25,304 active residential listings were on the Washington market as of August 3, 2026, while the statewide median sold price stood at $625,000, according to Beyond Real Estate market data from the Northwest MLS.
Washington is still technically in seller’s market territory this week, but the balance has shifted meaningfully from the ultra-tight conditions buyers faced in recent years. Beyond Real Estate NWMLS data shows 3.7 months of inventory statewide, a 99% sale-to-list ratio, and a rolling 90-day median of 18 days on market. Prices are no longer rising uniformly across the region. The statewide median price is down 2.2% year over year, while several counties are still posting modest gains.
According to Beyond Real Estate market data, the current Washington residential market snapshot includes:
- Median active listing price: $660,000
- Median sold price, rolling 12 months: $625,000
- Active residential inventory: 25,304 listings
- Pending sales: 7,903
- Closed sales this month: 6,753
- New listings this month: 215, noting that August data is still early-month and incomplete
- Median days on market: 18 days, based on sold listings over the rolling 90-day period
- Sale-to-list ratio: 99%
- Months of inventory: 3.7
- Year-over-year median price change: down 2.2%
The spread between the $660,000 median active listing price and the $625,000 median sold price is worth watching. Sellers are still close to list price on average, but buyers are responding more selectively to pricing. Homes that are priced close to recent comparable sales are still moving quickly. Overpriced listings are more likely to sit, receive price reductions, or attract contingent and inspection-sensitive offers.
County-by-County Market Breakdown
Western Washington remains a collection of very different submarkets. King County continues to carry the highest median sold price among the major counties in this report, while Pierce, Thurston, and Clark counties show more moderate price points and inventory levels. Snohomish County is the clearest example of a market where higher inventory and affordability pressure are showing up in year-over-year pricing.
| County | Median Sold Price | Active Listings | Median DOM | Sale-to-List | Months Inventory | YoY Price Change |
|---|---|---|---|---|---|---|
| King | $878,000 | 8,048 | 15 days | 99.1% | 3.7 | 3.2% |
| Pierce | $565,000 | 3,231 | 16 days | 99.5% | 3.0 | 0.1% |
| Snohomish | $699,950 | 2,809 | 16 days | 99.1% | 3.0 | -4.8% |
| Thurston | $524,990 | 1,191 | 18 days | 99.4% | 3.2 | 1.0% |
| Clark | $532,500 | 356 | 21 days | 99.2% | 3.5 | 4.0% |
| Spokane | $540,000 | 35 | 11 days | 98.4% | 3.6 | Not provided |
King County’s 3.2% year-over-year gain shows that higher-priced core markets can still appreciate when supply remains limited relative to demand. Its 15-day median market time is the fastest among the major Puget Sound counties in this report. Pierce County is nearly flat year over year at 0.1%, but its 99.5% sale-to-list ratio suggests well-priced homes are still commanding strong offers.
Snohomish County’s 4.8% year-over-year decline is the largest drop in the county set provided. That doesn’t mean every Snohomish property is losing value, but it does suggest buyers have gained more negotiating room than they had during the peak of the market. Thurston County, at $524,990 and 3.2 months of inventory, remains relatively balanced compared with King and Snohomish. Clark County posted the strongest year-over-year gain in this group at 4.0%, though its 21-day median market time is slower than the central Puget Sound counties.
Inventory and Buyer Leverage
At 3.7 months of inventory statewide, Washington is below the level typically associated with a fully balanced market, but it’s no longer severely undersupplied. Buyers now have more room to compare homes, review disclosures, and negotiate terms. That said, the 18-day statewide median market time is still quick. Desirable homes with realistic pricing can move in the first two to three weeks, especially in commute-connected areas and price bands with limited available supply.
For sellers, the 99% statewide sale-to-list ratio is a useful reality check. The average transaction is closing close to asking price, but not dramatically above it. Pricing strategy matters more this month than broad market headlines. Homes that launch too high may help competing listings look more attractive.
Price Trends and Month-Over-Month Context
The current Beyond Real Estate NWMLS dataset shows a statewide year-over-year median price decline of 2.2%. A separate prior-month median sold price was not included in this August 3 data extract, so this report does not calculate a month-over-month percentage change. That distinction matters because early-month data can be uneven, especially when new listings and closed sales are still accumulating.
The cleaner signal this week is the combination of year-over-year price softness statewide, near-list-price closings, and inventory near four months. Taken together, market conditions suggest neither a broad buyer’s market nor a runaway seller’s market. Instead, Washington is moving through a more segmented phase where county, price point, property condition, and mortgage payment sensitivity are driving outcomes.
Outlook Through Year-End
For the coming months, the biggest swing factor is affordability. Mortgage pricing can change quickly, and buyers should confirm current rate options directly with a lender before making purchase decisions. Freddie Mac’s weekly mortgage survey remains a useful national benchmark, but individual loan quotes may vary based on credit profile, down payment, loan type, property type, and timing.
If mortgage rates ease in the coming months, Washington could see renewed buyer activity, particularly in King, Snohomish, and Pierce counties where many shoppers have been rate-sensitive. If rates remain elevated, inventory may continue to build modestly and sellers may need to be more flexible on pricing, credits, repairs, and closing timelines. Market conditions don’t point to a uniform outcome across the state.
Buyers should focus on payment comfort, inspection quality, and local comparable sales rather than trying to time the market perfectly. Sellers should study the most recent pending and closed sales, not just active asking prices. Investors may find more opportunity than they did during tighter inventory periods, but rent assumptions, financing costs, insurance, maintenance, and taxes should be reviewed carefully with appropriate professionals.
This report is general market information, not legal, tax, lending, or financial advice. Real estate decisions are property-specific. Buyers and sellers should consult their broker, lender, attorney, CPA, or other qualified professional before acting on a specific transaction strategy.
Data Sources & Methodology
Washington market statistics in this report come from Beyond Real Estate market data, calculated August 3, 2026, using Northwest MLS residential listing activity. Metrics include median active listing price, median sold price, active inventory, pending sales, new listings, closed sales, rolling 90-day median days on market, sale-to-list ratio, months of inventory, and year-over-year median price change.
County-level figures are based on the county breakdown provided in Beyond Real Estate NWMLS data. Spokane County is included as a statewide comparison point, although it is not part of Western Washington and Northwest MLS coverage depth may differ by market area. Mortgage-rate context references Freddie Mac by source name only and does not include an external link or a quoted rate, since borrowers should verify current pricing directly with lenders this week.
