Seattle & Eastside Housing Market Update: What 2026 Looks Like for Buyers and Sellers

Well that Seahawks game was wild, wasn't it!?  A kickoff return for a touchdown in the first 13 seconds, a playoff blowout at home… it felt like everything finally clicked!

Honestly, that’s kind of how real estate feels right now around Seattle and the Eastside.

Lately, a lot of people have been asking me the same thing: What’s really going on out there and does it even matter for us?

Here’s the simple version.

Home buyers are back, but they’re careful. This isn’t the COVID craziness where everything sold in its first weekend. Homes need to be in the right spot, in good shape, and priced right.

Most people I talk to really want answers to two things:
    • Is our biggest investment still safe?
    • If we ever wanted to move, is now a reasonable time?

The honest answer is: it depends. Everyone’s situation is different. But overall, this is the healthiest market I’ve seen in years. In Seattle, there are more homes for sale, about 28% more than last year. Buyers have options and they’re taking their time. Sales are down around 10%, which just means people aren’t rushing. Prices have been steady though: with final sale prices up about 2% from last year, condos about 1%.

What that means for you:
    • If you’re buying, it’s way less stressful than it’s been.
    • If you’re selling, the market is fine,  it just takes the right prep and plan.

On the Eastside, it feels more like the start of that Seahawks game… confident, not reckless. Buyers have already jumped in early this January and homes that sat in November and December are now getting offers. Inventory of homes on the market is still pretty low, and the better the location, schools, and walkability, the more demand there is.

In the $1M - $2M range, specific neighborhoods are driving everything. In Kirkland, that might mean a walkable home near downtown or a 3–4 bedroom in North Rose Hill. In Redmond, it could be a bigger 1970s split-level home close to Microsoft.

One thing I hear all the time isn’t just “What’s my house worth?” but “Is this still the right house for this part of our life?”

Kids are out of the house. Extra rooms sit empty. Stairs aren’t as fun as they used to be. Commutes changed. And the places you actually spend time;  golf courses, parks, restaurants, grandkids might not be as close as you’d like.

If we ran into each other at Costco and you asked, “So what’s really going on, and does it matter for us?” I’d say this: Seattle has more choices and steady prices. The Eastside is still competitive for good homes, and buyers are out there.

You don’t need to be ready to move to talk about any of this. Some of the best conversations happen a year or two before anything changes.

Here’s a simple question ask yourself:
“If we woke up five years from now and nothing about where we live had changed, would we be happy?”

If the answer is yes, that’s awesome.

If it’s “I’m not sure,” the next step isn’t selling your home,  it’s just talking it through and trying to find clarity.

Hope you and your crew are doing well. And for at least another week… Go Hawks!