25,033 residential listings are active across Washington this week, while the statewide median sold price sits at $625,000, according to Beyond Real Estate market data calculated August 5, 2026.

Washington remains a seller-leaning market, but it’s no longer the frantic market buyers saw in earlier low-inventory cycles. Statewide months of inventory is 3.6, median days on market is 18 days, and the sale-to-list ratio is 99%. That combination points to a market where well-priced homes are still moving quickly, while overpriced listings are more likely to sit, reduce, or negotiate.

Key Washington Market Data This Week

Beyond Real Estate NWMLS data shows the statewide median active listing price is $659,900, compared with a median sold price of $625,000 over the last 12 months. The year-over-year median price change is down 2.2%, which suggests Washington prices have softened modestly overall, even though conditions still favor sellers in many submarkets.

Pending sales total 7,923 statewide, compared with 6,885 sold homes this month. That pending pipeline is meaningful because it shows buyers are still writing contracts despite elevated mortgage rates. New listings this month total 696 so far, which means fresh inventory remains important for buyers watching new opportunities in real time.

At 18 days on market statewide, homes are not lingering for long when they are priced correctly. A 99% sale-to-list ratio also shows that buyers are getting some room, but not deep discounts in most cases. For context, a sale-to-list ratio near 100% generally means the final sale price is close to the asking price.

King County Leads on Price, But Inventory Is Higher

King County’s median sold price is $875,000 this week, making it the highest-priced major county in this report. Beyond Real Estate market data shows King County has 7,939 active listings, 3.6 months of inventory, 16 median days on market, and a 99.1% sale-to-list ratio. The county’s median price is up 2.8% year over year.

That is a notable contrast with the statewide price decline of 2.2%. King County continues to benefit from high-wage employment centers, limited close-in housing supply, and persistent demand in core job corridors. Still, 3.6 months of inventory gives buyers more selection than they had during the tightest years, especially if they are flexible on property condition, commute time, or exact neighborhood.

Puget Sound Counties Remain Competitive

Pierce County and Snohomish County both show 16 median days on market, matching King County’s pace. Pierce County’s median sold price is $569,900, with 3,182 active listings, 2.9 months of inventory, and a strong 99.6% sale-to-list ratio. Prices are up 1% year over year.

Snohomish County’s median sold price is $699,950, with 2,768 active listings and 2.9 months of inventory. Its sale-to-list ratio is 99.1%, but the county is down 4.8% year over year, making it one of the more price-sensitive major Puget Sound markets in the current data. Buyers there may find more negotiation room than the 16-day median suggests, particularly on homes that miss the mark on pricing or preparation.

Thurston County is running slightly slower at 18 days on market, with a $524,990 median sold price, 1,169 active listings, 3.1 months of inventory, and a 99.4% sale-to-list ratio. Prices are up 1% year over year, suggesting a steadier market than some larger counties.

Western vs. Eastern Washington Differences

Western Washington continues to show deeper listing counts and broader buyer choice, especially in King, Pierce, Snohomish, Thurston, and Clark counties. Clark County’s median sold price is $530,000, with 360 active listings, 20 days on market, 3.5 months of inventory, and a 99.2% sale-to-list ratio. Its 3.5% year-over-year price gain is one of the stronger county readings in this week’s data.

Eastern Washington looks different in the available county snapshot. Spokane County shows a $540,000 median sold price, just 34 active listings, 10 median days on market, 3.5 months of inventory, and a 98.4% sale-to-list ratio. That mix points to a thinner active listing pool and fast-moving sales, but also slightly more pricing flexibility than Puget Sound counties with sale-to-list ratios above 99%.

The practical takeaway is that “Washington market” conditions vary sharply by county. A buyer in Spokane may face fewer active choices and faster timelines. A buyer in King County may see more listings, but also higher prices and steady competition for well-located, well-presented homes.

Mortgage Rates and National Context

Freddie Mac reported the average 30-year fixed mortgage rate at 6.58% on August 1, 2026, up from 6.54% the prior week. The 15-year fixed rate averaged 5.96%, down from 5.99%. These rates continue to shape Washington affordability this week, especially for move-up buyers and first-time buyers trying to stay within monthly payment limits.

The Federal Reserve’s target rate range remained elevated after its late July meeting, keeping borrowing costs restrictive. National Association of Realtors data for June showed existing-home sales rising 1.2% month over month but still down 1.4% from a year earlier, which fits the pattern Washington is seeing locally: buyers are active, but rate sensitivity is still real.

National new-home data from the U.S. Census Bureau and HUD also suggests builders are competing for buyers with pricing discipline and incentives in some markets. In Washington, that matters most in areas where new construction competes directly with resale inventory, including parts of Pierce, Thurston, Clark, and Spokane counties.

What This Means for Buyers This Week

Buyers have more leverage than they did in the tightest seller markets, but they should not assume broad discounts. With statewide homes selling at 99% of list price and a median 18 days on market, strong listings can still move quickly. Pre-approval, payment modeling, and a clear offer strategy matter.

This week’s best buyer opportunities may be listings that have passed the first two weekends without an offer, homes needing cosmetic updates, or properties priced above recent comparable sales. Buyers should also ask lenders to quote payment scenarios at current rates and slightly lower rates, since even small rate moves can affect purchasing power.

What This Means for Sellers This Week

Sellers still have favorable conditions, but the margin for overpricing is thinner. Statewide inventory at 25,033 listings gives buyers alternatives. A clean launch, accurate pricing, professional presentation, and early feedback review are more important than simply testing a high price.

In faster counties like King, Pierce, Snohomish, and Spokane, sellers may know within the first 10 to 16 days whether the market agrees with the price. If showings are light or feedback is consistent, a quick adjustment may protect momentum better than waiting several weeks.

Outlook Through Late Summer

Market conditions suggest Washington could stay in a measured seller’s market through the coming months if mortgage rates remain near current levels and inventory does not rise sharply. Price trends may continue to vary by county, with some areas posting gains while others adjust modestly from prior highs.

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

Data Sources & Methodology

Washington market statistics in this report come from Beyond Real Estate market data, calculated August 5, 2026 from Northwest MLS residential listing and sales data. Figures include statewide and county-level median sold prices, active inventory, pending sales, days on market, sale-to-list ratios, months of inventory, sold counts, new listings, and year-over-year price changes.

Washington REALTORS was reviewed for statewide practitioner context, affordability discussion, and market interpretation. Numerical Washington housing statistics in this article use Beyond Real Estate market data rather than third-party estimates, because MLS-derived local data may use different geographic coverage and timing than public summaries.

National context comes from Freddie Mac’s Primary Mortgage Market Survey, the Federal Reserve, the National Association of Realtors, and the U.S. Census Bureau and HUD. National sources use U.S.-level definitions and seasonally adjusted reporting where applicable, so they should be read as broader context rather than direct substitutes for Washington MLS data.