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King County · NWMLS Data · July 2026
The cooling
stopped
PNW Pinnacle Group.
Edmonds · Shoreline · Bellevue · Mercer Island · Redmond · Seattle · Kirkland · Bothell · Sammamish
AUGUST 2026 MARKET REPORT
KING CO. MEDIAN$1,000,000▲ +0.1% YoY
HOMES FOR SALE+31.3%Buyers still hold the choice
DAYS TO SELL25Slower than a year ago
August 2026 · Market Intelligence
6 Things You Need to Know
01
The median closed back at $1,000,000 — +0.1% year over year, its first annual gain in months after dipping below $1M in June.
+0.1% YoY
02
Buyer traffic steadied — county showings were −0.3% on the month, after June’s much sharper fall. The slide flattened out.
−0.3% MoM
03
5 of 9 communities saw showings rise — a real turn from last month, when only one did. Demand came back unevenly, but it came back.
5 of 9 up
04
Edmonds is now the tightest market — 5.2 showings per listing and +15.9% on the month, the biggest jump in buyer traffic we track.
5.2 · Tightest
05
Last month’s hottest market cooled hardest — Mercer Island fell from 5.9 buyer interest to 4.3, with showings −29.7%. Thin, expensive inventory swings hard.
−29.7% MoM
06
Choice is still the buyer’s advantage — inventory up 31.3% year over year, at 3.8 months of supply against 2.8 a year ago.
3.8 mo supply
August 2026 · Buyer Interest by City
Where Demand Is Highest — county average 4
6.04.83.62.41.20
5.2
+15.9% MoM
Edmonds
5.0
+2.4% MoM
Shoreline
4.5
−4.2% MoM
Bellevue
4.3
−29.7% MoM
Mercer Is.
4.1
+7.9% MoM
Redmond
4.0
+0.8% MoM
Seattle
3.9
+8.3% MoM
Kirkland
3.6
−1.1% MoM
Bothell
3.4
−7.9% MoM
Sammamish
August 2026 · Market Comparison
Prices Steadied, Supply Kept Building
Level bar scaled for comparison · ■ up year over year ■ down year over year
King Co. Houses
Level
$1,000,000
YoY change
+0.1%
King Co. Condos
Level
$520,000
YoY change
−3.7%
Snohomish Houses
Level
$750,000
YoY change
−6.3%
King Co. Supply
Level
3.8 mo
YoY change
+35.7%
So what? Houses found a floor while condos kept easing, and supply climbed in both. Prices steadying is not the same as competition returning — buyers still have more to choose from than at any point last year.
August 2026 · City Scorecard
Buyer Interest, Ranked
⛵
Edmonds
Buyer Interest
5.2
Above avg
Demand MoM
+15.9%
#1 of 9
Tightest market we track, and the biggest monthly jump in buyer traffic.
🌊
Shoreline
Buyer Interest
5.0
Above avg
Demand MoM
+2.4%
#2 of 9
Still well above the county average — light rail keeps demand steady.
💼
Bellevue
Buyer Interest
4.5
At average
Demand MoM
−4.2%
#3 of 9
Above the county average even as traffic eased modestly on the month.
🛥
Mercer Island
Buyer Interest
4.3
At average
Demand MoM
−29.7%
#4 of 9
June’s hottest market gave back the most — thin inventory swings hard.
💻
Redmond
Buyer Interest
4.1
At average
Demand MoM
+7.9%
#5 of 9
Back above the county average with traffic up almost 8%.
🏙
Seattle
Buyer Interest
4.0
At average
Demand MoM
+0.8%
#6 of 9
Right at the county average and essentially flat — it steadied.
🏞
Kirkland
Buyer Interest
3.9
At average
Demand MoM
+8.3%
#7 of 9
One of the strongest monthly gains in buyer traffic this month.
🌲
Bothell
Buyer Interest
3.6
Below avg
Demand MoM
−1.1%
#8 of 9
Softer than the county average — the value entry point, room to negotiate.
🏫
Sammamish
Buyer Interest
3.4
Below avg
Demand MoM
−7.9%
#9 of 9
Coolest interest of the group — the most buyer leverage we track.
Let’s Talk Strategy
Ready to Navigate the
August 2026 Market?
Whether you’re buying, selling, or investing, the data tells a clear story. Let’s build your personalized strategy around today’s market reality.
DS
Deepak Singh
Real Estate Broker · REALTOR®
PNW Pinnacle Group · Marketplace Sotheby’s International Realty
📞 (312) 550-6362
✉ deepak.singh@marketplacesir.com
🌐 pnwpinnaclegroup.com
Data: NWMLS Local Market Update (King & Snohomish Counties) and NWMLS Showings Report, July 2026 activity. For informational purposes only.
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