RexMont Market Intelligence
PNW Housing Market Reports
Local market analysis for every major Seattle and Eastside community — pricing trends, days on market, school district dynamics, and what it means for buyers and sellers right now.
May 2026 market pulse.
Live snapshot across the four metrics that matter to active buyers and sellers right now: rates, inventory direction, days on market, and where leverage actually sits.
30-yr fixed
6.53%
Freddie Mac PMMS
Seattle inventory
Up YoY
More buyer choice
Eastside inventory
Flat
Tight $2M+ luxury
Median DOM
36
Days · spring season
Broker's note
May 14, 2026
We're seeing multiple offers return for well-priced homes in Shoreline, Kirkland, and Bellevue's entry tier — but over-priced listings are sitting 40+ days even in hot micro-markets. The spread between “priced right” and “priced ambitiously” matters more in May 2026 than it has in any market we've seen since 2019. Strategy is now more important than aggressive list price.
— Adriano Tori, Founder & Designated Broker
Recent transaction
Newport Hills, Bellevue — $251K over list in 6 days.
Proof that “balanced market” doesn't mean every listing struggles. The right pricing, prep, and offer-day strategy still produces strong competition — even with inventory up and rates in the mid-6s.
9 competing offers · 6 days on market · $251K over list.
List price
$1.35M
Sold price
$1.601M
Days on market
6
Competing offers
9
Newport Hills sits inside the Premium Family tier of Bellevue — strong feeders to Newport HS, established lots, and walking trails to Lake Washington. Well-prepped, accurately-priced inventory in this tier is still drawing aggressive competition despite the broader market shift toward balance. Listing at $1.35M created the right competitive dynamic to drive 9 buyers into a focused offer-review window — the sellers cleared $251K over list in 6 days.
Takeaway for sellers: strategic pricing (price into competition, not at peak) and offer-day choreography produce stronger outcomes than aggressive list pricing in May 2026. Takeaway for buyers: premium-tier Bellevue remains competitive — pre-inspections, appraisal gap coverage, and clean financing terms are still table stakes if you want to win.
Market leverage indicator
Where leverage actually sits in May 2026.
For the first time since 2019, we're heading into balanced territory — but the math is uneven across price tiers and micro-markets. Don't treat the PNW as one market.
Buyer's market
5+ months supply
Where Snohomish County is heading; not yet present in core Seattle / Eastside.
Balanced
3–4 months supply
Greater Seattle as an aggregate. Slight buyer leverage in $1.5M+ Bellevue, slight seller leverage in $700K–$1.2M Seattle entry inventory.
Seller's market
Under 2 months supply
Still the reality in Kirkland Moss Bay and pre-East-Link Bellevue luxury micro-markets.
Micro-market snapshot
Four sub-markets, four different stories.
The greater Seattle area isn't one market — buyer leverage in Snohomish doesn't exist in Kirkland, and Bellevue luxury behaves differently from Seattle condos. Click any market for the full buyer's guide.
| Sub-market | Median | Inventory | Median DOM | Leverage | What it means |
|---|---|---|---|---|---|
| Seattle (urban) → | $850K | Up YoY | 38 days | Slight buyer leverage | Condo inventory leading the build-up; SFH still tight in top neighborhoods. |
| Bellevue (luxury) → | $1.9M | Flat | 40 days | Balanced | Tight $2M+; well-priced inventory still drawing multiple offers near light rail. |
| Kirkland → | $1.64M | Tight | 32 days | Seller leverage on well-priced | Only 80–150 active listings citywide; pre-MLS access matters more here than anywhere else on the Eastside. |
| Snohomish (Bothell/Mill Creek/Lynnwood) → | $795K | Up sharply | 30 days | Buyer leverage | Lynnwood Link extension already affecting pricing; new construction supply has improved buyer options materially. |
Each market report below covers pricing trends, days on market, school district dynamics, buyer and seller strategy, and neighborhood-level context you won't find in a city-wide aggregate. Select a market or talk to a RexMont agent who specializes in your target neighborhood.
Seattle
Seattle neighborhood markets.
Seattle's market varies dramatically by neighborhood — South Seattle appreciates differently than Queen Anne, and Capitol Hill trades differently than Ballard. Neighborhood-level data is what matters.
City-wide market overview
Seattle
Tech employment, constrained supply, and neighborhood-by-neighborhood demand from Capitol Hill to Rainier Beach.
Urban density + condo market
Capitol Hill
Seattle's most walkable neighborhood — condos, townhomes, and urban buyers who want character over commute.
Views + established single-family
Queen Anne
City and Sound views from Seattle's most prominent hill — strong demand from families and downsizers.
Craftsman + walkable corridor
Ballard
Craft beer, craftsman homes, and consistent demand from buyers priced out of Queen Anne and Magnolia.
Creative hub + tech proximity
Fremont
Google's Seattle campus, Ship Canal access, and neighborhood character that draws tech buyers away from Capitol Hill.
South Seattle's top appreciation story
Columbia City
Light rail, diverse community, and values below North Seattle with the same city-limits access.
Eastside
Eastside community markets.
The Eastside commands a premium over Seattle driven by top school districts, tech employment, and constrained land supply. Each city has its own pricing tier — knowing the differences is how buyers find value and sellers capture it.
All markets east of Lake Washington
Eastside Overview
Bellevue, Kirkland, Redmond, Mercer Island, Sammamish — the full Eastside in one market context.
BSD schools + tech employment hub
Bellevue
The Eastside's premium market — Bellevue School District, downtown employers, and West Bellevue estates.
Lake Washington + Google campus
Kirkland
LWSD school access, waterfront lifestyle, and a downtown that competes with Bellevue at a lower price point.
Microsoft headquarters + LWSD
Redmond
Microsoft's home base drives consistent tech-buyer demand across Overlake, Education Hill, and downtown Redmond.
Island living between two cities
Mercer Island
MISD schools, constrained island inventory, and 10-minute access to both Seattle and Bellevue.
Newer construction + top schools
Sammamish
ISD and LWSD access with newer planned neighborhoods and suburban space at prices below West Bellevue.
Eastside value play
Bothell
NSD and LWSD school access at prices 15–25% below Kirkland — the Eastside's strongest value story.
Wine country + NSD schools
Woodinville
Acreage, new construction, and Northshore SD in a community known for its winery corridor and rural character.
Mountain access + ISD
Issaquah
Issaquah School District, Cougar Mountain proximity, and a mix of established and newer neighborhoods.
The RexMont pocket list
See homes before they hit the NWMLS.
Many Bellevue, Kirkland, and Seattle clients prepare to list 30–60 days before going public. We surface these pre-MLS opportunities to a private list of qualified buyers — so you see the right inventory before the rest of the market does.
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