September brought a mixed picture across our four markets, but, overall, homes are taking longer to sell and more are requiring a price adjustment, a clear sign that the competitive urgency of recent years has given way to a slower, more deliberate market. For buyers, that means genuine negotiating power. For sellers, it means pricing accurately from day one matters more than ever.
KING COUNTY
King County’s median residential sold price bounced back in September, rising 3% from August to $949,975, essentially flat year over year. Active listings were up 36% from a year ago, while closed sales fell 8% and pending sales dropped 14%—a sign that buyer activity cooled from last year’s pace. Homes also took longer to sell, with just 54% going under contract within 30 days, down sharply from earlier in the summer. Heading into fall, it’s a market that will reward sellers who price to today’s conditions from the start. In the condo segment, the median price fell 6% year over year to $496,000, as active listings grew 21%.
SEATTLE
Seattle posted the region’s strongest rebound in September, with the median residential sold price climbing 4% from August to $960,000, down just 2% year over year. It also held onto the most competitive edge of our four markets: 24% of homes sold above asking and 63% sold within 30 days, both the strongest and fastest figures regionally. Even so, closed sales (-7%) and pending sales (-10%) both fell year over year, a reminder of reduced buyer activity over the summer. The condo market saw the median price rise 1% from a year ago to $530,000 and active listings rose 14%.
EASTSIDE
The Eastside crossed a notable threshold in September, with 4.1 months of available inventory tipping the market advantage toward buyers. The median residential sold price fell to $1,425,000, down 10% year over year, the steepest decline regionally, though only a modest 1% pullback from August. Active listings were up 49% year over year, closed sales slipped 5% and pending sales dropped 17%, and just 11% of homes sold above asking. Buyers have clear leverage here, and sellers will need to lean harder into pricing and presentation to compete. Eastside condos followed similar trends: the median price fell 18% year over year to $600,000, even as active listings grew 28%.
SNOHOMISH COUNTY
Snohomish County’s median residential sold price held essentially flat year over year at $750,000, easing 2% from August. Active listings rose 45% year over year, while closed sales fell 8% and pending sales dropped 17%. Just 12% of homes sold above asking, while 52% sold only after a price reduction, the highest share regionally, a clear signal that accurate pricing from the start is critical. Still, over half of homes sold within 30 days, showing buyers remain willing to act when a home is priced right. The county’s condo segment stood out, with the median price up 2% year over year to $489,950.
LOOKING AHEAD
Mortgage rates have climbed above 7%, a reversal from the plateau many had expected and a headwind that will likely keep some buyers on the sidelines this fall. That said, rate movements haven’t stopped homes from selling—they’ve just changed the terms of negotiation. For buyers, the season’s slower pace and growing inventory open a real window to negotiate, particularly on homes that have already seen a price cut. For sellers, the path to a strong sale runs through accurate pricing and presentation from the first day on market. An experienced Windermere advisor can help you read the specific conditions in your neighborhood and time your move accordingly.
