far bigger than usual, and it arrived into the most expensive financing in twenty-eight months. Pending rebounded to 117 on the post-holiday script, MOI settled back below 4 at 3.83, and the median held at $1,560,000 for a fifth consecutive week. Selection has never been wider in the six years we have tracked this weekly. Paying for it has rarely cost more.

Interest Rates — 7.19%

↑ Up 22 bp from last week’s 6.97%  |  ↑ Up 1.06% year over year
Rates surged to 7.19% this week, up 22 basis points from last week and through the 7% threshold for the first time since May 2025. The longer view is more striking: this is the highest weekly reading since May 2024, twenty-eight months ago, and rates now sit 1.06% above the comparable week in 2025. The three-week climb totals 44 basis points, the steepest of 2026, exceeding even the conflict-driven surge in March. The pre-conflict baseline of 5.99% is now 1.20 points below current rates. On a $1.5M home, this week’s rate represents roughly $1,200 more per month in carrying costs than buyers faced in late February. Every affordability calculation on the Eastside just got rewritten.

Active Listings — 1,951

↑ Up 5.5% from last week  |  ↑ Up 48.5% year over year
Active listings jumped to 1,951 this week, up 5.5% from last week, the largest weekly increase of the year, and a new 2026 high that surpasses the July 29 peak we believed had closed the books on this year’s inventory build. The driver is the post-Labor Day listing wave, and this year’s version is enormous. Some September strength is normal: the fall wave also produced the annual highs of 2023 and 2024 in our weekly tracking. What is not normal is the level. At 1,951, this is the highest weekly active count in the six years of our weekly series, and in the twenty years of NWMLS monthly data, no September has carried more than 1,900 active listings since 2011. Year over year, inventory sits 48.5% above the 1,314 recorded during the comparable week in 2025.

Pending Sales — 117

↑ Up 24.5% from last week  |  ↓ Down 9.3% year over year
Pending sales rebounded to 117 this week, up 24.5% from the holiday-suppressed 94, following the recovery script that Memorial Day and July 4 both wrote earlier this year. Against last year, pending sits 9.3% below the 129 recorded during the comparable week in 2025, right in line with the 10 to 15 percent gap that has defined demand since June. The trailing five-week average is 114. The cleaner question is what happens over the next three weeks, because the 44-basis-point rate surge is exactly the kind of move that cooled demand with a lag in July, and that spike was a third this size.

Months of Inventory — 3.83

↓ Down 15.3% from last week’s 4.53  |  ↑ Up 63.1% year over year
MOI settled at 3.83 this week, down 15.3% from last week’s holiday-inflated reading, returning below the buyer-favored threshold exactly as the post-holiday pattern predicted. The trailing five-week average is 3.86, upper balanced territory. The composition shifted this week, though: MOI eased because pending rebounded, but the inventory surge means the ratio is now carrying nearly 2,000 homes in the numerator. If the rate spike slows demand while the fall listing wave keeps building, the next test of the buyer-favored line will come from both directions at once.

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

→ Flat for a fifth week  |  ↓ Down 1.5% year over year
The 30-day median held at $1,560,000 for a fifth consecutive week, now 1.5% below the $1,583,500 recorded at this same point in 2025. Five identical weekly readings through a holiday, a record inventory surge, and a 44-basis-point rate climb is price stability of a remarkable kind. The mid-August caveat stands: per-square-foot values run softer than the headline. Closed sales came in at 97, down 8.5% from the 106 recorded during the comparable week in 2025.

The Big Picture — What This All Means

The fall market just changed shape in one week. Sellers who were waiting for September delivered the largest listing wave in the weekly record, and buyers now face the widest selection ever in that record alongside the most expensive financing since May 2024. Something has to give. Either the demand that held firm through August absorbs 7.19% rates and record selection, or the July lag pattern repeats and pending softens into October just as inventory peaks for a second time. The five-week price plateau says the market has not yet picked a direction. The next three weeks of data will. One process note: last week’s active listing count was revised upward in this week’s file, from 1,821 to 1,850, which means inventory never actually declined as sharply as first reported.

