Good morning, friends —

I’m taking full advantage of this rainy Thursday morning to pour over the data before the sun returns! Let’s get ahead of the Friday blog post with an early jumpstart—in time for an August weekend in the PNW. 🌤️

July delivered sunshine and data. Below is a breakdown of where we are across the four key residential zones we watch: Seattle, the Eastside, Snohomish County, and All of King County. These numbers reflect residential markets yet feel free to explore other parts of our market to yield an even greater understanding alongside your clients via windermerestats.com.

Windermere Stats password is updated, Need the pw? Send me a text: 206.227.7133 or ask your office.

*A thank you on repeat to Windermere/East for keeping Windermere Stats updated from month to month using information and statistics derived from Northwest Multiple Listing Service.

Alright, let’s jump into the residential numbers—and the stories they’re telling. What follows is a mashup of Windermere Stats, key talking points, strategies to consider, real-time stories I’m hearing on the ground, and yes—a little Ai 🤖 polish for grammar and sharpness.

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🏙️ Seattle Residential Market

• Median Sales Price: $1,010,000 → up 4% YoY
• Inventory: 2.1 months → flat YoY, but still slightly favoring sellers
• Active Listings: +19% YoY
• Pending Sales: +18% YoY
• % Sold Above List Price: 27%

Takeaway: Seattle’s market continues to show resilience. Homes are moving quickly (62% under contract in <15 days) and competitive offers are still in force in some scenarios—especially for well-prepped homes. Price appreciation is modest but notable, pointing to a slight lean in seller market.

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🌲 Eastside Residential Market

• Median Sales Price: $1,580,000 → down 2% YoY
• Inventory: 2.4 months → doubled YoY
• Active Listings: +90% YoY
• Pending Sales: -6% YoY
• % Sold Above List Price: 19%

Takeaway: The Eastside is feeling slightly more balanced. Inventory has nearly doubled, giving buyers more options. Yet demand remains strong for premium properties priced right. Price adjustments are showing up more regularly, but sellers are still seeing solid results when aligned with market realities. 56.9% of homes under contract moved < 15 days.

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🏡 Snohomish County Residential Market

• Median Sales Price: $805,000 → down 2% YoY
• Inventory: 2.0 months → up 49% YoY
• Active Listings: +48% YoY
• Pending Sales: flat YoY
• % Sold Above List Price: 21%

Takeaway: Snohomish remains one of the most affordable pathways into homeownership in our region. Prices have inched down slightly, but this may offer opportunity, especially as inventory grows. Well-priced homes still attract multiple offers. 53.5% of homes under contract moved < 15 days.

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🧭 All King County (Macro View)

• Median Sales Price: $1,000,000 → flat YoY
• Inventory: 2.2 months → up 40% YoY
• Active Listings: +43% YoY
• Pending Sales: +2% YoY
• % Sold Above List Price: 23%

Takeaway: King County wide, we’re moving into a more balanced market without completely losing the competitive edge. Inventory gains are giving buyers more breathing room while demand holds steady. Median prices are holding—a sign of normalization, not retreat.

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🔍 The Big Picture

Despite steady 30-year mortgage rates hovering (up & down) around 6.7%, buyers are still engaging. A drop in rates could quickly reignite demand and put upward pressure on prices. We’re seeing a market that favors clarity, preparation, and a strong pricing strategy. For Sellers: the days of automatic over-asking offers may be behind us in most neighborhoods. For Buyers: more options and less frenzy can mean opportunity—if they are ready.

Recommendations for Sellers & Listing Agents:
Show weekly data trends to sellers. Use reports created for you on Windermere Stats to demonstrate current conditions.
Hold open houses to maximize exposure.
Don’t rush to adjust the list price. Evaluate activity from buyers and other listings post-launch first.
Buyer credits (via the BBC) to help cover closing costs and spark excitement.
Leverage Windermere’s brand—the yard sign still matters, especially in a crowded market.
Take on a proactive role: Help unrepresented buyers write offers ethically while protecting the
seller’s interests.
Work with all offers, even low ones—counter until common ground is found.

Recommendations for Buyers and Buyers’ Brokers:
Today’s environment also calls for a different approach on the buy side:
Fear of missing out is gone. Replace it with a calm, strategic mindset.
Encourage patience. When the right home appears, write the offer—even if it’s below asking.
Set clear expectations: Lower offers often mean more negotiation. Be ready to guide clients
through multiple counters.

This is a market for skilled guidance. Stay close to your clients, know the data, and watch rates like a
hawk. This market rewards agents and sellers who lead with data, strategy, and experience. Consistent
branding, local knowledge, and disciplined pricing are more important than ever. And in my humble opinion, one of the most powerful muscles you can strengthen is consistent communication with your clients. It builds trust, provides clarity (who doesn’t want more clarity?), and creates confidence at every step.

Let’s keep the conversation going:
📈 What are you noticing?
📍 Where are you seeing opportunity?
💬 What are your clients asking for?

Here’s to staying current, staying sharp, and leading with confidence.

See you out in the field—and remember, you’re surrounded by an incredible network of experienced professionals who are willing to support, share insights, and seek clarity together. Just ask and keep showing up where real estate is happening.

Always here to help—the ultimate goal. ⚡
Laura