Seattle Market Check-In: What’s Really Moving This Fall
As we settle into late October, the Seattle housing market is showing its seasonal slowdown — but not a stall. Pending sales remain steady across King, Snohomish, and Pierce Counties, signaling that motivated buyers are still out there. The key difference this fall is that buyers have more breathing room, and sellers are having to work harder on pricing and presentation.
Market Pulse
Inventory across the region has ticked up, giving buyers slightly more choice, though supply remains below what’s considered balanced. Homes that are priced right and in move-in condition continue to draw strong attention, while overpriced or dated listings are sitting longer.
Average Days on Market have climbed into the mid-20s to mid-30s depending on the county — roughly 10 days longer than a year ago. In King County, homes are taking about four weeks to sell on average, while Snohomish County is hovering around five weeks.
Pricing Trends
Across all three counties, the median sale-to-list ratio is around 98–99%, meaning most homes are still selling close to asking price when well-positioned. Median prices are holding relatively flat compared to last fall:
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King County: around $875,000
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Snohomish County: around $725,000
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Pierce County: around $545,000
That said, we’re seeing more price adjustments as sellers test the upper end of market value.
Pending Activity
October’s pending data shows a balanced level of demand. Buyers remain active, particularly in sub-$900K homes across the Eastside and South King County, while higher-end listings are seeing fewer offers. Snohomish County’s “sales intensity” — the share of homes going pending within 30 days — sits around 40%, down from over 70% in spring but still healthy for fall.
Outlook Heading Into Winter
Expect a quieter close to the year. Fewer listings will come online between Thanksgiving and New Year’s, but serious buyers will stay in the hunt, often finding their best negotiation opportunities in November and December. Mortgage rates hovering in the mid-6% range are keeping affordability in check, but if rates dip again, expect a quick uptick in activity as we approach spring 2026.
For sellers, condition, pricing, and timing are everything. For buyers, this is the best window in months to negotiate with confidence — before competition ramps back up.
Sources
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Northwest Multiple Listing Service (NWMLS) – Pending Data, October 2025
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NWMLS Market Snapshot, September 2025 Report
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Redfin Data Center – King, Snohomish & Pierce County Housing Trends (September 2025)
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NWMLS Press Release – Inventory Rises, Prices Ease Across Washington (September 2025)