For Sellers

Sellers, this week is a genuine turn, and candor matters: your competition just hit the highest level in our records, and the fall wave may not be done. The six-week decline in inventory that was working in your favor reversed in a single week. At the same time, buyers are absorbing 7.19% financing, which trims what every one of them can pay. This is now unambiguously a market that punishes aspirational pricing. The sellers who win this fall will be the ones priced to current per-square-foot comparables from day one, presented impeccably, and positioned to capture the serious buyers who remain active before the holiday slowdown. If your plans allow flexibility on timing, the depth of this listing wave is a real factor in the list-now-or-wait conversation.

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 selection you have been waiting for just arrived, and the bill came with it. At 1,951 active listings, choice is the widest in our six years of weekly records, and sellers know they are competing. But 7.19% financing changes what that leverage is worth: on a typical Eastside purchase, carrying costs are up roughly $1,200 a month from late February. The play this fall is precision. Stress-test your qualification at current rates today, price the buydown options with your lender because the spread between headline and structured rates is worth real money at these levels, and then use the record selection to negotiate hard on the right home. Prices have not moved in five weeks. Selection has never been better. The financing is the obstacle, and the buyers who solve it hold more leverage than anyone in this market.

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

August 2026 tells a two-part story. **The Eastside eased back from buyer-favored territory into a balanced market** after July’s brief crossing (MOI 4.0 → 3.5), but choice remains at its most abundant August level since 2011. At the same time, **market pace is running at roughly 50% of normal**. Fewer transactions are closing even as inventory sits available. Buyers still have leverage, sellers still need precision, and rates are a real headwind.

### The Big Three This Month

**Interest Rates**
At **6.89% today**, rates are **up 0.30% from August 2025’s 6.59%** and **up 0.22% from last month’s 6.67%**, the third consecutive monthly increase. For the first time in this cycle, rates are meaningfully higher year over year, tightening buyer purchasing power at exactly the moment inventory is broadest.

**Months of Inventory (MOI)**
August MOI ran high across all three markets, with the Eastside easing from July’s buyer-favored 4.0 back into deep balanced territory.
• **Eastside:** **3.5 MOI** (10-year Aug avg **1.7** | Aug 2025 **2.5**)
• **Seattle:** **3.2 MOI** (10-year Aug avg **1.6** | Aug 2025 **2.2**)
• **Snohomish County:** **2.9 MOI** (10-year Aug avg **1.4** | Aug 2025 **2.0**)

**Median Sales Price, Year over Year**
• **Eastside:** **−5.97%** (re-accelerated from July’s −0.32%)
• **Seattle:** **−8.00%** (sharp decline from July’s −1.04%)
• **Snohomish County:** **−2.66%** (moderated from July’s −5.93%)
Eastside and Seattle both saw sharp price declines this month, reversing July’s moderation. Snohomish moderated in the opposite direction.

### What this means on the ground

For sellers, the market is characterized by two contradictions: more choice for buyers than any August since 2011, but transaction pace at roughly 50% of normal. In this environment, homes do not sell themselves. They sell because they are prepared, priced, and positioned to outperform competing inventory. Precision pricing to today’s comps (not last year’s) and buyer-friendly terms are what convert showings into contracts.

For buyers, the fundamentals still favor you: balanced-to-buyer inventory levels, softer prices year over year, and time to evaluate without pressure. But the rate environment has shifted. With rates now 30 basis points above last August and trending up three months running, the affordability window can compress even as inventory holds. Get fully underwritten now and negotiate on price, credits, and terms while both leverage and choice remain on your side.

Seasonally, MOI historically peaks in September before easing into winter. Expect the buyer-friendly conditions to hold through fall, but watch rates as the primary variable that can shift the math.

### What Tony covers beyond the data

**Home preparation that wins in a balanced 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 3.5 months, the Eastside eased back into a balanced market after July’s brief buyer tilt, still the most August choice since 2011. With rates near 6.9 percent, well-priced homes in top condition still sell fast and command strong terms.

**Buyers:** Eastside selection is the widest for any August since 2011, and Seattle prices have eased about eight percent in a year. Confirm your approval, then negotiate with confidence on price, credits, and terms while a balanced market keeps room on your side.

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

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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.

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

Homebuyers across much of Washington had more properties to consider in August as active listings increased 22.0% from a year ago, while home sales and median prices eased, according to the latest data from Northwest Multiple Listing Service (NWMLS).

