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October likely set the tone for the rest of the year for our region: inventory was up, buyer demand was down, and prices adjusted to match. Median sold prices were below last year’s levels everywhere, and closed and pending sales fell by double digits in every market. Still, three of the four markets remained balanced. Overall, this looks like a market that is recalibrating after a decade of growth, rather than one in distress. For buyers, that means more choices and more room to negotiate than they’ve had in years. For sellers, the “list and they will come” mentality is gone, and true market strategy has become king.
EASTSIDE
The Eastside continued to move in buyers’ favor in October, with 4.5 months of available inventory, the highest October level in at least a decade. The median residential sold price fell to $1,350,000, down 5% from September and 13% year over year, the third straight monthly decline. Active listings were up 48% from October 2025, while closed sales dropped 18% and pending sales fell 15%. Just 9% of homes sold above asking and more than half of homes (52%) sold only after a price reduction, a reminder that pricing for today’s market is critical. Eastside condos saw the median price drop 23% year over year to $572,472, even as active listings swelled 30%.
KING COUNTY
King County’s median sold price slipped 3% from September and 7% year over year, settling at $925,000 for October. Active listings were up 38% from a year ago, while closed sales fell 15% and pending sales dropped 16%, a sign that demand is easing even as buyers’ options grow. Just 15% of homes sold above asking and 46% sold only after a price reduction, though more than half still went under contract within 30 days. In the condo segment, the median price fell 15% year over year to $465,000, as active listings grew 22%.
SEATTLE
Seattle was the only market where prices rose from September, with the median residential sold price up 2% to $982,500 for October, though still down 6% year over year. Active listings grew 22% from a year ago, while closed sales (-14%) and pending sales (-16%) both fell. Still, Seattle remained the most competitive market of the four, with 24% of homes selling above asking and 70% selling within 30 days, a sign that buyers are still jumping on appropriately priced homes. For Seattle condos, the median price fell 11% year over year to $515,825, as active listings rose 15%.
SNOHOMISH COUNTY
Snohomish County’s median residential sold price eased 3% month over month to $724,450, down 6% from last October. Active listings were 44% higher than a year ago, while closed sales sank 18% and pending sales dropped 19%, the steepest overall decline of our four markets. Just 13% of homes sold above asking and 49% sold only after a price reduction, though more than half sold within 30 days. The county’s condo market held up best of the four, with the median price down just 3% year over year to $507,500, as active listings climbed 32%.
LOOKING AHEAD
Heading into the holiday season, the market is likely to stay quiet, as it typically does this time of year (though perhaps quieter than we’re used to), and that creates its own opportunity. Buyers who shop through the winter, even with interest rates above 7%, will face even less competition from other buyers, a deep selection of homes, and sellers who are more willing to negotiate. For sellers, fewer new listings hit the market in winter, so homes that are well prepared and priced for today’s conditions can stand out. Whichever side of the transaction you’re on, the coming months will reward strategy over speculation. An experienced Windermere advisor can help you map out a plan and timeline that fits your goals.
