3.6 months of inventory and a 16-day median market time kept Washington in seller-market territory this week, according to Beyond Real Estate market data calculated July 15, 2026.

Washington’s housing market is not as frenzied as the 2021 and early 2022 cycle, but it still isn’t a buyer’s market statewide. Beyond Real Estate NWMLS data shows a statewide median sold price of $645,000 over the last 12 months, a median active listing price of $665,000, and 24,435 active residential listings. Prices are slightly lower than a year ago, with the statewide median down 0.8% year over year, yet homes that sell are still closing at 99.2% of list price on average.

King County remains the state’s high-price anchor. The county’s median sold price is $890,000, with 7,811 active listings, 14 median days on market, a 99.3% sale-to-list ratio, and 3.5 months of inventory. That combination tells us buyers have more choices than they did during the tightest pandemic-era market, but desirable, well-priced homes are still moving quickly.

Key Washington Market Data This Week

According to Beyond Real Estate market data, Washington’s current statewide residential market snapshot includes:

• Median active listing price: $665,000
• Median sold price: $645,000
• Active residential inventory: 24,435 listings
• Pending sales: 8,226
• New listings this month: 4,748
• Closed sales this month: 7,411
• Median days on market: 16 days
• Sale-to-list ratio: 99.2%
• Months of inventory: 3.6
• Year-over-year median price change: down 0.8%

The strongest signal this week is that pending sales, at 8,226, are running ahead of this month’s closed sales count of 7,411. That suggests buyer activity is still present despite elevated mortgage rates. The market is not universally hot, but it remains competitive where pricing, condition, and location align with current buyer budgets.

King County, Puget Sound, and Southwest Washington

King County is still expensive, but it has cooled modestly on price. Beyond Real Estate NWMLS data shows King County’s median sold price at $890,000, down 1.7% year over year. Homes are taking a median of 14 days to sell, and the county has 3.5 months of inventory. That is enough supply to give buyers some room to compare homes, but not enough to create broad discounting across the market.

Pierce County looks more competitive on affordability and momentum. Its median sold price is $583,000, up 4.1% year over year, with 3,057 active listings, 14 median days on market, and only 2.9 months of inventory. The 99.8% sale-to-list ratio is one of the strongest readings in the county data this week, showing that appropriately priced listings are still landing close to asking price.

Snohomish County is more mixed. The median sold price is $710,000, down 5.3% year over year, with 2,674 active listings, 14 median days on market, and 2.9 months of inventory. That price decline does not mean every segment is falling. It may reflect changes in mix, buyer rate sensitivity, and more disciplined pricing by sellers. Still, sellers in Snohomish County need to pay close attention to recent comparable sales.

Thurston County continues to show steady demand. The median sold price is $552,500, up 2.8% year over year, with 1,140 active listings, 16 median days on market, and 3 months of inventory. Clark County, by contrast, is moving slower, with a $530,000 median sold price, 334 active listings, 23 median days on market, a 98.9% sale-to-list ratio, and 3.5 months of inventory. Clark’s longer market time gives buyers a bit more negotiating space than many Puget Sound counties.

Western vs. Eastern Washington

Western Washington remains defined by higher prices, larger inventory counts, and uneven county-level price movement. King County at $890,000, Snohomish County at $710,000, Pierce County at $583,000, and Thurston County at $552,500 all sit above or near the statewide midpoint, with most homes still selling in about two weeks when priced correctly.

Eastern Washington’s available county data shows a different profile. Spokane County has a median sold price of $550,000, 36 active listings, 10 median days on market, a 99.6% sale-to-list ratio, and 4.2 months of inventory. That higher months-of-inventory reading points to more balance than the tightest Puget Sound submarkets, but the 10-day median market time shows that buyers are still acting quickly on listings that meet current demand.

The regional takeaway is simple: Western Washington is not one market, and Eastern Washington is not automatically slower or cheaper in every segment. Buyers should compare county-level inventory and days on market before assuming they have leverage. Sellers should avoid using statewide headlines as a pricing strategy.

Mortgage Rates and National Context

Mortgage rates remain the main affordability pressure for Washington buyers this week. Freddie Mac reported the average 30-year fixed mortgage rate at 6.61% as of July 10, 2026, up from 6.46% the prior week. The 15-year fixed rate averaged 5.96%. Rates are below the recent peak from 2023, but they’re still high enough to keep monthly payments elevated in King, Snohomish, and other higher-cost counties.

National housing data also points to a market that is steady rather than overheated. NAR reported national existing-home sales at a seasonally adjusted annual pace of about 4.09 million in June, with the national median existing-home price at $440,600, up 1.8% year over year. The Bureau of Labor Statistics reported national unemployment at 4.2% in June, with 187,000 jobs added, while inflation remained above the Federal Reserve’s long-term target. Those conditions may keep mortgage rates choppy through the coming months.

What This Means for Buyers This Week

Buyers have more inventory than they had during the most supply-constrained period, but they still need to be ready. A 16-day statewide median market time means strong listings can move from active to pending in less than three weekends. In counties such as King, Pierce, Snohomish, and Spokane, median days on market are even shorter.

This week’s practical buyer strategy is to get fully underwritten if possible, watch new listings closely, and compare each home against the most recent pending and closed sales. With a statewide 99.2% sale-to-list ratio, low offers may work on stale or overpriced listings, but they’re less likely to succeed on homes that are priced in line with current demand.

What This Means for Sellers This Week

Sellers still have an advantage in many Washington markets, but it’s a narrower advantage than during the peak frenzy. The statewide median price is down 0.8% year over year, and King, Snohomish, and Clark counties are each showing year-over-year declines in the data. That makes launch pricing critical.

A seller who prices ahead of the market may sit long enough to need a price correction. A seller who prices within the current comparable range can still benefit from short market times and near-list-price offers. Preparation also matters. Buyers facing 6% plus mortgage rates are less willing to overlook condition issues, deferred maintenance, or ambitious pricing.

Outlook for the Coming Months

Market conditions suggest Washington will likely remain segmented through late summer. Counties with lower months of inventory and strong job access may stay competitive, while higher-payment segments could continue to see more negotiation. If mortgage rates ease later this year, buyer demand could strengthen quickly. If rates rise again, pending activity may soften first in higher-priced submarkets.

This report is general market information, not legal, tax, lending, or financial advice. Buyers and sellers should consult their real estate broker, lender, attorney, or CPA for guidance specific to their situation.

Data Sources & Methodology

Washington market statistics in this report come from Beyond Real Estate market data, calculated July 15, 2026, using Northwest MLS residential listing and sales data. Metrics include statewide and county-level median sold prices, active inventory, pending sales, new listings, closed sales, median days on market, sale-to-list ratios, months of inventory, and year-over-year price changes.

Washington REALTORS is referenced as an industry source for statewide market context, buyer affordability concerns, and professional market perspective. Specific Washington price, inventory, days on market, and sales statistics in this report are from Beyond Real Estate market data.

National mortgage-rate context comes from Freddie Mac’s Primary Mortgage Market Survey. National housing sales and price context comes from NAR existing-home sales reporting. Employment and inflation context comes from the Bureau of Labor Statistics. These national sources use different geographic definitions than Northwest MLS data and should be treated as broader economic context, not a substitute for local Washington market statistics.