Monthly Market Update · June 2026
June 2026 Eastside Market Update
At a Glance
A Quick Summary
June set the baseline for the summer: steady pricing, growing inventory, and a market that rewarded well-prepared listings.
All pricing is shown on a price per square foot basis so neighborhoods with different home sizes stay comparable.
Below: headline figures, distribution across price bands, pace of sale, and what it means for your next move.
Written by Colin Dalrymple, Managing Broker, Windermere Real Estate.
Last updated . Figures checked against the source Northwest MLS export before publishing.
June 2026 at a glance
Months of Supply
3.3
vs. 2.3 a year ago, a neutral market (2–4 months)
Median Sales Price
$1,560,000
down 3.1% year over year, up 3.8% since 2022
Active Listings
1,845
up 29% year over year; up 41% YTD
Pending Sales
564
down 9% year over year
Bottom line: Buyers finally have meaningful choices, sellers still have opportunities, and pricing strategy matters more than it has in years.
One signal worth watching: five of the seven Eastside cities we track, Kirkland, Sammamish, Issaquah, Redmond, and the West Bellevue/Points group, show cumulative days on market roughly doubling from their four-year average to the trailing 12 months. Individually it is a minor detail; across five independently pulled datasets it is a real, measurable slowdown that sellers should price for and buyers can use at the negotiating table.
June Takeaway
The Eastside has shifted from a speed market to a strategy market.
Buyers have more negotiating power than they've seen in years, but desirable homes that are priced correctly are still selling in under two weeks. Success now depends less on timing the market and more on understanding your specific neighborhood.
City by city · July 2026
Inventory is building. Price discipline is what's selling homes.
Inventory is rising, but well-priced homes are still selling fast. Inventory continues to build across the Eastside, giving buyers more choices than they've had in several years. Yet homes priced to today's market are still going pending in about two weeks. The market hasn't slowed equally. It has become more selective.
Chart 01
How tight is each market, right now?
What this tells us: Every core Eastside city now falls into balanced or buyer-leaning territory. Medina and Clyde Hill appear much slower, but because so few homes sell there each month, inventory can swing dramatically from only a handful of transactions.
Source: Northwest MLS data via InfoSparks (ShowingTime), July 2026. See methodology note.
Chart 02
Where are prices actually moving?
Monthly median prices reflect which homes sold, not just what homes are worth. Redmond and Kirkland are the only two cities with rising medians this year, up 5.7% and 5.0%. Everywhere else softened, led by Medina at −21.5% and Bellevue at −9.4%. Remember that a monthly median moves with which homes happened to sell; a couple of high-end closings can swing a thin market like Medina in either direction.
Source: Northwest MLS data via InfoSparks (ShowingTime), July 2026. See methodology note.
Chart 03
How fast are homes selling, and at what price?
Why you care: median days on market of 3–16 days across every city, and closings at 95.5–99.2% of the last list price, tell the real story. Demand hasn't disappeared. The market has simply become more selective. Homes priced to the market they're entering, not the market they remember from 2024, are still moving in about two weeks. The properties sitting are the ones priced for last year.
Source: Northwest MLS data via InfoSparks (ShowingTime), July 2026. See methodology note.
See the full data table, all 8 cities, all 4 metrics
| City | Median Price | Days on Market | Months Supply | % of List |
|---|---|---|---|---|
| Bellevue | $1,465,000 (-4.7%) | 16 (+23.1%) | 6 (+50%) | 97.7% (-1%) |
| Sammamish | $1,662,500 (+5.2%) | 21 (+110%) | 6 (+106.9%) | 97.4% (-0.5%) |
| Redmond | $1,355,000 (+11.3%) | 16 (+23.1%) | 4.9 (+75%) | 98% (-0.6%) |
| Issaquah | $1,067,500 (-4.4%) | 15 (-6.3%) | 5 (+51.5%) | 97.7% (-1.5%) |
| Kirkland | $1,375,000 (-1.4%) | 13 (-7.1%) | 5.5 (+44.7%) | 99.1% (+0.3%) |
| Mercer Island | $2,150,000 (-16.5%) | 12 (+20%) | 5.1 (+24.4%) | 98% (+0.5%) |
| Medina | $3,495,000 (-48.4%) | 13 (-18.8%) | 10.2 (+12.1%) | 95.4% (-4.1%) |
| Clyde Hill | $2,900,000 (-30%) | 19 (-55.8%) | 6.5 (+12.1%) | 80.6% (-22.9%) |
Sources & methodologyShow
- Typical Sale Price Range
- Approximate range in which most closed sales fell for the month across residential and condominium sales in the city's NWMLS geography. Ranges are wider in luxury markets and narrower in entry-level markets. Monthly medians move on sales mix as much as on underlying value. Northwest MLS closed-sales data, retrieved via InfoSparks (ShowingTime).