Market Recap

Active listings reached 24,675 at the end of August, up from 20,219 a year ago and giving buyers more than 4,400 additional homes on the market. Twenty-five of the 27 counties in the NWMLS service area experienced year-over-year inventory growth.

Northwest MLS brokers added 9,546 new listings during the month, a 9.3% increase from August 2025. Available supply grew faster than buyer activity, with closed sales decreasing 7.6% year over year to 5,861. The median sales price for residential homes and condominiums declined 2.3% to $635,000.

At the August sales pace, the NWMLS service area had 4.21 months of inventory, up from 3.19 months in August 2025. Market conditions continued to vary significantly by county, property type, and price range.

“High interest rates continued to put a damper on the housing market in August,” said Steven Bourassa, director of the Washington Center for Real Estate Research (WCRER). “Higher rates were reflected in significant declines in numbers of home sales (down about 7.6% year over year) and median home prices (down 2.3%). Meanwhile, listings continued to show a large year-over-year increase (up by 22%).”

“High inflation rates and high levels of government borrowing will continue to put upward pressure on interest rates, with ten-year Treasury yields rising and expectations that the Federal Reserve Bank will raise short-term rates at their upcoming meeting in mid-September,” Bourassa added.

August 2026 Key Takeaways

Active Listings

• Active listings increased 22.0% year over year, with 24,675 properties on the market at the end of August 2026, compared to 20,219 at the end of August 2025.
• Twenty-five of the 27 counties in the NWMLS service area experienced year-over-year inventory growth. The five counties with the largest increases were Wahkiakum (+55.2%), Snohomish (+39.3%), Okanogan (+38.4%), Thurston (+33.2%), and Walla Walla (+32.9%).

Sales Activity and Total Dollar Value

• Closed sales decreased 7.6% year over year, with 5,861 transactions completed in August 2026, compared to 6,341 in August 2025.
• The total dollar value of August closed sales was $4.20 billion for residential homes and $391.5 million for condominiums, totaling $4.59 billion.

Median Sales Price

• The median sales price for residential homes and condominiums was $635,000, a 2.3% decrease from August 2025, when the median price was $650,000.
• The counties with the highest median sales prices were San Juan ($914,500), King ($845,000), and Snohomish ($724,500). The lowest median prices were recorded in Ferry ($202,500), Adams ($278,000), and Columbia ($315,000).

Consumer and Broker Activity

NWMLS also tracked consumer and broker activity as buyers navigated a larger selection of available homes.

• Keyboxes at listed properties were accessed 168,888 times in August 2026, 2.5% more than in August 2025.
• A total of 118,595 property showings were scheduled through NWMLS-provided showing software, 3.2% fewer than in August 2025.
• A total of 26,619 listings received at least one scheduled showing, an increase of 11.4% from one year ago. Although the total number of scheduled showings declined, showing activity was distributed across more listings.
• A total of 23,815 listings were eligible for the NWMLS Down Payment Resource program, 7.5% more than in August 2025. Overall, 74.7% 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

Last week we flagged that this reading would carry Labor Day distortion, and it arrived on schedule. Pending sales fell to 94, down 27.7% from last week, following the exact holiday script Memorial Day and July 4 wrote earlier this year. MOI spiked to 4.46 on the suppressed pending number. Set those two aside until next week’s clean data. The real news is rates: up another 6 basis points to 6.97%, a second consecutive new 2026 high, now knocking on the 7% door for the first time since spring 2025. And quietly, the 30-day median posted a fourth straight week at $1,560,000, landing exactly even with last year to the dollar.

Interest Rates — 6.97% | ↑ Up 6 bp from last week’s 6.91% | ↑ Up 0.68% year over year

Rates climbed to 6.97% this week, up 6 basis points from last week and a second consecutive new 2026 high. Rates now sit 0.68% above the comparable week in 2025 and 0.98 points above the pre-conflict baseline of 5.99%. The last time weekly rates printed higher was late May 2025, when they reached 6.98%. On a $1.5M home, this week’s rate represents roughly $980 more per month in carrying costs than buyers faced in late February. Two consecutive weeks of sharp increases totaling 22 basis points is the steepest two-week rate climb since the conflict-driven surge in March, and it is the number to watch as the fall market takes shape.

