The King County real estate market has shifted, and sellers need to recalibrate their negotiation expectations for 2026. With inventory up 25% year-over-year and days on market stretching to around 30 days, the automatic bidding wars and waived contingencies of recent years are largely behind us.
Contingencies Are Back
Today’s King County buyers are no longer skipping inspections or appraisals to win deals. Expect offers to include standard contingencies, and be prepared for inspection requests. Smart sellers are getting ahead of this by conducting pre-inspections and addressing major issues upfront, giving them control over the repair narrative before buyers start making demands.
Price Isn’t the Only Negotiation
While you might hold firm on price in stronger neighborhoods, buyers are successfully negotiating closing costs, repair credits, and extended timelines. In some Seattle condo markets where inventory has climbed above five months, sellers are contributing 1-2% toward closing costs to keep deals moving. Know your bottom line before listing, not during negotiation.
Appraisal Gaps Matter Again
With modest price growth and some properties testing the high end of value, appraisal gaps are becoming negotiation flashpoints. Buyers are less willing to cover gaps out of pocket, so overpricing creates a real risk of renegotiation after inspection. The best defense is accurate pricing from day one based on recent comparable sales in your specific neighborhood.
Response Time Strategy
While you might have 24-48 hours to respond to offers in this market, don’t let negotiations drag. Buyers have more options now, and prolonged back-and-forth can cost you a serious buyer who moves to another property. Work with your agent to set clear parameters and respond decisively.
The bottom line: negotiation is normal again in King County. Sellers who accept this reality and prepare accordingly will close faster and at better terms than those still expecting 2021-style frenzy.
