Insights
Seattle & Bellevue market insight.
Market reports, buyer and seller guides, and neighborhood deep-dives — updated as the market moves.
Market pulse · May 2026
How we read it
Seattle is no longer one market
Entry-level single-family homes in strong school districts and near tech campuses are holding firm — Bellevue houses under $1.3M have barely moved. Homes above $2M, and luxury above $4M at 8.8 months of supply, are where the real softening is.
Condos and townhomes need realistic pricing
With 5.5 months of supply, downtown condos and HOA townhomes bought in the last two years often sell at or below cost after fees, and can sit for months. Price to the market, not to your basis.
A soft landing, not a crash
Rates keep prices from running, while debt costs and a construction shortfall keep them from collapsing. Expect a flat-to-slightly-lower nominal market for the next year or two, with real value drifting down after inflation.
Buyers with time have leverage
If your job is stable and you plan to stay, this is a negotiating market — we recently closed a new-construction home in core Bellevue 98004 for far less than the same house would have taken two years ago.
$877K · King County median sale price
+2.7% · Median price, year over year
~6.5% · 30-year mortgage rate
3.2 mo · Single-family months of supply
5.5 mo · Condo months of supply
134 articles
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Virtual vs. Physical Staging: Choose by Home, Budget and Buyer Experience
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Is Virtual Staging Worth It for a Vacant Seattle Home?
When virtual staging can help a vacant listing, what it cannot prove, and how to budget without invented ROI claims.
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Why Is My Seattle Home Not Selling? Diagnose Before Repricing
A Seattle seller’s evidence-led review of pricing, presentation, condition, financing friction and carrying costs.
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Should I Take My House Off the Market in Bellevue?
A decision framework for pausing, improving, repricing or relisting a Bellevue home without assuming an NWMLS days-on-market reset.
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Opendoor Fees and Seller Costs: Read the Written Net Sheet
A Bellevue-area checklist for service charges, repair adjustments, closing expenses and Washington REET when considering Opendoor.
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Is Selling to Opendoor Worth It? Compare Net Proceeds, Not Headlines
How Bellevue-area sellers can compare a written iBuyer offer with an agent-assisted listing using a transparent net sheet.