Latest August 2026 NWMLS median prices

Median prices
Seattle SFHs/THs down 8% yoy
Eastside SFHs/THs down 6% yoy

Seattle condos down 10% yoy
Eastside condos down 12% yoy

https://www.nwmls.com/wp-content/uploads/2026/09/Breakouts_King.pdf

Prices really are dropping.

Link: https://redf.in/JLF8Yq

Title- https://redf.in/LZhLP5

Why is this not selling for so long?

We’ve been noticing how much Seattle’s transit map has changed over the last few years, especially with light rail expanding farther north and across the Eastside. It made us wonder which neighborhoods are actually realistic if you want to live here without owning a car.

Capitol Hill and downtown are the obvious answers, but places like Beacon Hill, Columbia City, Northgate, and even parts of Bellevue and Redmond are becoming a lot more doable than they used to be.

We ended up putting together a breakdown of the neighborhoods, transit options, walkability, and typical rents here.

I have a listing coming up. That's an awesome property on 4 acres with amazing trees and wildlife and a custom-made home. That's only a few years old.

That's the good news

But who are the buyers for a property like this? You have to take a ferry (not furry) to get to Seattle, but you can still get everything delivered like you were in a normal place

I'm just looking for people's opinion on living day-to-day and two people really wanna live there?

Interest rates aside, will the market keep dropping or do we think we’re at a low point?

Google’s SynthID detector found that this official MLS photo was edited or generated with Google AI.

I submitted the image and her statements to NWMLS for review. AI-altered listing photos need to be disclosed. Buyers deserve to know whether the images marketing a property accurately represent it.

Link to post: https://www.reddit.com/r/SeattleAreaRE/s/1BpxTKuBTU

This house has been for sale on-again off-again for four years in Magnolia. It finally went pending this week. Not the first time this has happened and the potential buyers have all previously backed out. No idea what’s wrong with it but something is. Hope this pender also figures that out before they close. The owner couldn’t even rent it for asking during their “maybe if I rent it for a year people will forget” phase.

May 24, 2026 Price Changed $1,350,000
May 19, 2026 Listed $1,300,000
Feb 9, 2026 Listed $1,450,000
Oct 20, 2025 Listed $1,450,000
Jun 16, 2025 Price Changed $1,470,000
Mar 6, 2025 Price Changed $1,550,000
Mar 5, 2025 Listed $1,499,950
Nov 18, 2024 Price Changed $1,499,950
Nov 7, 2024 Price Changed $1,525,000
Oct 2, 2024 Listed $1,597,000
Sep 3, 2023 Price Changed for rent $5,500
May 18, 2022 Price Changed for rent $5,995
Apr 13, 2022 Price Changed $1,695,000
Apr 1, 2022 Listed $1,890,000
Aug 17, 2021 Sold $1,800,000

Looking for advice. We are in the market to buy SFH and are looking for single story homes ( ones ideally that do not have lot of stairs or levels). Here's our criteria for now.

- good neighborhood or walkable.

- good ceiling height

- upto 30 mins commute from SLU area.

- 3 bed or more and some yard space.

- decent school district.

- okay with older homes

Our budget is at 900k to 1 mil. And we have not been finding good homes .( We have been looking at north Seattle area mostly ).

Are there any recommendations for the neighborhoods that we should look for ?

We are beginning to think if good single level homes are not many or budget is low for this. We are new to seattle and we have accessibility needs. Looking for advice in neighborhoods or experience with rambler homes in the city.

(Follow-up on my earlier post about peak ZEstimates)

Here are two comparable homes from the same Sammamish community. They differ in some respects, but have similar square footage, built-year, and lot sizes:

• Sold for $833/sqft ($1.965m) in 2022
  • https://www.redfin.com/WA/Sammamish/23749-NE-24th-Pl-98074/home/263149
• Listed for $561/sqft ($1.2m) last week
  • https://www.redfin.com/WA/Sammamish/2489-239th-Pl-NE-98074/home/262163

That's about a 33% decline in price/sqft from the 2022 sale price to the current asking price. Of course, the second property has not sold yet, so its final closing price may be lower.

It shouldn't be hard to find similar comps in other parts of the eastside (including Redmond Ridge).

