Based on current market data for early 2026, here are the Seattle zip codes still experiencing competitive conditions and occasional bidding wars:
Capitol Hill Area:
-
98112 (Capitol Hill core) – Tight inventory with strong demand
-
98122 (Capitol Hill/Central District) – Competitive for well-priced homes
North Seattle:
-
98107 (Ballard) – Continues to be one of Seattle’s most competitive markets; buyers should expect to compete in bidding wars for the best Ballard bungalows and townhomes
University District:
-
98105 – Spring 2025 saw near full price or mild bidding wars, though softened slightly by fall
Key Context for 2026:
Market Reality: The days of “20-person bidding wars on every listing are behind us”, but single-family homes in desirable, transit-accessible neighborhoods with good schools still generate multiple offers.
Tale of Two Markets:
-
Single-family homes in the zip codes above remain competitive
-
Condos have softened considerably and rarely see bidding wars
What Creates Bidding Wars Now:
-
Homes within walking distance to amenities (Green Lake, Ballard retail)
-
Well-priced listings (at or slightly below market)
-
Remodeled/move-in ready condition
-
Near light rail stations
-
Strong school districts
Your Shoreline Context: As a neighboring city to Seattle, Shoreline is mentioned as an “emerging neighborhood” offering “more affordable options with improving amenities”, suggesting it’s competitive but not at bidding-war intensity like core Seattle neighborhoods.
The 2026 market requires “a sharper strategy than ever before” – bidding wars are selective rather than automatic, happening mainly for exceptional properties in the most desirable Seattle zip codes listed above.
