King & Snohomish Counties | Single-Family Homes + Condos
The August numbers are in, and the biggest story continues to be more choice for buyers and more competition for sellers. These reports were published in August and reflect market activity through the end of July 2026.
Across both King and Snohomish Counties, inventory has increased substantially compared with last summer. Homes are still selling, but buyers generally have more time, more options, and more negotiating room than they did a year ago. For sellers, that makes pricing, condition, presentation, and marketing increasingly important.
King County — Single-Family Homes
King County finished July with 5,442 homes for sale, compared with 4,331 in July 2025 — an increase of about 26%. At the same time, 1,609 homes closed during the month, down approximately 12% from last July.
Months of inventory climbed to 3.4 months, versus 2.4 months a year ago. The median sales price, however, remained remarkably steady at $1,000,000, compared with $995,000 last July. Average market time increased modestly from 22 to 25 days.
Homes sold for an average of 99% of their final list price and 97% of their original asking price.
My takeaway: King County home values overall have held up well, but sellers are competing against considerably more inventory. Buyers can be more selective, so a property that is priced too aggressively or doesn't show well can quickly be passed over.
Snohomish County — Single-Family Homes
The shift toward greater buyer choice is even more noticeable in Snohomish County. There were 2,246 homes for sale in July, up about 37% from 1,641 a year earlier.
Closed sales were relatively stable — 760 sales compared with 767 last July — but months of inventory increased from 2.1 to 3.0 months.
The median sales price was $746,000, down from $799,000 in July 2025, while the average sales price was $849,000. Homes averaged 29 days on market, compared with 28 days a year ago, and sellers received about 99% of their final list price and 97% of their original asking price.
My takeaway: Snohomish County buyers have considerably more selection than they did last summer. Sellers can absolutely still be successful, but the market is rewarding realistic pricing rather than "testing the market."
What About Condos?
The condo market deserves its own conversation because the inventory picture is noticeably different from single-family homes.
King County Condos
King County had 2,579 condos for sale at the end of July, approximately 20% more than July 2025.
Only 437 condos closed during July, compared with 541 a year ago, bringing inventory to 5.9 months — up significantly from 4.0 months last July.
The median condo sales price was $524,000, down from $540,000 a year earlier. Average days on market increased from 39 to 47 days. Condos sold for approximately 98% of their final list price and 96% of their original asking price.
My takeaway: Of the four markets we're looking at, King County condos currently offer buyers some of the greatest negotiating leverage. Nearly six months of inventory means sellers need to pay especially close attention to comparable sales, competing listings, HOA considerations, condition, and presentation.
Snohomish County Condos
Snohomish County condo inventory rose sharply as well. There were 537 condos for sale, compared with only 362 last July — an increase of roughly 48%.
There were 139 closed sales, versus 145 last year, while pending sales actually increased to 158, compared with 128 in July 2025.
Months of closed-sale inventory reached 3.9 months, up from 2.5 months last year. The median sales price was $495,000, versus $500,000 last July, and average market time increased from 32 to 35 days.
My takeaway: There's substantially more condo inventory available, but the increase in pending sales is encouraging. Buyers are purchasing — they're simply able to be more discerning about which properties offer the best combination of price, condition, location, and HOA value.
So, What Does This Mean for You?
If you're thinking about selling: This is not a market where I would recommend simply putting a home on the MLS and hoping for the best. Buyers have alternatives. The first impression, pricing strategy, preparation, staging, photography, marketing and follow-up all matter.
One of the most common conversations I have with sellers is determining which improvements are worth doing and which aren't. That's especially important in a market with rising inventory. Spending money in the wrong places doesn't necessarily create a return; presenting the property strategically can.
If you're buying: You have something buyers haven't enjoyed consistently in recent years: choice. Depending on the home and neighborhood, there may be opportunities to negotiate on price, inspection items, closing costs or other terms. That doesn't mean every seller is negotiable, and the best properties can still attract strong competition.
If you're staying put: These countywide statistics are useful for understanding direction, but they don't necessarily tell you what your home is doing. A Kenmore rambler, a Lake Forest Park home, a Bothell townhouse and a Queen Anne condo can all behave very differently in the same market.
The Bottom Line
We're seeing a market that is becoming more balanced — and much more property-specific.
King County single-family prices have been relatively resilient despite rising inventory. Snohomish County single-family sellers are encountering more price pressure. Condo buyers, particularly in King County, currently have considerably more inventory from which to choose.
For sellers, strategy matters more today than it did when almost everything was selling immediately. For buyers, increased inventory is creating opportunities — but knowing which homes are truly good values still requires looking beyond the asking price.
If you're wondering what these numbers mean for your neighborhood or your particular property, I'm always happy to help you sort through the data.