According to Beyond Real Estate market data, as of May 7, 2026, King County leads Washington with a median sold price of $822,500, despite a year-over-year decrease of 4.4%. This contrasts with Spokane County, which has the lowest median sold price at $355,000 and the steepest year-over-year decline of 33.1%. These figures highlight the diverse real estate landscape across Washington’s counties.
Market Overview and Key Data Points
Beyond Real Estate NWMLS data shows that Washington state’s overall median sold price is $635,000, with a balanced market condition indicated by a sale-to-list ratio of 99.8% and a median of 13 days on the market. Across the state, the residential inventory stands at 18,574 listings, with 7,864 pending sales and 890 sold this month.
In King County, the real estate market remains competitive with a median days on market of 12 and a sale-to-list ratio exceeding 100%. The county’s 3.3 months of inventory suggests a slight tilt towards a seller’s market. Pierce County also exhibits a seller-friendly environment, with a 14-day median on the market and a sale-to-list ratio of 100.2%.
Conversely, Spokane County presents a more buyer-favorable scenario, with properties spending 20 days on the market and a sale-to-list ratio of 97.3%, alongside 4 months of inventory. Clark County mirrors these conditions, offering buyers greater negotiation leverage due to its similar inventory levels and days on market.
Analysis by County
King County: With 6,351 active listings, King County’s real estate market is robust, although it has experienced a 4.4% decrease in median sold prices year-over-year. The county’s strong sale-to-list ratio of 100.3% underscores its competitive nature.
Pierce County: This county’s median sold price is $575,000, with relatively low inventory at 2.7 months, indicating a continued demand among buyers. Homes here typically sell quickly, averaging 14 days on the market.
Snohomish County: With a median sold price of $772,000 and a minor year-over-year decrease of 1%, Snohomish County remains a tight market. Its 11-day average on the market and 99.3% sale-to-list ratio provide limited room for negotiation.
Thurston County: The market in Thurston County is relatively balanced, with a median sold price of $505,000. Homes sell rapidly, averaging 11 days on market, and the sale-to-list ratio is strong at 100.3%.
Spokane County: Offering the most affordable real estate, Spokane County’s median price stands at $355,000. The market conditions here favor buyers, due to longer days on market and a notable year-over-year price drop.
Clark County: With a median sold price of $477,000 and 20 days on the market, Clark County mirrors Spokane’s buyer-friendly conditions. The county’s 3 months of inventory further supports this trend.
Market Outlook
As we progress through 2026, Washington’s real estate market exhibits mixed conditions across its counties. King and Pierce Counties are likely to remain competitive, with limited inventory and strong demand sustaining seller advantages. Buyers in Spokane and Clark Counties may find more opportunities due to greater inventory levels and longer days on market, suggesting potential for price negotiations.
The state’s overall balanced market condition suggests that both buyers and sellers will need to stay informed and adaptable to local conditions. Mortgage rates, currently averaging around 6.81% for a 30-year fixed rate, could influence buying power and overall market dynamics in the coming months.
Data Sources & Methodology
This report utilizes Beyond Real Estate market data from the NWMLS for all Washington state statistics, ensuring the most current and localized insights. National context and economic indicators are drawn from sources like the Northern Virginia Association of Realtors, U.S. Census Bureau, and Freddie Mac for broader market trends.
All data points are presented as general information. For specific advice, readers should consult real estate professionals, attorneys, or financial advisors.