Active Listings — 1,821 | ↓ Down 1.3% from last week | ↑ Up 38.8% year over year

Active listings slipped to 1,821 this week, down 1.3% from last week and the sixth consecutive week below the July 29 high of 1,923. The seasonal decline is established: down 5.3% from the peak over six weeks, with the pace quickening. Year over year, inventory sits 38.8% above the 1,312 recorded during the comparable week in 2025. Selection remains historically wide, and holiday weeks add few new listings, so expect the count to keep easing.

Pending Sales — 94 | ↓ Down 27.7% from last week | ↓ Down 32.9% year over year

Pending sales fell to 94 this week, down 27.7% from last week’s 130. This is the Labor Day effect we flagged in advance, and it followed the established holiday script: Memorial Day week suppressed pending to 113, the July 4 week to 72, and both rebounded the following week. The year-over-year comparison is doubly distorted this time: Labor Day fell September 1 last year, so the 2025 comparable week was their post-holiday rebound at 140, making this week’s negative 32.9% gap the mirror image of last week’s flattered positive 39.8%. Neither number describes underlying demand. The trailing five-week pending average of 111 remains the reliable read, and next week’s data will show whether the three-week firming streak that preceded the holiday resumes.

Months of Inventory — 4.46 | ↑ Up 36.5% from last week’s 3.26 | ↑ Up 106.0% year over year

MOI spiked to 4.46 this week, up 36.5% from last week’s 3.26. This is the sixth reading above 4 this year, and like the Memorial Day and July 4 spikes before it, it is holiday-driven: the calculation divides active listings by a temporarily suppressed pending count. The trailing five-week average of 3.92 is the honest gauge, and it sits in upper balanced territory, right where the market has hovered since midsummer. If the post-holiday pattern repeats, expect MOI to fall back below 4 next week.

Median Sold Price (Rolling 30-Day) — $1,560,000 | → Flat for a fourth week | → Even 0.0% year over year

The 30-day median held at $1,560,000 for a fourth consecutive week, and this week it landed exactly even with the $1,560,000 recorded at this same point in 2025, a 0.0% year-over-year change to the dollar. Four identical weekly readings through a rate surge and a holiday is a remarkable display of price stability. The caveat we detailed in mid-August still applies: per-square-foot values run softer than the headline, with larger homes carrying the mix. Closed sales came in at 69, down 15.9% from the 82 recorded during the comparable week in 2025, typical of a holiday closing week.

The Big Picture — What This All Means

The holiday noise will clear next week, so this week’s real story is the rate trajectory. At 6.97%, rates have climbed 22 basis points in two weeks and now sit within a single basis point of the May 2025 high-water mark. The July pattern showed rate spikes cooling demand with a several-week lag, and that spike was smaller than this one. Against that headwind stand the trends that were building before the holiday: three straight weeks of rising pending, accelerating inventory decline, MOI falling toward mid-balanced, and a median that has not moved in a month and now matches last year exactly. The next two to three weeks of clean data will show whether the fall market’s early momentum can absorb near-7% financing, or whether the lag catches up. That is the question that will define September.

For Sellers

Sellers, look past this week’s holiday-distorted demand numbers; the pre-holiday trend was three straight weeks of rising pending, and your competition has declined six consecutive weeks. The genuine risk is the rate trajectory. At 6.97%, buyers are absorbing the highest financing costs since May 2025, and the July precedent says demand feels rate spikes on a lag. If you are planning a fall listing, this remains the historically strong window, but the margin for pricing error narrows as rates rise. Price to current per-square-foot comparables and present impeccably; the buyers still active at these rates are serious, and they are the ones your pricing needs to convince.

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, ignore the holiday-week numbers and focus on the two that matter: 6.97% and 1,821. The first is your financing cost, a basis point from the May 2025 high, and it makes stress-testing your qualification the immediate priority. If near-7% rates strain your target price range, this is the week to talk with your lender about buydowns, adjustable products, or adjusting the search. The second is selection, still 38.8% wider than last year but shrinking six weeks running. Prices, meanwhile, are giving you nothing to wait for: flat for a month and dead even with last year. The leverage you hold is real, but it is financing-constrained leverage in a narrowing window, and the sooner your rate strategy is settled, the more of that leverage you can actually use.

