Monthly Market Update
September 2026 Eastside Market Update
At a Glance
A Quick Summary
September tipped the Eastside into buyer's market territory, with 4.1 months of inventory, up from 2.3 a year ago.
Active listings rose 49% while pending sales fell 17%, and the median closed price eased 10% to $1,425,000.
Homes priced right still sold in the first two weeks at full original list. Waiting cost sellers real money.
Written by Colin Dalrymple, Managing Broker, Windermere Real Estate.
Last updated . Figures checked against the source Northwest MLS export before publishing.
Eastside at a glance
- Median closed price
- $1,425,000
- Down 10% from $1,575,000 in September 2025
- Months of inventory
- 4.1
- Buyer's market (4+). Was 2.3 a year ago
- Active listings
- 1,941
- Up 49% year over year
- Pending sales
- 478
- Down 17% from 579
More choice for buyers, less room for overpricing.
How homes sold
Every September sale, sorted by how it closed against its asking price.
- 11%
Sold above list
48 homes, average 5 days on market, median 3% over list
- 12%
Sold at list
53 homes, average 9 days on market
- 28%
Sold below list
124 homes, average 21 days, median 3% under list
- 49%
Price change or relist first
218 homes, average 91 days on market
Time on market has a cost
Median sale price as a share of the first asking price, by total market time.
| Market time | % of first list | % of sales |
|---|---|---|
| 0 to 15 days | 100.0% | 37.7% |
| 16 to 30 days | 95.0% | 10.4% |
| 31 to 60 days | 92.7% | 20.5% |
| 61 to 90 days | 88.4% | 11.7% |
| 91+ days | 84.4% | 19.6% |
A year later: at the median price with a 6.86% rate (versus 6.35%), principal and interest runs about $9,350 a month, compared with $9,803 last September. That is $453 less per month.
If you are selling
- Price to today's closed sales, not last spring's. Homes that sold in the first 15 days got 100% of original list.
- After 90 days, the median sale landed at 84.4% of the first asking price.
- Nearly half of sales needed a price change first, so launch with presentation and pricing already right.
If you are buying
- With 4.1 months of supply, you have time to compare and room to negotiate on homes that have sat.
- A lower median price offset the higher rate: the typical monthly payment is about $453 lower than a year ago.
- Fresh, well-priced homes still move in days. Be ready with financing before you tour.
A note from Colin
September gave Eastside buyers the most leverage they have had in years. That does not mean every home is negotiable: the well-prepared, well-priced ones still sold fast and at full price. The gap between those homes and everything else is where the market is right now.
Source: Windermere/East residential-only report (residential including manufactured homes on owned land). Data courtesy of Northwest Multiple Listing Service as distributed by MLS Grid, as of October 30, 2026 for periods through September 2026. 30-year fixed rate per Freddie Mac PMMS, monthly average. Figures are revised as late-reported sales are recorded.