$625,000 is the statewide median sold price in Washington as of September 2, 2026, while King County’s median sold price sits at $838,842, according to Beyond Real Estate market data refreshed daily from Northwest MLS.
Washington remains a seller-leaning market this week, but it’s not the same market sellers had during the low-inventory peak. Statewide inventory has climbed to 25,260 active residential listings, months of inventory is at 3.7, and the median sold home is taking 22 days to go under contract based on the rolling 90-day measure. Buyers have more room to compare properties than they did in tighter markets, but well-priced homes are still moving quickly in the core Puget Sound counties.
Key Washington Market Data This Week
Beyond Real Estate NWMLS data shows a statewide median active listing price of $650,000 and a median sold price of $625,000. The statewide sale-to-list ratio is 98.8%, meaning homes are generally selling slightly below their final list price, though that average masks big differences by price band, condition, and location.
Pending sales are at 7,628 statewide, compared with 25,260 active listings. That works out to roughly one pending sale for every 3.3 active listings, a sign that buyer demand is still present but more selective. New listing activity in the current month count is 320, while the current sold count is 5,996 in the data snapshot. Because September has just started, early-month listing figures should be read as a partial-period measure rather than a full monthly trend.
Statewide median prices are down 1.4% year-over-year. That modest decline does not mean every market is falling. It means the statewide mix is softer than last year, especially in higher-cost areas where mortgage payments remain a major constraint.
King County, Pierce County, Snohomish County, and Thurston County
King County remains Washington’s highest-priced major county in this week’s snapshot, with a median sold price of $838,842, 7,943 active listings, 20 median days on market, a 99% sale-to-list ratio, and 3.8 months of inventory. Prices are down 4.1% year-over-year, which suggests buyers in King County have regained negotiating power compared with the prior year, especially on homes that need updates or are priced above recent comparable sales.
Pierce County looks firmer on pricing. The median sold price is $575,000, active inventory is 3,342 listings, median days on market is 20, the sale-to-list ratio is 99.4%, and months of inventory is 3.1. Prices are up 1.8% year-over-year. For sellers, that points to steady demand when pricing aligns with recent sales. For buyers, it means waiting for a steep discount on a clean, well-located home may not be realistic.
Snohomish County has a median sold price of $705,000, 2,823 active listings, 20 median days on market, a 98.9% sale-to-list ratio, and 3.1 months of inventory. Its 5.6% year-over-year price decline is one of the sharper changes in the county breakdown. That does not mean the county is weak across the board, but it does suggest pricing discipline matters more than it did a year ago.
Thurston County is showing a more balanced but still seller-favorable pattern, with a $524,000 median sold price, 1,209 active listings, 22 median days on market, a 99.2% sale-to-list ratio, 3.2 months of inventory, and a 2.7% year-over-year price gain.
Western Washington vs. Eastern Washington
Western Washington continues to show the familiar split between expensive urban and suburban markets near major job centers and relatively more attainable markets farther south. King and Snohomish counties are posting year-over-year price declines, while Pierce and Thurston counties are showing modest gains. That pattern suggests affordability is shaping demand. Buyers appear more responsive to price and payment in higher-cost counties, while somewhat lower median price points are helping support activity in Pierce and Thurston.
Eastern Washington looks different in this snapshot. Spokane County shows a median sold price of $674,000, 40 active listings, 10 median days on market, a 100.4% sale-to-list ratio, and 5.2 months of inventory. The active count in this county extract is much smaller than the Puget Sound counties, so the Spokane numbers should be read carefully. Still, the combination of fast market time and a sale-to-list ratio above 100% suggests competitively priced homes can still draw strong offers, even where months of inventory appears more balanced.
Clark County, while in Southwest Washington, also stands apart from the central Puget Sound pattern. Its median sold price is $586,700, with 334 active listings, 23 median days on market, a 97.5% sale-to-list ratio, 3.5 months of inventory, and a 17.3% year-over-year price increase. That is the strongest annual price gain in this county group, though the lower sale-to-list ratio shows buyers are still negotiating.
Mortgage Rates and National Context
Mortgage rates remain the key affordability pressure point this week. Freddie Mac’s national 30-year fixed mortgage rate, as reported through FRED, was 6.66% as of August 27, unchanged from July 30. Recent national mortgage surveys reported rates around 6.76% on September 1 and about 6.875% on September 2, suggesting borrowers are still dealing with a stable-to-slightly-higher rate environment near the upper 6% range.
The Federal Reserve held short-term policy rates steady at its late-July meeting, and national inflation remains above the Fed’s long-term target. The Bureau of Labor Statistics reported July unemployment at 4.1%, with the August jobs report scheduled for release on September 4. For Washington housing, this mix points to a market supported by employment but limited by monthly payment affordability.
NAR’s latest national research update reported that July existing-home sales fell 1.7% month-over-month, while the West region was flat. NAR also reported that national affordability improved from a year earlier, with the West posting the largest year-over-year affordability gain among regions. That does not make Washington inexpensive, but it helps explain why buyer activity has not disappeared despite elevated rates.
What This Means for Buyers This Week
Buyers have more choices than they had in the tightest years of the market. A 3.7-month statewide inventory level is still technically seller-favorable, but it gives prepared buyers room to compare homes, ask for repairs or credits in some situations, and avoid chasing overpriced listings.
The best opportunities this week may be homes that have been listed longer than the local median, properties needing cosmetic work, or listings with price reductions. Buyers should keep financing current, because a small rate change can materially affect purchasing power at Washington price points. Talk with a lender about payment scenarios before writing, and consult qualified legal, tax, or financial professionals for advice specific to your situation.
What This Means for Sellers This Week
Sellers still have leverage, but pricing too high is riskier than it was during lower-inventory conditions. Statewide homes are selling at 98.8% of list price, and several major counties are near 99%, which means the market is rewarding accurate pricing more than aspirational pricing.
Condition matters. Homes that show well, are easy to access, and are priced against current pending and sold activity can still move in two to three weeks in many markets. Homes with deferred maintenance or aggressive list prices may need more time, concessions, or price adjustments.
Outlook Through September
Market conditions suggest Washington will remain active but rate-sensitive through September. If mortgage rates stay near 6.7% to 6.9%, buyers may continue to be selective, especially in King and Snohomish counties. If rates ease after upcoming economic reports, pending activity could improve before the usual fall slowdown.
No forecast is guaranteed. Local pricing will depend on neighborhood-level supply, property condition, loan costs, and buyer urgency. This report is general market information from a licensed Washington real estate brokerage, not legal, tax, lending, or financial advice.
Data Sources & Methodology
Washington market statistics in this report come from Beyond Real Estate market data, refreshed daily from Northwest MLS and calculated September 2, 2026. Figures include statewide and county-level residential listing, pending, sold, inventory, days on market, sale-to-list, and price measures. Northwest MLS coverage and county-level samples may differ from other market reports depending on property type, listing status, reporting period, and geographic boundaries.
Washington REALTORS is referenced for statewide practitioner and industry context. Numeric Washington housing statistics in this article are from Beyond Real Estate NWMLS data to maintain a single, current Washington data standard.
National context comes from Freddie Mac mortgage rate data reported through FRED, national mortgage rate survey reporting, the Federal Reserve, the Bureau of Labor Statistics, the National Association of Realtors, and the National Association of Home Builders. National and regional sources use broader geographic definitions than Washington-specific MLS data, so they should be read as economic context rather than direct substitutes for local market statistics.