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 2026 remodel has brought this Amberley two story fully current, and the work went well past the surface. More than $200,000 of professional construction went into the home this year, touching nearly every room. Brick and lap siding, a covered front porch, and a deep setback behind towering cedars give it a settled presence from the street.

Formal living and dining sit at the front of the main floor beneath a new chandelier, with a bay window framing the mature front garden. The stair railing was rebuilt with new balusters. Refinished hardwood runs through the entry, hallway, kitchen, and eating area, while new carpet, new baseboards and trim, and fresh paint carry through the rest.

The kitchen was rebuilt from the cabinets out. New shaker cabinetry, a center island with downdraft cooktop, double wall ovens, a counter depth French door refrigerator, a new tile backsplash, and new recessed LED lighting. It opens to a casual eating area and looks straight through to the family room, where a wood burning fireplace anchors the back of the house. A sliding door leads to a covered deck with skylights and built in bench seating, an outdoor room that stays usable long past summer. Main floor laundry room connects directly to the two car garage, and a powder room serves the main level.

Upstairs, three bedrooms include a primary suite with a walk in closet and a fully remodeled private bath: double vanity, frameless glass shower, freestanding soaking tub, and a separate water closet. The second full bath was remodeled to match, with a new vanity, a tub and shower under a rain head, and a window for daylight. Both secondary bedrooms look into mature evergreens. New carpet, fresh paint, new trim, and new door hardware finish the level.

Central air conditioning, natural gas forced air heat, a new water heater and a generator with transfer panel are already in place. Outside, 15,044 square feet of fully fenced grounds wrap the home in firs and cedars, with gated side entries, established planting beds, and open lawn spreading well beyond the deck.

Amberley sits on quiet curving streets on English Hill in the Northshore School District and minutes from the Eastside tech corridor. Move in ready in the truest sense. The remodel is finished, the systems are current, and the setting is one that takes decades to grow.

The Northwest Multiple Listing Service, known as Northwest MLS or NWMLS, is introducing it as an optional new step before a home formally goes on the market. If you are shopping for a home on the Eastside, or getting ready to sell one, this affects you. Here is what First Look is, what it changes, what it does not change, and what we are advising our own clients to do about it.

What Is NWMLS First Look?

First Look is a new optional listing status created by Northwest MLS under new Rule 119. It allows a seller and their listing broker to market a home for up to 21 days before that home formally launches in Active status.

Here is the part that matters most, because it is where most of the confusion will come from: a First Look listing is still submitted to the MLS like any other listing. It is visible to all 30,000 plus NWMLS member brokers from the first day. It is not a private listing, it is not a pocket listing, and it is not held inside a single brokerage.

How Northwest MLS First Look Works

The mechanics under Rule 119 are specific:

• A listing can stay in First Look for a maximum of 21 days. It then converts to Active automatically on a date the seller and broker set when the listing is entered, and they can move it to Active sooner at any point.
• First Look is only available for properties that have been off the market for at least 60 days.
• The seller chooses whether to allow showings during the window.
• The seller chooses whether to accept an offer during the window.
• The seller chooses whether the listing is displayed on public real estate websites through the Internet Data Exchange, or whether it is marketed through more limited channels.
• Days spent in First Look, and any price changes made during it, are not shown publicly.

That last point deserves its own section, because it changes something that nearly every buyer and seller in Washington has relied on for years.

The Change Most People Will Miss: Days on Market Becomes Days Active

Alongside First Look, Northwest MLS is renaming two fields that appear on essentially every listing. Days on Market becomes Days Active, and Cumulative Days on Market becomes Cumulative Days Active.

When a property moves from First Look into Active status, Days Active begins at zero.

In practical terms: a home showing “1 day on market” on a public website may already have been marketed for three weeks, possibly at a higher price that was quietly adjusted before launch. The public number no longer tells you the whole story.

The information is not erased. Time spent in First Look and any pre-launch price changes remain fully visible inside the NWMLS system to every member broker, and brokers are permitted to share that information with their clients. It is withheld from public websites, not from the industry.

