Key Metrics
Median Sale Price: $747K (Redfin) / $736K (NWMLS)
Median List Price: $798,975
Price Per Sq Ft: $460–$475
Active Listings: 103
Avg Days on Market: 46 days
Homes Sold (Feb 2026): 44
Sources: Redfin 98155 Housing Market, Zillow 98155 Home Values, Realtor.com 98155 Market Trends
Neighborhood Pocket Breakdown
The following table summarizes key metrics for the major neighborhoods in 98155. Each pocket has unique dynamics that influence pricing, days on market, and buyer behavior.
Neighborhood Median Price $/SqFt DOM Listings Market Feel
Horizon View $1,175,000 $565 25 8 Fast-moving, supply-constrained premium
Sheridan Beach $979,000 $462 25 11 Lifestyle-driven, strong absorption
Ridgecrest $870,000 $522 72 20 Premium priced, slow-absorbing, buyer leverage
Briarcrest $689,000 $479 40 4 Small, improving, momentum building
Ballinger $670,000 $377 35 6 Affordability anchor, supply expanding
North City $730,000 $474 54 27 Largest inventory, pricing-sensitive buyers
This chart compares neighborhood-level metrics such as median price and days on market (DOM) to illustrate the performance of each pocket within 98155.
What the Data Is Telling Us
The split is structural, not cyclical. Premium pockets are absorbing quickly, while mid-range and affordability pockets show slower movement.
The affordability ramp into 98155 is widening. Ballinger and Briarcrest are becoming more attractive to entry-level buyers as inventory expands.
Sellers still have leverage — but only when pricing is precise. Accurate pricing is critical to avoid extended days on market.
The Bottom Line: Three Markets, One Zip Code
98155 is not one market — it is at least three. Premium pockets (Horizon View, Sheridan Beach) are operating at $979K–$1.175M with fast absorption and genuine scarcity. Mid-range pockets (Ridgecrest, North City) are in a recalibration phase where patient buyers are negotiating against sellers still anchored to 2024 pricing. And affordability pockets (Ballinger, Briarcrest) are seeing the most supply expansion in three years, opening the entry ramp into Shoreline for buyers who were priced out twelve months ago.
The common thread across all three tiers: pricing accuracy for your specific street and micro-location is the single biggest determinant of outcome. Zip-level medians, city-wide trend lines, and national market narratives are context — not strategy. Strategy requires knowing what sold on your block in the last 90 days, what is active right now, and where buyer demand is concentrating this month. That is pocket-level analysis, and that is what moves real estate in 98155.