- Median Days on Market
- Median number of days from list date to pending date for listings that went pending during the month. Excludes time a property spent off market between listing periods. Northwest MLS listing data, retrieved via InfoSparks (ShowingTime).
- Months Supply of Inventory
- Active inventory divided by the trailing twelve-month average of pending sales (pending-based months supply). Four to six months is generally considered balanced to buyer-leaning. Northwest MLS inventory and pending-sales data, retrieved via InfoSparks (ShowingTime).
- Median Percent of Last List Price
- Median of each closed sale's price divided by the last list price before contract. Values below 100% indicate negotiation off the most recent asking price, not off the original list price. Northwest MLS closed-sales data, retrieved via InfoSparks (ShowingTime).
Figures are compiled by Northwest Multiple Listing Service and retrieved through InfoSparks (ShowingTime). Year-over-year comparisons are against the same month one year prior. Monthly statistics are revised as late-reported sales are recorded, and small cities such as Medina and Clyde Hill can swing sharply on a handful of transactions. Statistics not compiled or published by Northwest MLS.
Primary sources: Northwest MLS real estate statistics · InfoSparks (ShowingTime) market statistics · Freddie Mac Primary Mortgage Market Survey (mortgage rates used in the cost-of-waiting comparison).
The first two weeks tell you everything
Median sale price as a percentage of the original list price, by how long the home sat on the market. 57% of June closings happened in under fifteen days, and those sellers gave up nothing.
| Days on Market | % of Original List | Share of Sales | Units |
|---|---|---|---|
| Under 15 days | 100.0% | 57.1% | 299 |
| 15 – 30 days | 95.8% | 20.8% | 109 |
| 31 – 60 days | 93.9% | 12.8% | 67 |
| 61 – 90 days | 93.8% | 5.0% | 26 |
| 90+ days | 87.9% | 4.4% | 23 |
How June closings landed
- 15%
Sold above list
79 sales · 4 avg. days on market
- 16%
Sold at list
85 sales · 8 avg. days on market
- 31%
Sold below list
163 sales · 18 avg. days on market
- 37%
Price change before sale
197 sales · 72 avg. days on market
Sold above list, every June
Share of June closings that sold above the asking price. Four years ago half of all June sales cleared list; this June, fifteen percent did.
The cost of waiting a year
| Period | Median Price | 30-Yr Fixed | Principal & Interest |
|---|---|---|---|
| June 2026 | $1,560,000 | 6.49% | $9,850 |
| June 2025 | $1,610,000 | 6.82% | $10,517 |
A buyer purchasing the June 2026 median-priced home would pay approximately $667 less per month than the same purchase one year earlier, thanks to both slightly lower home prices and modestly lower mortgage rates.
Rates per FreddieMac.com/pmms, averaged across all weeks reported in the month.
If you are selling
Price to the market you are entering
- Price to the market you are entering, not the market you remember. You are competing against other sellers on price, condition, and willingness to negotiate.
- The first two weeks are the market's vote. Homes that sold in under 15 days closed at 100% of original list price; homes sitting 90+ days closed at 87.9%.
- Weigh honestly how your location, floorplan, and condition compare to every competing property before choosing a list price.
- Treat every serious offer as an opportunity to negotiate, not a verdict on your home's value.
If you are buying
Patient, but never passive
- The market is better for buyers, but the best homes are not being given away, be patient without becoming passive.
- List price is the seller's opinion. Negotiate to value using comps, condition, days on market, competing inventory, and seller motivation.
- In today's market, a well-supported offer based on comparable sales, condition, and competition is simply good negotiation.
- Certainty is currency. Stronger earnest money, fewer contingencies, cleaner inspection terms, and a faster close often beat a higher but messier offer.
A note from Colin
People often ask whether it's a buyer's market or a seller's market. The truth is that the Eastside isn't one market. It's dozens of individual neighborhoods, each behaving differently. In some areas, buyers have more leverage than they've had in years. In others, well-prepared homes still attract multiple offers within days. That's why broad headlines only tell part of the story. Success today comes from understanding your specific neighborhood, pricing strategically, negotiating confidently, and making decisions based on current data rather than last year's market.
Data derived from Northwest Multiple Listing Service and compiled by Windermere/East. Residential only. Statistics are not compiled or published by NWMLS. Payment figures assume a 20% down payment on the median price at the average 30-year fixed rate for the month per Freddie Mac; taxes and insurance are not included. Figures are revised as late-reported sales are recorded.