The latest King County stats point to a still seller-leaning market in early 2026, but with more inventory, slower price growth, and buyers gaining leverage compared to the frenzy years. For sellers, it means pricing and condition matter more, bidding wars are less automatic, and strategy is now as important as “just being on the market.”
Where the market stands
- Median home prices are roughly flat to modestly up year over year (about low single‑digit appreciation, with some data showing even a small 2–3% decline depending on month and segment).
- Active listings in King County are up about 25% year over year, with months of inventory under 4 but rising, which is typical of a softening seller’s market moving toward balance.
- Days on market have stretched from low‑20s to around a month on average, signaling that homes no longer move instantly and buyers are taking more time to decide.
What this means for pricing
- Sellers can no longer assume automatic price jumps; the data suggests pricing near the market, not above it, is what generates offers in under 30 days.
- Some sub‑markets and zip codes in King County are seeing noticeable price drops, especially where “motivated sellers” are more common, so overpricing in those areas gets punished quickly.
- With slower appreciation and more options, buyers focus on value; well‑priced, well‑presented homes still sell quickly, while “wish prices” sit and then reduce.
Negotiation and offer terms
- More inventory and fewer bidding wars mean buyers negotiate more on price, closing costs, and repairs, rather than waiving contingencies by default.
- In segments closer to balance (notably some Seattle condos at 5+ months of inventory), buyers may negotiate aggressively, so sellers should expect counters and inspection requests.
- Strong offers still appear for standout listings, but “as‑is, no contingencies, way over list” is now the exception, not the rule.
Timing and strategy in 2026
- Forecasts for 2026 in Seattle/King County call for softer but positive price growth and slightly lower mortgage rates, which could bring more buyers off the sidelines but not recreate 2021‑style frenzy.
- Listing strategy matters more: pre‑listing prep, professional photos, and sharp initial pricing have greater impact now that buyers can compare more homes side‑by‑side.
- If you have flexibility, aligning your listing with stronger seasonal windows (spring and early fall, when buyer activity typically peaks) becomes more important in a normalized market.
Practical next steps for sellers
- Ask your agent for hyper‑local stats (MOI, median list‑to‑sale ratio, and days on market) for your specific city and price band, since conditions vary widely even within King County.
- Plan for at least some negotiation on price and repairs; build that into your expectations so you are not surprised when the first offer includes contingencies and asks.
- If you’re in Shoreline or nearby, a CMA (comparative market analysis) that focuses on the last 60–90 days will be more relevant than 2021–2023 comps, which represent a very different market.
If you share your city, property type, and rough price range, a much more tailored “what these stats mean for you specifically” breakdown is possible.