This is the single most useful thing to understand about the change. If you are making a decision on a house, the number on the portal is now less informative than it used to be, and the number your broker can pull is more valuable than it used to be.

What First Look Means If You Are Buying a Home

Three things are worth knowing.

You may not see every home on the big portals. Sellers choose whether their First Look listing displays publicly. If a seller opts out, the property may not appear on the large national websites, and those sites may even show it as “Off Market” or “Not for Sale” while it is actively being marketed. Northwest MLS warns sellers about exactly this before they make that choice.

Your broker can still see all of it. Every First Look listing sits in the MLS regardless of what the seller chose about public display, and brokers can send those listings to their clients. That is the whole point of the rule. It also means that browsing on your own is no longer a reliable way to know what is available.

A home in First Look may not be showable yet, and that is legitimate. Sellers can decline showings during the window. Washington law is explicit on this point: marketing a property to the public does not require an owner to let anyone into the home. If you find a First Look listing and cannot get in yet, that is permitted, not evasive.

What First Look Means If You Are Selling a Home

First Look gives you a real option you did not have before. If your home does not sell quickly, converting to Active with market time starting at zero, and with no public record of a pre-launch price adjustment, has genuine value. Under the old rules, that history followed a listing permanently on the public sites.

There are three things to weigh against it.

It is not invisible to the people you negotiate with. Buyer brokers can see your First Look days and any price changes inside the MLS. The information is withheld from the public, not from the agent sitting across the table when an offer comes in.

Choosing limited public marketing is not a simple preference. Washington’s RCW 18.86.130 requires that residential property not be marketed to a limited or exclusive group unless it is concurrently marketed to the general public and all other brokers. Opting out of public display carries legal requirements and a signed election, and it is a conversation to have carefully with your broker rather than a box to check.

Nobody knows yet how it will perform. The rule was announced August 31 and takes effect September 4.

What We Are Recommending Right Now

We are telling our own sellers to stay the course and launch straight to Active.

The reason is narrow and specific. Nobody yet knows how buyer brokers will treat the new status in practice, or whether a home in First Look draws the same early attention as one in Active. Early attention is what drives a strong result. Buyer brokers’ saved searches and automated alerts are configured for Active listings, the public websites have to correctly handle a status that did not exist before September 4, and none of that has been tested with real listings.

That may all resolve within a few weeks, and First Look may turn out to be genuinely useful. The case simply has not been made yet, and we are not willing to test an unproven process on a client’s sale.

We present the option to every seller, explain what is known and what is not, and the decision belongs to the seller. If a client wants to use First Look, we implement it and market the home fully.

Why This Change Happened

Two things drove it.

The Washington Legislature passed Senate Bill 6091, now RCW 18.86.130, which took effect June 11, 2026. It prohibits marketing residential real estate to a limited or exclusive group of buyers or brokers unless the property is concurrently marketed to the general public and all other brokers, with a narrow exception for the health or safety of the owner or occupant.

Separately, Northwest MLS settled long-running litigation with the brokerage Compass. First Look is the mechanism that resolved that dispute while keeping every listing inside the open MLS rather than in private brokerage networks.

The result is a compromise: sellers get a defined pre-launch window, and buyers keep access to a single comprehensive marketplace through a broker.

Frequently Asked Questions

What does First Look mean on a real estate listing?

It means the home has been submitted to Northwest MLS and is being marketed, but has not yet formally launched in Active status. The seller has up to 21 days in this window before the listing converts to Active.

How long can a home stay in First Look?

A maximum of 21 days. It then converts to Active automatically on a date set when the listing was entered, and the seller can move it to Active sooner.

Can I tour a home that is in First Look status?

Sometimes. The seller decides whether to allow showings during First Look. If showings are not permitted yet, you can ask your broker to be notified the moment the home becomes available.

Does First Look reset days on market?

Effectively, yes, for public display. Days Active begins at zero when a home converts from First Look to Active. The time spent in First Look remains visible to member brokers inside the MLS.

Will First Look listings appear on Zillow and other public sites?

That depends on the seller’s choice. Sellers elect whether their First Look listing displays publicly. If they opt out, the property may not appear on national portals, though it remains available to every NWMLS member broker.

Is First Look the same as a private or pocket listing?

