July marked a turning point for our four markets. After months of rising inventory and cooling prices, each area settled into balanced territory, and prices largely held steady. Buyers now have more homes to consider and more time to weigh their options, while sellers are learning that the right price and presentation still get results. This is a market where preparation, on both sides, makes the difference.

KING COUNTY 

King County reached a balanced market in July, with inventory at 3.1 months of supply. The median residential sold price was $995,000, down 1% from a year ago but a slight uptick from June, suggesting prices may be stabilizing. Active listings climbed 25% year over year, giving buyers plenty to choose from, while closed sales fell 10% and pending sales dropped 11%, evidence that buyers aren't in a rush. Still, well-priced homes found buyers fast: nearly a quarter sold above asking. Over a third (35%) needed a price adjustment before selling, a reminder that pricing right from day one is the surest strategy. Condos followed suit, with the median price down 2% to $519,975 as listings grew 21%.

SEATTLE

Seattle struck a balance between buyer opportunity and seller strength in July. Active listings were up 16% from last year, giving buyers more room to shop. Yet demand for the right homes stayed strong: 31% of listings sold above asking, and more than 80% went under contract within 30 days, the quickest pace of any market we track. Overall activity cooled, though, with closed sales down 14% and pending sales down 17% as buyers took their time. The median sold price slipped to $999,500, down 1% both month over month and year over year. Condo prices fell 5% to $525,000, with listings up 12%.

EASTSIDE 

Buyers found the most flexibility on the Eastside this July. Active listings rose 38% year over year, pushing supply to 4.0 months and edging close to buyer's market territory. That extra selection gave buyers real leverage: nearly three in four homes sold below asking or only after a price cut. The median sold price stayed nearly flat at $1,575,000, and 74% of homes went under contract within 30 days. Eastside condos saw a modest 1% price dip even as listings jumped 28%.

SNOHOMISH COUNTY

Snohomish County led the pack in July. It was the only market to post a year-over-year gain in closed sales, up 3%, even with active listings rising 33%, meaning buyers gained choice without the market slowing down. The median sold price dropped 6% to $757,250, opening the door for more buyers. Forty percent of homes needed a price reduction to sell, but 71% went under contract within a month, showing buyers are ready to move when the price is right. Condos told a similar story: closed sales rose 9% while the median price fell 6% to $500,000.

LOOKING AHEAD

As summer winds down, the big question is whether this balance holds. High mortgage rates and affordability concerns are still keeping some buyers on the sidelines, but for those ready to act, wider selection and softer prices mean real opportunity. Sellers considering a fall listing may also find an advantage, since new inventory typically slows after summer and well-prepared homes can stand out even more as choices narrow. Whatever side of the transaction you're on, a Windermere advisor can help you build a plan that fits your timeline and goals.