Why Kirkland Buyers Are Waiting — And What That Means

If you’ve been watching the Kirkland housing market this year, you’ve probably noticed something interesting: homes are sitting longer. According to Movoto Real Estate, the average days on market in Kirkland is now around 41 days, compared to just 23 days at this time last year. That’s a big shift for a city where well-priced homes used to fly off the market within a weekend.

So, what’s going on? And more importantly—what does it mean for buyers and sellers in Kirkland right now?

Why Buyers Are Waiting

1. Interest Rates Are Still a Factor
Even though mortgage rates have stabilized somewhat in 2025, they’re still noticeably higher than the historically low levels of 2020–2021. Buyers are cautious. Many want to see if rates will come down further before committing to a long-term loan. For move-up buyers in particular, the math feels tough: selling a home with a 3% mortgage to buy another at 6–6.5% is a tough pill to swallow.

2. Buyer Sentiment Has Shifted
Last year’s frenzied bidding wars have cooled, and buyers know it. Instead of rushing in with escalation clauses and waived contingencies, they’re slowing down. Some are taking the “wait and see” approach, holding off until they feel more confident about where prices and rates are heading.

3. Inventory Is Growing
We’re starting to see a more balanced market in Kirkland. While inventory still isn’t sky-high, there are more options than buyers had a year ago. That means less pressure to jump immediately, and more opportunity to compare homes before writing an offer.

What This Means for Sellers

If you’re thinking of selling your Kirkland home, this market requires a different strategy than the hyper-competitive years we’ve just lived through.

• Pricing Smart Matters More Than Ever
  Buyers are picky and have more time. A home priced even 2–3% too high can linger, and once it sits, buyers start to wonder if something’s wrong.

• Expect More Negotiation
  Buyers aren’t waiving inspections or appraisals as often. Be ready for requests—whether that’s a small credit for repairs, or concessions like covering part of the buyer’s closing costs.

• Presentation Still Counts
  Staging, professional photography, landscaping, and marketing are still essential. Even in a slower market, the homes that shine attract the most attention and sell for stronger prices.

What This Means for Buyers

If you’re in the market to buy a home in Kirkland, this is actually good news. The days of making a rushed decision in a crowded open house are fading, at least for now.

• More Time to Think
  With homes sitting longer, you don’t have to make a same-day decision. That breathing room gives you time to do inspections, compare neighborhoods, and think through your purchase.

• Room to Negotiate
  Sellers are more open to negotiation. You may be able to ask for concessions like a seller credit toward closing costs, repairs, or even rate buydowns to make the monthly payment more comfortable.

• Better Deals on the Horizon
  If prices soften slightly or more inventory hits the market, buyers who are patient may find even better opportunities this fall.

The Bottom Line

Kirkland’s real estate market is still strong—this is, after all, one of the Eastside’s most desirable cities, with its lakefront lifestyle, top-rated schools, and thriving tech employment base. But it’s not the sprint it was a year or two ago. Buyers are slowing down, and sellers are adjusting their strategies.

If you’re a buyer, this is your moment to act strategically—take your time, negotiate smart, and keep an eye out for motivated sellers. If you’re a seller, know that the market hasn’t disappeared; it’s just shifted. With the right pricing and preparation, your home can still stand out and sell well.

The key takeaway: patience is shaping the Kirkland market right now—for both sides of the table.