No. Every First Look listing must be submitted to the Northwest MLS database and is accessible to all member brokers. That is the specific thing the rule was designed to preserve.

Can a seller accept an offer during First Look?

Yes, if the seller chooses to. Accepting offers during the window is one of the seller’s elections.

Does a seller have to use First Look?

No. It is entirely optional. A seller can list directly into Active status exactly as before.

Questions About Your Own Situation?

Rules change. What does not change is that the right decision depends on your home, your timing, and your goals.

If you are planning a sale this fall and want to think through whether First Look makes sense for your property, or you are buying and want to be certain you are seeing everything available, we are happy to talk through your situation.

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

Tony Meier has 37 years of experience and 800 closed residential sales across the Eastside.

Source: NWMLS Legal Bulletin 233, published August 31, 2026, and new NWMLS Rule 119. RCW 18.86.130, enacted by Senate Bill 6091, effective June 11, 2026. This article is general information about MLS rules and is not legal advice.

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

This week hands us the sharpest contrast of the year: the highest mortgage rates in fifteen months arriving in the same breath as the firmest demand streak of the summer. Rates surged 16 basis points to 6.91%, clearing the July 2025 mark we have been citing all summer and reaching territory last seen in May 2025. Buyers did not blink. Pending sales rose a third consecutive week to 130. Active listings fell 2.8% to 1,845, the sharpest weekly decline of the year and the fifth week below the July 29 peak. MOI dropped a third straight week to 3.26, its lowest reading since July 1. Prices held flat for a third week. One flag before next week: Labor Day lands September 7, so expect a holiday-suppressed reading in the next update.

Interest Rates — 6.91% | ↑ Up 16 bp from last week’s 6.75% | ↑ Up 0.38% year over year

Rates surged to 6.91% this week, up 16 basis points from last week, a new 2026 high by a wide margin. This clears the 6.81% from late July 2025 that stood as the recent ceiling, and it is the highest weekly reading since May 2025, fifteen months ago. Rates are now 0.38% above the comparable week in 2025 and 0.92 points above the pre-conflict baseline of 5.99%. On a $1.5M home, this week’s rate represents roughly $920 more per month in carrying costs than buyers faced in late February. A move this size would normally be the whole story. This week it has competition.

Active Listings — 1,845 | ↓ Down 2.8% from last week | ↑ Up 46.1% year over year

Active listings fell to 1,845 this week, down 2.8% from last week’s 1,898, the sharpest weekly decline of 2026 and the fifth consecutive week below the July 29 high of 1,923. The seasonal slide is no longer a forecast; it is underway. The year-over-year gap reads 46.1%, the widest of the year, but as we explained last week, that reflects how quickly last year’s count was falling at this point rather than growth in this year’s. Selection remains historically wide and is now shrinking on schedule.

Pending Sales — 130 | ↑ Up 11.1% from last week | ↑ Up 39.8% year over year

Pending sales rose to 130 this week, up 11.1% from last week’s 117, the third consecutive weekly increase: 110, 117, 130. The year-over-year comparison of positive 39.8% needs an honest footnote: Labor Day fell on September 1 last year, so the 2025 comparable week was holiday-suppressed at 93, which flatters this week’s gap. The week-over-week trend carries no such distortion, and three straight gains into the highest rates in fifteen months is a genuine signal of demand firmness. Closed sales reinforce it: 129 this week, up 10.3% from the 117 recorded during the comparable week in 2025, a second consecutive positive closing comparison.

Months of Inventory — 3.26 | ↓ Down 12.5% from last week’s 3.73 | ↑ Up 4.1% year over year

MOI dropped to 3.26 this week, down 12.5% from last week’s 3.73 and just 4.1% above the 3.13 recorded during the comparable week in 2025. This is the third consecutive weekly decline and the lowest reading since July 1. The trailing five-week average sits at 3.75. Note how the year-over-year gap has collapsed: from 79% in late July to 4% today, as last year’s fall softening meets this year’s firming. The market has moved from testing the buyer-favored line to sitting in the middle of upper balanced territory in three weeks.