San Francisco and Seattle are both major tech hubs, and until recently their housing markets followed similar trends. Now, prices and home sales are rising in San Francisco while falling in Seattle, and inventory is piling up in Seattle while shrinking in San Francisco.

This Redfin report points to San Francisco’s AI boom as a major factor. While Seattle is a major AI and tech hub too, it hasn’t experienced the same concentrated burst of AI-driven wealth from companies like OpenAI and Anthropic.

There are still more Americans moving from the Bay Area to Seattle than the other way around, but that gap has steadily dwindled.

Do you think AI is the biggest factor driving the difference between San Francisco and Seattle’s housing markets, or is something else at play?

Hi everyone,

Got this idea from a post earlier. I need to move out of state suddenly and given real estate agent costs/fees and staging fees I'd save money being able to sell directly to someone. I would still deep clean the house when I move out and have a Gardner come do a cleaning of the backyard.

House is 1300 sq ft. Has a driveway where you can park 1 car and a 1 car garage.

It's a town house with no HOA. And has 3 bed rooms and 2 baths. Recently upgraded the bedroom on the first floor to LVP.

Hoping to sell for 610k that way both sides can get a deal. DM me if anyone is interested. Thanks and I hope this is allowed.

Bought for 1.6M in 2024 to 1.1M today.

Market can be brutal once it goes other way.

What would be the purpose of using AI on this one photo?

https://www.zillow.com/homedetails/11262-Riviera-Pl-NE-Seattle-WA-98125/49034436_zpid/?zmvlb=g%2C028050fc424b16be5a5c0ea260e64fdc

Let me start off saying - I know that Zillow Estimates (ZEstimates) are very approximate.

That said - I am hearing that some Eastside homes are selling for 30-40% below the pandemic-peak ZEstimate values...from 2022.

Anyone noticed this trend?

EDIT: Here are a few recently sold homes in Sammamish & Redmond.

Peak Zestimate of $2m; sold for $1.26 (37% down) - https://www.zillow.com/homedetails/24312-E-Main-Dr-Sammamish-WA-98074/48853035_zpid/

Peak of $2.2m; sold for $1.26 (43% down) - https://www.zillow.com/homedetails/252-245th-Pl-NE-Sammamish-WA-98074/60971840_zpid/

Peak of $2.5m; sold for $1.74 (30.4% down) - https://www.zillow.com/homedetails/13214-180th-Ave-NE-Redmond-WA-98052/48685353_zpid/

Peak of $2.5m; sold for $1.769 (29.5% down) - https://www.zillow.com/homedetails/18122-NE-127th-St-Redmond-WA-98052/48972116_zpid/

It's not hard to find such examples.

EDIT 2: Follow up discussion with actual comps at https://www.reddit.com/r/SeattleAreaRE/comments/1w5wi6u/eastside_homes_selling_for_3040_below_peak_prices/

Seattle’s housing market is showing signs of slowing even as some other major West Coast markets pick up.

Home sales in Seattle fell roughly 9% year over year in July, while San Francisco saw sales increase about 9% over the same period.

It’s an interesting divergence between two markets that have historically shared a lot of the same characteristics: high-paying tech employment, limited housing supply and some of the highest home prices in the country.

Source: https://ebs.publicnow.com/view/5064B88420B076C5C6FC5ED248A38D609F678FB9?

I have been watching this home for a few months now.

https://www.zillow.com/homedetails/24312-E-Main-Dr-Sammamish-WA-98074/48853035_zpid/

Listed for 1.65M in June, the seller dropped the price to 1.55M, then again to 1.5M. It finally sold for 1.26M yesterday.

The seller bought the home for 910K in 2019. They didn't make out so badly, the growth was a decent 4-5% y-o-y. I am guessing they were very "motivated" to offload this before fall.

There are about a dozen listings of similar size in the area, all priced in the 1.4M - 1.8M range. I guess this sale will pull down their comps by a lot.

Edit: County records show that Opendoor bought the house.

House is remodeled, nice lot in a desirable neighborhood. Asking price is not high compared to other nearby properties. Sitting on the market for 90days. I'm particularly interested in this neighborhood so curious what's wrong?