Quick answer: In fall 2026, Greater Seattle is a balanced-to-buyer-leaning market. Prices are roughly flat to slightly lower year over year, inventory is up sharply, and homes are taking longer to sell. In September 2026 the King County median sale price was about $850,000 (unchanged from a year earlier), Seattle’s median was about $840,000, and Snohomish County’s was about $700,000. With 30-year mortgage rates above 7%, buyers have more choice and more room to negotiate, while well-priced, well-presented homes still sell quickly.
Key takeaways for fall 2026
- Prices are steady, not crashing. King County’s median held at $850,000 in September 2026, and the county’s single-family median was about $949,975 (NWMLS).
- Inventory is the big story. Seattle had about 16% more homes for sale than a year earlier, and Snohomish County about 36% more.
- Homes sit longer. Average market time is about 37 days in both Seattle and Snohomish County.
- Rates are the headwind. Freddie Mac’s 30-year average was 7.28% on October 1, 2026, up from 6.34% a year earlier.
- Every city is different. Bellevue and Sammamish remain the priciest; Lynnwood and Snohomish County offer the most square footage per dollar.
Greater Seattle home prices by city (fall 2026)
Median prices change month to month and depend on the mix of condos, townhomes and houses that sold. The table below gathers the most recent public figures so you can compare cities side by side. Use it as a starting point, not as a valuation of a specific home.
| City | Typical price (latest figure) | What it measures | Market feel |
|---|---|---|---|
| Bellevue | ~$1.95M | Median listing price, Oct 2026 | Premium, slower luxury tier |
| Sammamish | ~$1.49M | Zillow home value, Sep 2026 | Family-driven, school-focused |
| Redmond | ~$1.32M | Zillow home value, Sep 2026 | Tech-employment driven |
| Kirkland | ~$1.25M | NWMLS single-family median, Aug 2026 | Waterfront premium, more negotiation |
| Bothell | ~$1.0M | Redfin 3-month median, through Sep 2026 | Prices softened the most |
| Seattle | ~$840K | NWMLS median, all types, Sep 2026 | Condos slow, houses steady |
| Lynnwood | ~$681K | NWMLS residential median, Sep 2026 | Value plus light rail access |
| Snohomish County | ~$700K | NWMLS median, all types, Sep 2026 | More inventory, more choice |
Sources: Northwest MLS monthly snapshot (Sep 2026), InfoSparks/NWMLS via The Madrona Group (Oct 2026), Redfin, Zillow Home Value Index, RexMont city reports. Figures are rounded.
Is Greater Seattle a buyer’s market or a seller’s market right now?
It depends on the price point and property type. Real estate professionals generally treat under 3 months of supply as a seller’s market, 3 to 6 months as balanced, and over 6 months as a buyer’s market. In September 2026:
- Seattle houses had about 3.8 months of supply, which is balanced.
- Seattle condos had about 7 months of supply, which is a buyer’s market.
- Snohomish County overall had about 4.3 months of supply, which is balanced and much higher than a year ago.
In practice, buyers can now ask for inspection repairs, seller credits or rate buydowns on many listings. Homes that are priced right, show well and sit in strong school areas can still get multiple offers.
What higher mortgage rates mean for your budget
Rates matter more than small price changes. As a rough guide, each 1-point rise in a 30-year rate adds about $65 to $70 a month in principal and interest for every $100,000 borrowed. On a $700,000 loan, the move from about 6.3% to about 7.3% adds roughly $475 a month.
Ways buyers are handling this in 2026:
- Negotiate a seller credit and use it for a temporary or permanent rate buydown.
- Consider new construction, where builders in Bothell, Lynnwood and Snohomish County often offer rate incentives.
- Get fully underwritten pre-approval so your offer can compete on terms, not just price.
- Base your budget on today’s payment. Don’t count on refinancing later to make the numbers work.
What sellers should know this fall
With more competing listings, the first two weeks on market matter most. Homes that start too high often end up selling for less after price cuts. In September, Seattle homes sold for about 97% of their original list price on average. Sellers who do well right now:
- Price from recent comparable sales, not from 2022 peaks or online estimates.
- Fix inspection-type issues before listing (roof, drainage, electrical, decks).
- Invest in staging, professional photography and a strong launch.
- Stay flexible on terms such as closing date, rent-back or buyer credits.
Read our full 2026 seller’s guide for Greater Seattle or request a free home value estimate.
Which Greater Seattle city fits your goals?
- Top-rated schools and a newer suburban feel: Sammamish or Redmond.
- Urban Eastside living and a high-rise skyline: Bellevue.
- Lake Washington lifestyle and walkable downtown: Kirkland.
- Value with a commute to both Seattle and the Eastside: Bothell or Lynnwood.
- Acreage, character homes and small-town charm: Snohomish.
- City neighborhoods and car-light living: Seattle.
Frequently asked questions
What is the median home price in Seattle in 2026?
Seattle’s median sale price was about $840,000 across all property types in September 2026, down 1.2% from a year earlier. Houses and townhomes had a median of about $924,950, and condos about $525,000 (InfoSparks/NWMLS).
Are home prices dropping in the Seattle area?
Mostly they are flat to slightly down. King County’s median was unchanged year over year at $850,000 in September 2026. Some cities, such as Bothell and Kirkland, have seen larger drops of 5% to 9%, depending on the source and property mix.
Is fall 2026 a good time to buy a home near Seattle?
For buyers with stable income and a long time horizon, fall 2026 offers more inventory and more negotiating power than any time in recent years. The tradeoff is mortgage rates above 7%. The right answer depends on your payment comfort and how long you plan to stay.
How long does it take to sell a house in Greater Seattle?
In September 2026, the average market time was about 37 days in both Seattle and Snohomish County. Bellevue listings averaged closer to 53 days. Well-priced homes in popular school areas still go pending in under two weeks.
Which Seattle suburb has the most affordable homes?
Among the cities covered here, Lynnwood and the wider Snohomish County area have the lowest typical prices, at roughly $680,000 to $745,000 for houses and townhomes. They also have Link light rail access in Lynnwood.
Get a plan for your next move
Market averages only tell part of the story. Satish Chigullapally is a RealTrends Verified agent with Skyline Properties who helps buyers, sellers and investors across Greater Seattle turn local data into a clear plan. Schedule a free consultation or call (510) 456-5621.
Market figures come from the public sources listed above and were current as of October 2026. They are not a guarantee of future values. Contact Satish for a property-specific analysis.
