23,824 active residential listings were on the Washington market as of July 3, 2026, according to Beyond Real Estate market data, giving buyers more choice than the ultra-tight conditions of recent years while still leaving the statewide market in seller-favored territory.
Beyond Real Estate NWMLS data shows a statewide median active listing price of $669,700 and a median sold price of $647,500 over the last 12 months. The year-over-year median price change is slightly negative at 0.4%, which points to a market that has cooled from peak-growth conditions rather than one experiencing broad price declines. Homes that sold moved in a median of 17 days, and the statewide sale-to-list ratio was 99.2%, meaning sellers are still getting very close to asking price on average.
The July 3 data pull shows 7,272 closed sales this month, 8,061 pending sales, and 839 new listings so far this month. Months of inventory stands at 3.5 statewide, a level that generally signals a seller’s market, although the degree of seller advantage varies sharply by county, price band, property type, and condition.
Key Washington Market Numbers for July 2026
- Median active listing price: $669,700
- Median sold price, last 12 months: $647,500
- Year-over-year median price change: down 0.4%
- Active residential inventory: 23,824 listings
- Pending sales: 8,061
- Closed sales this month: 7,272
- New listings this month: 839
- Median days on market for sold homes: 17 days
- Sale-to-list ratio: 99.2%
- Months of inventory: 3.5
- Overall market condition: seller’s market
Month-over-month price change is not published as a separate percentage in this July 3 NWMLS data snapshot, so this report does not assign a month-over-month price figure. The more reliable read from the available data is that pricing is broadly stable, with a small 0.4% year-over-year decline in the statewide median and continued near-list-price sale performance.
County-by-County Breakdown
King County remains the highest-priced major market in the dataset, with a median sold price of $890,000. Active inventory sits at 7,633 listings, sold homes are taking a median of 18 days to sell, and the sale-to-list ratio is 99.2%. The county’s 15.7 months of inventory indicates a much looser supply picture in this specific county-level calculation than the statewide average, especially in higher-price segments where buyers are more rate-sensitive.
Pierce County continues to show stronger sale-price discipline. The median sold price is $585,000, with 2,985 active listings, 16 median days on market, and a 99.7% sale-to-list ratio. That sale-to-list figure is the highest among the major counties listed here, suggesting well-priced homes are still drawing firm offers.
Snohomish County posted a median sold price of $699,995, with 2,637 active listings and a fast 15-day median market time. Its 99.2% sale-to-list ratio matches King County, while 11.3 months of inventory shows buyers have more options than they had during the tightest pandemic-era market.
Thurston County’s median sold price is $565,188, with 1,123 active listings and a 22-day median market time. The sale-to-list ratio is 99.5%, which points to resilient pricing even with longer marketing times than the central Puget Sound counties.
Clark County shows a lower median sold price than the Puget Sound core at $492,500. Active inventory is 310 listings, median days on market is 23, and the sale-to-list ratio is 99%. That combination suggests buyers have some negotiation room, but sellers are not broadly discounting far below list price.
Spokane County, included here for statewide context, shows a median sold price of $602,500, 42 active listings, a 9-day median market time, and a 99% sale-to-list ratio. Because Spokane is not part of Western Washington and the active count in this snapshot is small, readers should be cautious about comparing it directly with Puget Sound counties.
What Inventory Is Telling Us
The biggest story this week is not a price crash. It’s selection. Washington’s 23,824 active residential listings give buyers more room to compare homes, inspect carefully, and evaluate financing costs. At the same time, the statewide 3.5 months of inventory remains below a balanced-market benchmark in many broker analyses, which helps explain why sold homes are still closing at 99.2% of list price.
For sellers, the message is more precise than it was two years ago. Homes can still sell quickly, but pricing too far above recent comparable sales is riskier. Buyers have alternatives, and the listings that need price reductions tend to be the ones with condition issues, ambitious pricing, or limited buyer appeal at today’s mortgage payments.
Mortgage Rates and National Context
Freddie Mac reported the national average 30-year fixed mortgage rate at 6.62% on June 26, down from 6.68% one week earlier and roughly flat from late May. The 15-year fixed rate was 5.98%. Those rates remain high enough to limit affordability in Washington, especially in King and Snohomish counties where median prices are well above the national median.
The Federal Reserve held its target rate range at 4.75% to 5.00% at its June 2026 meeting, citing inflation that remains above its 2% goal. Federal Reserve data also show the 10-year Treasury yield trading near the low 4% range this week, while mortgage spreads remain elevated. That keeps mortgage rates higher than many buyers expected earlier in the cycle.
Nationally, the Bureau of Labor Statistics reports unemployment in the low 4% range, with job growth cooler than the rapid expansion of 2021 and 2022. The Bureau of Economic Analysis has shown real GDP growth near 2% annualized in recent readings. That combination supports housing demand without creating the overheated conditions that drove double-digit price gains in prior years.
Outlook for the Coming Months
Market conditions suggest Washington may continue to move through a more normalized summer market, with stable prices, selective buyer demand, and meaningful differences by county and price tier. If mortgage rates drift lower through year-end, sidelined buyers could re-enter quickly, particularly in areas where commute access, newer construction, or lower relative prices improve affordability. If rates remain near the mid-6% range, buyers may stay cautious and inventory could remain elevated in some upper-price segments.
For buyers, the current market may offer better inspection and negotiation opportunities than the extreme seller’s markets of recent years. Still, the 17-day median market time means attractive homes can move quickly. Buyers should have current lender guidance before writing, especially if their payment sensitivity is high.
For sellers, pricing strategy matters more than market momentum. A clean, well-presented home priced near recent comparable sales may still attract strong interest. Overpricing and waiting for the market to catch up is less likely to work while inventory is higher and mortgage rates remain elevated.
This report is general market information, not legal, tax, lending, or financial advice. Buyers and sellers should consult qualified real estate professionals, lenders, attorneys, and CPAs for advice specific to their situation.
Data Sources & Methodology
Washington housing statistics in this report come from Beyond Real Estate market data, refreshed from Northwest MLS information and calculated July 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 county-level summaries. County-level inventory calculations may use different property mixes or lookback periods than the statewide summary, so they should be read as directional indicators rather than direct one-to-one comparisons.
National mortgage and economic context comes from Freddie Mac, the Federal Reserve Board, the U.S. Bureau of Labor Statistics, the U.S. Bureau of Economic Analysis, the Mortgage Bankers Association, the U.S. Census Bureau, and the National Association of Realtors. National data uses U.S.-level definitions and does not replace local Northwest MLS market data for Washington-specific pricing, inventory, or sales trends.
