$890,000 is the median sold price in King County this week, compared with $644,998 statewide, according to Beyond Real Estate market data refreshed from Northwest MLS on July 22, 2026. Washington’s housing market remains a seller’s market on paper, but the week’s numbers show a more selective market than the frenzied conditions buyers remember from earlier cycles. Inventory is higher, prices are slightly softer statewide, and well-priced homes are still moving quickly.

Beyond Real Estate NWMLS data shows 24,786 active residential listings across Washington, 8,154 pending sales, and 7,432 sales so far this month. The statewide median days on market for sold homes is 16 days on a rolling 90-day basis, with a 99.2% sale-to-list ratio and 3.6 months of inventory. Statewide median prices are down 0.8% year over year, a modest decline that points more to normalization than a broad reset.

Key Washington Market Data This Week

• Statewide median active listing price: $665,000
• Statewide median sold price: $644,998
• Active residential inventory: 24,786 listings
• Pending sales: 8,154
• New listings this month: 7,332
• Sold listings this month: 7,432
• 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 statewide market is close to balance by recent Washington standards, but 3.6 months of supply still favors sellers in many price bands. Buyers have more homes to compare than they did during the tightest periods, yet they’re not seeing deep discounts across the board. A 99.2% sale-to-list ratio means the typical closed sale is still landing very close to asking price.

King County, Puget Sound, and Southwest Washington

King County remains the state’s price anchor. Beyond Real Estate NWMLS data shows a $890,000 median sold price, 7,867 active listings, 15 median days on market, a 99.3% sale-to-list ratio, and 3.5 months of inventory. Prices are down 1.7% year over year, which gives buyers slightly more room than last summer, but the 15-day median market time shows correctly priced homes are still drawing timely offers.

Pierce County is tighter and more competitive on several measures. The median sold price is $584,500, with 3,109 active listings, 14 days on market, a 99.8% sale-to-list ratio, and 2.9 months of inventory. Prices are up 4.4% year over year, making Pierce one of the stronger large-county performers in this week’s data.

Snohomish County shows a different pattern. The median sold price is $709,998, with 2,736 active listings, 14 days on market, a 99.3% sale-to-list ratio, and 3 months of inventory. The county’s median price is down 5.3% year over year, which may reflect a mix of affordability pressure, buyer selectivity, and shifting activity by price segment. Homes are still moving quickly, but buyers appear less willing to stretch on price.

Thurston County continues to look steady. Its median sold price is $550,000, with 1,161 active listings, 16 days on market, a 99.5% sale-to-list ratio, and 3.1 months of inventory. Prices are up 2.3% year over year, showing modest appreciation without the same intensity seen in the tightest Pierce County submarkets.

Clark County, in Southwest Washington, is running a little slower. The median sold price is $530,000, with 342 active NWMLS listings, 22 days on market, a 98.9% sale-to-list ratio, and 3.4 months of inventory. Prices are down 1.9% year over year. That longer market time suggests buyers have somewhat more negotiating room, especially on homes that need pricing adjustments, repairs, or seller concessions.

Western vs. Eastern Washington Differences

Western Washington’s larger NWMLS markets show a mixed but mostly resilient pattern: quick sales in Pierce, Snohomish, and King counties, but flat to negative price movement in several higher-cost areas. Affordability is the main constraint. With median prices near $890,000 in King County and over $700,000 in Snohomish County, even small mortgage-rate changes can materially alter monthly payments.

Eastern Washington data in this week’s NWMLS feed is represented here by Spokane County. Beyond Real Estate market data shows a $550,000 median sold price, 36 active NWMLS listings, 12 median days on market, a 99.6% sale-to-list ratio, and 3.7 months of inventory. The low active count reflects NWMLS-reported inventory and should not be read as the entire Spokane market. Still, the available NWMLS data points to fast-moving closed sales and close-to-list pricing for homes represented in the feed.

Pending Sales and Buyer Demand

Washington has 8,154 pending sales this week, which is higher than both new listings this month at 7,332 and sold listings this month at 7,432. That relationship matters. It suggests there is still a solid buyer pipeline absorbing new supply, even as inventory has risen enough to give buyers more choice than they had in the tightest markets.

Nationally, mortgage rates remain the biggest swing factor. Freddie Mac’s Primary Mortgage Market Survey reported the 30-year fixed mortgage rate at 6.64% as of July 21, down from 6.73% a week earlier. Rates are still high enough to limit affordability, but the recent dip may help some buyers re-enter the market this week, especially those who were close to qualifying or waiting for payment relief.

National Association of Realtors reporting has also pointed to a housing market that is gradually normalizing, with national supply near 4.5 months. Washington’s 3.6 months of inventory is tighter than that national benchmark, which helps explain why the state can have softer prices and still remain seller-favorable in many local markets.

What This Means for Buyers This Week

Buyers have more leverage than they did during the most inventory-constrained years, but they shouldn’t assume every seller is under pressure. Homes that are priced correctly and show well are still selling in about two weeks in King, Pierce, and Snohomish counties. Strong buyers should be fully underwritten where possible, compare recent comparable sales carefully, and watch for price reductions on listings that have passed the local median days-on-market mark.

Inspection, financing, and appraisal terms may matter more this week than simply offering the highest price. In markets such as Clark County, where median days on market is 22 and the sale-to-list ratio is 98.9%, buyers may have a better chance to negotiate repairs, closing cost help, or rate buydown credits. In tighter areas such as Pierce County, where homes are closing at 99.8% of list price, clean terms may still decide the deal.

What This Means for Sellers This Week

Sellers still have a favorable market, but pricing discipline is back. Statewide prices are down 0.8% year over year, and King County is down 1.7%, so automatic appreciation assumptions can lead to stale listings. The best strategy this week is to price against the most recent pending and closed sales, not against peak-era expectations.

Homes that need work should be positioned carefully. Buyers are payment-sensitive at current mortgage rates, and they’re more likely to compare condition, credits, and total monthly cost. Professional preparation, accurate pricing, and strong launch timing still matter. Sellers who overprice may end up chasing the market with reductions, while sellers who meet the market can still benefit from limited supply in many price ranges.

Outlook for the Coming Weeks

Market conditions suggest Washington will likely remain locally uneven through late summer. Inventory is sufficient enough to slow price growth, but not high enough to create a buyer’s market statewide. If mortgage rates drift lower, pending sales could improve quickly. If rates move back up, buyers may become more selective and price reductions could become more common in higher-cost segments.

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

Data Sources & Methodology

Washington housing statistics in this report come from Beyond Real Estate market data, calculated July 22, 2026, using first-party Northwest MLS residential listing and sales data. Metrics include active listings, pending sales, sold listings, median sold price, median active listing price, days on market, sale-to-list ratio, months of inventory, and year-over-year price change.

County-level figures reflect NWMLS-reported activity and may vary from public records, assessor data, or other market reports that use different property types, time periods, or geographic boundaries. Spokane County figures should be interpreted specifically as NWMLS-reported data, since NWMLS coverage can differ by region. Washington REALTORS is referenced for statewide practitioner context, while all Washington market statistics cited here come from Beyond Real Estate’s NWMLS data.

National context comes from Freddie Mac’s Primary Mortgage Market Survey for mortgage rates and National Association of Realtors housing market reporting for national supply and broader demand conditions. No external hyperlinks are included.