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.
October 2026 market pulse.
The four numbers active buyers and sellers ask about first: the mortgage rate this week, and what a Seattle and a Bellevue listing is asking and how long it has been waiting, as of the October 2026 data month.
30-yr fixed
7.28%
Freddie Mac PMMS
Seattle median list
$773K
$555/sqft · October 2026
Bellevue median list
$1.95M
$897/sqft · October 2026
Seattle median DOM
40
Days · October 2026
Broker's note
October 2026 data month · rates as of Freddie Mac PMMS · week ending October 1, 2026
A 30-year rate near 7.28% has thinned the buyer pool, not the demand. Well-prepared, accurately priced homes in Kirkland, North Seattle and Bellevue's entry tier are still drawing multiple offers, while listings priced to last year's comps are sitting past 40 days even in strong micro-markets. The spread between “priced right” and “priced ambitiously” is the widest we have worked since 2019, so pricing into competition matters more than list-price ambition.
— 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 a balanced market. 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, October 2026.
For the first time since 2019 the region is in balanced territory, but the math is uneven across price tiers and micro-markets. Don't treat the PNW as one market. This is the broker's read, dated to the data month, not a measured series.
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 choice in Bothell doesn't exist in Kirkland, and Bellevue luxury behaves differently from Seattle condos. October 2026 listing statistics by representative ZIP; click any market for its full report.
| Sub-market | Median list | $ / sqft | Median DOM | Active listings | The read |
|---|---|---|---|---|---|
| Seattle → | $773K | $555 | 40 days | 1136 | Five-ZIP blend across North, Northeast, Southeast, West Seattle and downtown, so single-family and condo inventory are both represented. |
| Bellevue → | $1.95M | $897 | 53 days | 338 | West Bellevue ZIP 98004: the top of the Eastside price ladder, where well-priced homes near light rail still draw competing offers. |
| Kirkland → | $1.5M | $731 | 42 days | 435 | Downtown and Moss Bay ZIP 98033. Inventory stays thin here, so pre-MLS access matters more than anywhere else on the Eastside. |
| Bothell → | $929K | $462 | 42 days | 187 | ZIP 98011 on the King–Snohomish line, where new construction and the Lynnwood light-rail extension give buyers the most choice in the region. |
How these numbers are made
Every figure on this page has a source and a month.
Nothing here is an estimate of your home's value or a survey of our own listings. The full method, definitions, refresh calendar and corrections policy are on the methodology page.
Market statistics
Listing medians, $/sqft, days on market and active counts by representative ZIP, from RentCast market data.
Vintage October 2026 · refreshed on the 1st
Mortgage rates
Freddie Mac Primary Mortgage Market Survey via the St. Louis Fed (FRED), newest weekly observation.
Freddie Mac PMMS · week ending October 1, 2026
Short-term rental pulse
NWMLS listings marketed as short-term rentals plus RentCast sale statistics, by Washington market.
Vintage October 2026 · refreshed on the 2nd
Closed-sale cases
RexMont's own NWMLS-recorded closings, each dated with its closing month. One transaction, not a statistic.
Added as sales close
Cite this data
Quote, chart or republish any figure on this page with credit to RexMont Real Estate and, where possible, a link to this page. No permission needed; keep the vintage with the number.
RexMont Real Estate, Puget Sound housing market data, October 2026 vintage, rexmont.com/pnw-housing-market.
Full citation and reuse licenceCorrections and custom cuts
Found a figure that looks wrong, or need a city, property type or month we have not published? Email adriano@rexmont.com. We check against the source within two business days, and a confirmed error is corrected on the page with a dated note.
Corrections policyEach 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.
County market reports
Every Puget Sound city, county by county — updated monthly.
As of October 2026, median listing prices across the Puget Sound counties range from $445K (Pierce County) to $928K (King County).
Stats updated October 2026· refreshed monthly and reviewed by RexMont's brokerage team.
King County
$928K
Median listing price
- $/sqft
- $515
- Days on mkt
- 40
All 25 cities — Seattle, the Eastside, South King County, and the Snoqualmie Valley in one hub.
View all King County city reports →
Snohomish County
$525K
Median listing price
- $/sqft
- $361
- Days on mkt
- 49
Edmonds to Stanwood — twelve north-sound city reports where King County buyers find value.
View all Snohomish County city reports →
Pierce County
$445K
Median listing price
- $/sqft
- $410
- Days on mkt
- 60
Tacoma, Gig Harbor, Puyallup, Lakewood, and Bonney Lake — the south sound's value frontier.
View all Pierce County city reports →
Kitsap County
$566K
Median listing price
- $/sqft
- $294
- Days on mkt
- 46
Bainbridge Island, Bremerton, Silverdale, Poulsbo, and Port Orchard — the ferry-connected west sound.
View all Kitsap County city reports →
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.
Tell us where you're looking, your budget, and your timeline. A RexMont broker reviews every submission personally — no automated drip sequence, no spam.
One daily email at most when new homes match. Pause or unsubscribe any time. We never share your information.
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