Monthly Market Update
September 2026 Market Update
At a Glance
A Quick Summary
September split the region into two speeds. The Eastside tipped into a buyer's market at 4.1 months of inventory, while Seattle stayed neutral at 3.0.
Both markets carried more supply than a year ago, and the median price eased on the Eastside while holding nearly flat in Seattle.
In both places the pattern was the same: well-priced homes sold in the first two weeks at full asking, and homes that missed spent months adjusting.
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 |
|---|---|---|
| Median closed price | $1,425,000 | $960,000 |
| Months of inventory | 4.1 | 3.0 |
| Active listings | 1,941 | 1,671 |
| Pending sales | 478 | 564 |
Eastside
September 2026 Eastside in focus
More choice for buyers, less room for overpricing.
- 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
How homes sold
Every September Eastside 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 a year ago. 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.
Seattle
September 2026 Seattle in focus
Balanced, but the best homes still compete.
- Median closed price
- $960,000
- Down 2% from $975,000 in September 2025
- Months of inventory
- 3.0
- Neutral market (2 to 4). Was 2.1 a year ago
- Active listings
- 1,671
- Up 25% year over year
- Pending sales
- 564
- Down 10% from 627
How homes sold
Every September Seattle sale, sorted by how it closed against its asking price.
- 24%
Sold above list
95 homes, average 5 days on market, median 4% over list
- 20%
Sold at list
80 homes, average 10 days on market
- 18%
Sold below list
69 homes, average 20 days, median 3% under list
- 38%
Price change or relist first
152 homes, average 81 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% | 51.3% |
| 16 to 30 days | 96.8% | 11.4% |
| 31 to 60 days | 94.1% | 16.2% |
| 61 to 90 days | 90.9% | 8.1% |
| 91+ days | 88.5% | 13.1% |
A year later: at the median price with a 6.86% rate (versus 6.35%), principal and interest runs about $6,299 a month, compared with $6,069 a year ago. That is $230 more per month.
If you are selling
- Seattle still rewards a strong launch: 51.3% of sales closed in the first 15 days at 100% of original list.
- Homes that needed a price change averaged 81 days on market, so the first price matters most.
- One in four homes sold above list. Preparation and presentation are what put a home in that group.
If you are buying
- Prices are nearly flat year over year, but a higher rate puts the typical payment about $230 higher.
- With 25% more listings, you can be selective, especially with homes that have been on the market a month or more.
- Expect competition on fresh, well-presented homes. Have your approval and terms ready.
A note from Colin
Eastside
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.
Seattle
Seattle in September was a two-speed market. Well-priced homes still drew strong offers in the first two weeks, while homes that missed spent months adjusting. Knowing which kind of home you are looking at is the whole game.
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.
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 November 1, 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.