Quick snapshot (last 3 months)
Over the past 90 days King County has seen inventory tick up and days on market lengthen compared with last year, while median sale prices have moved mostly sideways with pockets of modest gains or small declines depending on submarket and price band. Data through October shows fewer frantic bidding wars and more homes selling after price reductions or with concessions. FRED+1
Why inventory matters right now
Inventory — the number of active listings available — is the clearest reason the market feels different. King County’s listing count rose month-over-month through October, giving buyers more choices and easing urgency that powered deals during previous years. That extra supply is starting to put downward pressure on isolated price segments while keeping other segments (higher-end homes, well-priced turnkey listings) competitive. FRED+1
Prices: moderation, not a crash
Broad, county-wide price indices show only modest changes: some datasets report slight year-over-year increases in median price, others show small dips depending on methodology and which properties are included (condos vs. single-family). Case-Shiller and other indices continue to show that, on average, Seattle-area prices are near recent highs but with smaller month-to-month gains than during the rapid appreciation years. This points to moderation rather than a wholesale decline. Redfin+1
What buyers should do now
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Be ready but patient. With more inventory, you can take a methodical approach: tour regularly, order inspections, and avoid overbidding on marginal properties.
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Target competitively priced listings. Homes priced correctly — in line with recent comps and condition — still see multiple offers.
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Get financing in order and consider concessions. Some sellers are offering incentives; use that in negotiations when appropriate. Axios
What sellers should do now
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Price with data, not hope. Elevated inventory means homes priced above market expectations sit longer and may end up selling near or below list after reductions.
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Invest in presentation. Small, targeted fixes and strong marketing still move the needle—especially for higher-tier homes or unique properties.
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Consider timing and flexibility. If you need to sell quickly, accept that offers may include contingencies or requests for closing credits; if you can wait, test the market with a sharp price and strong staging. Northwest Multiple Listing Service+1
Neighborhood and price-tier nuance
King County is not a single market. The upper-price segments and some Eastside submarkets continue to attract fast-moving buyers, while entry-level and condo markets show longer days on market and more price sensitivity. When creating a listing or crafting an offer, local-level comps and active-listing behavior matter more than county-wide averages. Madrona Group+1
Final takeaway
Right now the King County housing market is transitioning toward balance: more choices for buyers, more need for accuracy and marketing for sellers. That means the advantage is shifting away from assumptions and toward strategy — precise pricing, clean presentation, and smart negotiation will win deals over the next quarter. FRED+1
Want to talk strategy for your specific property or goals?
If you’re thinking about selling, buying, or just want a tailored 30-minute market plan for your neighborhood, let’s schedule a call. I’ll run a custom comparable-market analysis for your address and outline the timing and pricing strategy that makes sense for your objective. — Chase Costello, REALTOR®, Greater Seattle Area
