Seattle is not crashing, it is normalizing. That distinction matters if you are trying to decide whether to buy or sell this fall.

The median price came in at $999,500 in July, down just 1% year over year, despite active listings up 40% compared to two years ago. That combination, more homes to choose from without prices falling off a cliff, is what a soft landing actually looks like.

For sellers, pricing right out of the gate matters more than ever. Homes that sold in under 15 days achieved 100% of asking price. Homes that sat 61 to 90 days settled for just 92% of original list. The gap between a well priced launch and an overpriced one continues to widen.

For buyers, this is the best selection in nearly ten years, 1,520 active listings compared to 719 back in July 2016. Rates also eased from 6.72% to 6.54% since last July, and the median price dipped $10,500, a combined savings of $187 a month for anyone who waited.

At 2.9 months of supply, this is the most balanced July market in years. Neither side holds all the leverage right now, the listing itself determines who has the advantage.

I am not a mortgage broker or a financial advisor. What I can offer is what I am seeing on the ground here in Seattle, and I am always happy to connect you with a trusted lender or contact if that is useful.

Reach out for a Private Consultation Today

𝗦𝗼𝘂𝗿𝗰𝗲𝘀

Windermere Mount Baker & Windermere/East, July 2026 Seattle Talking Points, based on statistics derived from Northwest Multiple Listing Service, Residential Reports.