Median Sold Price (Rolling 30-Day) — $1,560,000 | → Flat for a third week | ↑ Up 1.3% year over year

The 30-day median held at $1,560,000 for a third consecutive week, up 1.3% from the $1,540,000 recorded at this same point in 2025. Three identical weekly readings while the mix of homes shifts week to week is the picture of a stable price floor. As we detailed in mid-August, per-square-foot values continue to run softer than the headline, so flat remains the honest description, but flat through the highest rate week in fifteen months is its own kind of statement.

The Big Picture — What This All Means

Step back and the shape of early fall is forming. Selection peaked five weeks ago and is now declining at the fastest pace of the year. Demand has risen three consecutive weeks into the sharpest rate spike of 2026. MOI has fallen from 4.25 to 3.26 in four weeks, and its year-over-year gap has nearly closed. Prices have not moved in three weeks. The buyers transacting today are doing so with full knowledge of 6.91% financing, which says the remaining buyer pool is qualified, committed, and less rate-sensitive than the buyers who stepped back in spring. The unknowns ahead: whether the rate surge cools demand with the several-week lag we saw in July, and how the market reads through next week’s Labor Day distortion. The clean September data arrives mid-month, and it will show whether this firming survives its first real stress test.

For Sellers

Sellers, the environment continues tilting your way. Your competition is now shrinking at the fastest pace of the year, demand has risen three straight weeks, and MOI has moved from the buyer-favored line to mid-balanced territory in under a month. The rate surge is the risk to watch: at 6.91%, affordability math tightens for every buyer, and the July pattern showed rate spikes hitting demand with a lag. If you are planning a fall listing, the historically strong Labor-Day-to-mid-October window opens now, and this year it opens with momentum. Price to current per-square-foot comparables, present well, and meet the qualified buyers who are clearly still active.

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 math changed this week. At 6.91%, carrying costs on a typical purchase rose meaningfully, and stress-testing your qualification at current rates is now the first conversation to have, not the last. The selection story compounds the urgency: inventory is falling at the fastest pace of the year, and the historical pattern says it shrinks through winter. What has not changed is that prices are flat, per-square-foot values sit below last year, and most listings still face limited competition. If rates matter to your plans, ask your lender about buydowns and adjustable products, because the spread between a 6.91% headline rate and a well-structured loan is real money. The window is still open. It is just no longer widening.

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

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

Tucked beneath towering cedars in Woodinville’s coveted Cottage Lake area, this updated 2,960 SF split level offers 3 bedrooms plus an office/den, blending mid-century character with modern convenience. A wall of windows floods the vaulted great room with light, where engineered hardwoods, exposed beams, and a gas fireplace framed in classic brick set the tone for quiet evenings and lively gatherings.

The upper level features an open kitchen with white cabinetry, granite counters, an island and a garden window over the sink, keeping the cook connected to the great room and forest beyond. The dining room is wrapped in windows, lined with lighted display built-ins and generous storage, with a door directly onto the wraparound deck for indoor outdoor entertaining. French doors extend the living space outside in nearly every direction. The vaulted primary suite opens through its own French doors to a private stretch of deck and includes a walk-in closet and full bath with double vanity, soaking tub, and black marble shower. A bright office/den with closet and treetop views completes the level, perfect for quiet work from home.

The fully finished lower level is a standout. New flooring runs through a spacious living area warmed by a gas fireplace, a dining space, and a second kitchen with sink, vent hood, mini fridge, microwave, and toaster oven. Two bedrooms with forest-view windows share a three quarter bath with double vanity and glass-enclosed shower, and a dedicated laundry room offers a utility sink and abundant shelving. With its own keyless separate entry opening to a covered, string lit walkway, this level is tailormade for guests, multigenerational living, or income potential.

The systems are done for you. This year alone: new furnace, heat pump, Ecobee thermostat, tankless water heater, newer exterior lighting throughout, and a new roof just installed. Add central A/C via Heat Pump, and automatic 8 kilowatt gas generator with transfer panel for move-in confidence.

Outside, one acre shy of park-like forest grounds deliver resort style living: a pickleball court, fire pit gathering area, sunlit solarium for gardening or hobbies, and a wraparound deck threaded through the trees. A two-car garage with electric car charger, and attached carport handles every vehicle and toy. All this within walking distance of Cottage Lake Elementary in the Northshore School District, minutes to Woodinville Wine Country and commuter routes.

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

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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

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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.