25,302 active residential listings are on the Washington market as of September 3, 2026, giving buyers more selection than the ultra-tight markets of recent years while still leaving the state in seller-market territory.
According to Beyond Real Estate market data, Washington’s median active listing price is $650,000, the median sold price over the last 12 months is $625,000, and the statewide median price is down 1.4% year-over-year. The current months of inventory reading is 3.7, which is higher than the extreme shortage levels buyers faced earlier in the decade but still below the level typically associated with a balanced market.
Key Washington Market Data for September 2026
- Median active listing price: $650,000
- Median sold price, last 12 months: $625,000
- Active residential inventory: 25,302 listings
- Pending sales: 7,579
- New listings in the current monthly reporting period: 663
- Closed sales in the current monthly reporting period: 6,051
- Median days on market, rolling 90 days: 22 days
- Sale-to-list price ratio: 98.8%
- Months of inventory: 3.7
- Year-over-year median price change: down 1.4%
- Market condition: seller’s market
Beyond Real Estate NWMLS data shows a market that has cooled on price growth but has not shifted fully in favor of buyers. Homes are still selling at 98.8% of list price statewide, and the median sold home is going under contract in 22 days based on the rolling 90-day measure. That pace is slower than the peak bidding-war period, but it remains quick enough that well-priced listings are still drawing timely offers.
Month-over-month price movement is not calculated in this September 3 data release because the first-party dataset provided for publication does not include the prior month’s comparable median price. The more reliable directional signal available today is the year-over-year change, which shows a 1.4% statewide median price decline. That suggests Washington prices have flattened rather than reset sharply, with local differences doing most of the work.
County-by-County Breakdown
King County: According to Beyond Real Estate market data, King County’s median sold price is $838,000, with 7,945 active listings, 21 median days on market, a 99% sale-to-list ratio, and 3.8 months of inventory. Prices are down 4.2% year-over-year. This is still Washington’s highest-priced major county in the report, but the year-over-year decline shows that buyers have gained negotiating room, especially where sellers overshoot on pricing.
Pierce County: Pierce County’s median sold price is $574,000, with 3,358 active listings, 20 median days on market, a 99.4% sale-to-list ratio, and 3.1 months of inventory. Prices are up 1.6% year-over-year. Pierce remains one of the steadier Puget Sound markets, supported by comparatively lower prices than King County and strong demand from buyers seeking more attainable monthly payments.
Snohomish County: Snohomish County’s median sold price is $705,000, with 2,826 active listings, 20 median days on market, a 98.9% sale-to-list ratio, and 3.1 months of inventory. Prices are down 5.6% year-over-year, the largest decline among the major Puget Sound counties in this report. Even with that pullback, homes are still moving in about three weeks, which points to price sensitivity rather than weak demand.
Thurston County: Thurston County’s median sold price is $524,500, with 1,207 active listings, 22 median days on market, a 99.2% sale-to-list ratio, and 3.2 months of inventory. Prices are up 2.8% year-over-year. The county continues to show resilience, helped by a lower median price than the central Puget Sound counties and demand from buyers looking south of Tacoma.
Clark County: Clark County’s median sold price is $575,000, with 341 active listings, 23 median days on market, a 97.5% sale-to-list ratio, and 3.6 months of inventory. Prices are up 15% year-over-year. That is the strongest price gain in this county group, though the lower sale-to-list ratio signals that buyers are still negotiating discounts from original asking prices.
Spokane County: Spokane County’s median sold price is $674,000, with 41 active listings, 10 median days on market, a 100.4% sale-to-list ratio, and 5.3 months of inventory. Because the active listing count in this dataset is small relative to larger Western Washington counties, readers should treat this figure as a narrower snapshot rather than a full regional substitute.
Inventory and Sales Trends
The statewide inventory count of 25,302 active listings is the most important number in this month’s report. Buyers have more options than they did during the tightest pandemic-era market, but 3.7 months of inventory is still short of a balanced market in most Washington submarkets. That explains why price corrections are uneven. Counties with more affordability pressure, such as King and Snohomish, are seeing year-over-year declines, while Pierce, Thurston, and Clark are still posting gains.
Closed sales volume remains meaningful at 6,051 in the current monthly reporting period, while pending sales total 7,579. That pending pipeline suggests transaction activity should remain active into the coming weeks, provided mortgage rates do not move sharply higher. New listings at 663 in the current reporting period are not enough by themselves to materially loosen inventory if buyer activity holds near current levels.
Mortgage Rates and National Context
National mortgage rates remain the main constraint on Washington demand this week. Bankrate reported the average 30-year fixed mortgage rate near 6.80% on September 3, 2026, while other national rate trackers have shown readings clustered in the mid-to-high 6% range in recent days. For Washington buyers, a rate near 6.7% to 6.8% keeps monthly payments elevated, especially in counties where median prices are above $700,000.
NAR reported that national existing-home sales declined 1.7% month-over-month in July 2026 to a seasonally adjusted annual rate of 4.06 million, while increasing 0.7% year-over-year. That combination fits what we’re seeing locally: demand has not disappeared, but affordability is limiting how aggressively buyers can bid. The Federal Reserve’s continued focus on inflation control has also kept financial conditions tight, which may keep mortgage rates from falling quickly.
Outlook Through Year-End 2026
Market conditions suggest Washington will remain a selective seller’s market through the coming months. Well-priced homes in desirable price bands may still sell quickly, while listings that are priced above recent comparable sales could sit longer and require concessions. Buyers should watch days on market, price reductions, and sale-to-list ratios at the neighborhood level rather than relying only on statewide averages.
For sellers, the key takeaway is that 2026 is not a name-your-price market. A 98.8% statewide sale-to-list ratio is strong, but it also means the average closed sale is not exceeding list price. Pricing strategy, property condition, and timing matter more than they did when inventory was extremely scarce.
For buyers, the increase in inventory creates more room for due diligence and negotiation, particularly in areas with year-over-year price declines. Still, 22 median days on market means hesitation can be costly when a home is priced correctly. Buyers should work closely with a lender to understand payment scenarios before writing offers, especially if rates continue shifting week to week.
This report is general market information, not legal, tax, lending, or financial advice. Buyers, sellers, and investors should consult qualified real estate, mortgage, legal, and tax professionals about their specific situation before making decisions.
Data Sources & Methodology
Washington market statistics in this report come from Beyond Real Estate market data, refreshed from Northwest MLS data and calculated September 3, 2026. Figures include residential active listings, pending sales, closed sales, median sold prices, median days on market, sale-to-list ratios, months of inventory, and year-over-year price changes where available.
National mortgage-rate context is based on Bankrate and other national mortgage-rate surveys available on September 3, 2026. National resale housing context is based on NAR’s July 2026 existing-home sales reporting. Builder sentiment context is based on NAHB housing market index reporting. Monetary policy context is based on recent Federal Reserve communications. These national sources use broader U.S. geographic definitions and are included only for economic context, not as substitutes for Washington NWMLS market data.
