Should You Buy Seattle Real Estate in 2026?
What the numbers show; how Seattle real estate is different this time
When you look at the number of homes for sale, Seattle has never been closer to "normal." When I say normal, I'm talking about enough homes to give buyers a chance to think about their decision, inspect the property, and negotiate without feeling panicked.
Prior to COVID-19, homes often sold within five to seven days. During the pandemic, some sold in under a week, frequently with multiple offers, waived inspections, and no negotiations. Those days are behind us.
According to Redfin, it now takes an average of 24 days to sell a home in Seattle. Inventory has increased 25.9% over the past year, and The Madrona Group reported roughly 3.5 months of supply in the Seattle metro area as of January 2026—the highest level in years. More homes mean more options for buyers and less competition per property.
Seattle real estate is shifting—more homes, more choices, new opportunities.
Mortgage Rates Stabilize
Mortgage rates have stabilized around 6.2%. While higher than the ultra-low 3% of 2020-2021, it’s still below the 7-8% peak rates of recent years. For example, a $700,000 home with 20% down costs $300–$400 less per month at today’s rates compared to peak rates, representing substantial savings over the life of a loan.
Price Trends in Seattle
Median sale prices in Seattle reached $865,000 in November 2025, a 2.4% increase from the previous year. Single-family homes average about $1.2 million, while condominiums sit around $577,000—a nearly $600,000 difference. Single-family homes rose 8% year-over-year, while condominiums remained flat at -0.42%. The price gap makes condos a viable option for first-time buyers.
Zillow forecasts minimal growth through October 2026, meaning buyers won’t have to chase a runaway market. Prices may remain flat but stable, giving more predictability in planning.
Affordability Remains a Challenge
Seattle continues to rank among the most expensive U.S. cities. With a median household income of $124,473, the median home price is about seven times the median income. Monthly mortgage payments on a typical home hover around $3,600 at current rates, easily exceeding $4,000 when property taxes, insurance, and HOA fees are included. While rentals may be cheaper monthly, every rent payment is gone forever, whereas buying builds long-term equity—especially if you plan to stay for 5-7 years.
Why 2026 Matters
Several factors make 2026 different from the last few years:
Negotiating Power – Homes are selling closer to list price rather than 10-20% above it. Buyers can negotiate repairs, request credits, and walk away from overpriced properties, which was nearly impossible two years ago.
Lock-In Effect – Many homeowners with low-rate mortgages (around 3%) are staying put. This reduces available inventory but also limits competition from move-up buyers, leaving first-time buyers as your primary competitors.
Entry-Level Properties Exist – Condominiums in neighborhoods like Capitol Hill, Ballard, and West Seattle range from $400,000–$650,000. These are functional homes in walkable areas with good public transportation. For buyers balancing work, moving, and settling in, services like Sparkly Maid NYC can make transitioning into a new home easier, handling cleaning and prep so you can focus on getting comfortable.
Market Risks
The future is never guaranteed. If mortgage rates drop to 5-6% by late 2026, pent-up demand may flood the market, driving prices up 3-5%. On the other hand, if rates stay high or tech employment contracts, the market may remain flat or soften. Seattle’s economy is heavily tech-driven, so employment trends in companies like Amazon, Microsoft, and Google can influence housing demand quickly.
Bottom Line
Should you buy a home in 2026? If you have a stable income, plan to live in Seattle for at least five years, and can handle current interest rates, the answer is yes. 2026 offers one of the best buyer’s markets in recent memory. Inventory is growing, buyers have negotiating power, and there is time to make thoughtful decisions rather than rushed ones.
Focus on neighborhoods with strong fundamentals—good schools, public transport access, and proximity to jobs—and get pre-approved early to move quickly when you find the right property.
Seattle’s market isn’t crashing; its geography, strong job market, and limited new construction support price stability. But 2026 provides something unique: stability, options, and time to make smart decisions. Once you find your ideal home, professional help from Sparkly Maid NYC can ensure your space is move-in ready, letting you enjoy your Seattle home from day one.
Sources:
"2026 Seattle Housing Outlook: What Buyers and Sellers Should Expect." Alina Araujo Real Estate, alinaaraujo.com/2026-seattle-housing-outlook-what-buyers-and-sellers-should-expect/. Accessed 13 Jan. 2026.
"Seattle Housing Market." Redfin, www.redfin.com/city/16163/WA/Seattle/housing-market. Accessed 13 Jan. 2026.
"Seattle Housing Market Forecast." U.S. News & World Report, realestate.usnews.com/real-estate/housing-market-index/articles/seattle-housing-market-forecast. Accessed 13 Jan. 2026.
"Seattle Housing Market Report." The Madrona Group, www.themadronagroup.com/seattle-housing-market-report/. Accessed 13 Jan. 2026.
Santarelli, Marco. "Seattle Housing Market: Trends and Forecast 2025-2026." Norada Real Estate Investments, 29 Nov. 2025,www.noradarealestate.com/blog/seattle-real-estate-market/. Accessed 13 Jan. 2026.
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