Monthly Market Update
August 2026 Market Update
At a Glance
A Quick Summary
Across the Eastside and Seattle, August was not a stopped market. Buyers kept moving, but they had more choices and were more selective about price.
The strongest results still came quickly. The homes that sat longer gave up more leverage, especially when pricing, presentation, or condition missed the market.
The big picture is simple: more supply means more choice for buyers, and pricing strategy matters more than ever.
Written by Colin Dalrymple, Luxury Advisor and Managing Broker, Windermere Real Estate.
Last updated . Figures checked against the source Northwest MLS export before publishing.
The market side by side
| Measure | Eastside | Seattle |
|---|---|---|
| Inventory | +46% YoY | +27% YoY |
| Price reductions | 48% | 41% |
| Fast sales | Under 15 days averaged 100% of original list | 54.8% sold within 15 days at 100% of original list |
| Above list | 11% | 23% in a median of 7 days |
Bottom line: The market has not stopped. Buyers have more choices and are being more selective about what they buy and what they pay. For sellers, the data points to one thing: pricing matters.
Eastside
More supply, but buyers are still moving.
Eastside inventory was up 46% year over year, while pending sales were still up 4%. That means buyers are not gone, but they have more to compare. The sharper signal is pricing: 48% of sales required a price reduction, and the longer a home sat, the further it fell from original list.
Eastside market time has a measurable cost
Median sale price as a percentage of the original list price, by days on market. The first two weeks remain the strongest pricing window.
| Days on Market | % of Original List | What it shows |
|---|---|---|
| Under 15 days | 100.0% | equal to original asking price |
| 15 to 30 days | 95.3% | 4.7% below original list |
| 31 to 60 days | 94.0% | 6.0% below original list |
| 61 to 90 days | 92.3% | 7.7% below original list |
| 90+ days | 86.2% | 13.8% below original list |
Eastside closings landed
Price change before sale
48%Sold below list
29%Sold at list
12%Sold above list
11%
Seattle is more selective
Seattle inventory rose 27% year over year, and 41% of sales required a price reduction. At the same time, 54.8% of homes sold within 15 days at 100% of original list price, and 23% sold above list in a median of 7 days. Great homes are still moving, but buyers are being selective.
Required price reduction
41%Sold above list
23%Sold below list
19%Sold at list
17%
If you are selling
Launch with discipline
- The market has not stopped, but buyers are more selective about what they buy and what they pay.
- Price, condition, and location are working together. If one is off, the listing has to compete harder.
- Market time is expensive. Homes selling in under 15 days are achieving full asking price, while 90+ day listings are averaging 86.2% of original list price.
- If a price change is needed, it should be paired with a full refresh of the listing strategy, not treated as a quiet adjustment.
If you are buying
Compare before you commit
- More inventory gives buyers better selection and more leverage than they had in the tighter spring market.
- Fast homes still require discipline. If a listing is priced correctly, buyers are responding quickly.
- Listings with market time or prior price changes deserve a different negotiation strategy than new, well-positioned homes.
- The opportunity is hyperlocal. Compare the home to current active listings and recent pending sales before deciding how aggressive to be.
A note from Colin
August was not a stopped market. It was a more selective one. Buyers are active, but they are not rescuing listings that miss on price, condition, or presentation. For sellers, the first two weeks are still the cleanest read on the market. For buyers, the opportunity is knowing which homes have room and which ones are still positioned to move quickly.
Data derived from Northwest Multiple Listing Service and compiled by Windermere/East. Residential only. Statistics are not compiled or published by NWMLS. Figures are revised as late-reported sales are recorded.