King County Market Report • August 2026
The cooling stopped.
The county median closed July at exactly $1,000,000 — its first year-over-year gain in months — and buyer traffic held flat instead of falling again. 5 of our 9 communities saw showings rise. Here is the July read, city by city.
Generational Wealth Through Real Estate • PNW Pinnacle Group
King County houses • NWMLS figures for July 2026
Neighborhood demand
Where buyers are competing
Buyer interest is NWMLS showings per active listing — above the King County average of 4 means homes are getting more attention than typical. Demand MoM is the change in total showings since June. Hover any term for detail.
5.2
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
+15.9%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
1,534
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
The tightest market we track and the biggest monthly jump in buyer traffic. Waterfront-town demand accelerated while much of the Eastside was still catching its breath.
5.0
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
+2.4%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
862
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
Still running well above the county average. Two Link light-rail stations keep pulling steady demand into what used to be the quiet option north of the city.
4.5
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
−4.2%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
3,418
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
Interest holds above the county average even as traffic eased. Well-priced homes still draw competition; ambitious pricing sits.
4.3
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
−29.7%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
431
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
June’s hottest market reversed hardest — buyer interest fell from 5.9 to 4.3 and showings dropped nearly a third. Thin, high-priced inventory swings like this, so read one month carefully.
4.1
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
+7.9%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
1,689
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
Back above the county average with traffic up almost 8%. Tech-corridor demand firmed quietly while attention was elsewhere.
4.0
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
+0.8%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
13,750
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
Sitting right at the county average and essentially flat on the month. After leading June’s decline, the region’s biggest market steadied.
3.9
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
+8.3%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
2,809
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
One of the strongest monthly gains in buyer traffic. Demand came back faster here than the headline county number suggests.
3.6
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
−1.1%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
2,222
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
Softer interest than the county average and barely changed on the month — still the Eastside-adjacent value entry point, with room to negotiate.
3.4
Buyer interestNWMLS showings per active listing in July 2026 — how much attention the average home is getting. Higher means buyers are competing harder. King County overall is 4.
−7.9%
Demand MoMChange in total showings versus June 2026 — the freshest read on whether buyer traffic is picking up or easing. County-wide showings were essentially flat, −0.3% on the month.
1,253
ShowingsTotal NWMLS showings recorded in this market during July 2026.
July 2026 — buyer interest vs. county, demand vs. prior month
So what?
The coolest buyer interest of the group this month. Top schools keep a floor under demand, but buyers here have the most leverage we track.
Prices by ZIP
What actually sold in July
NWMLS median sale prices for July 2026, by ZIP code. These are ZIP-level figures, not city medians — and several resolve on fewer than twenty sales, where one unusual property moves the number a long way. The sale count is shown for exactly that reason; rows marked ⚠ are the thinnest.
| ZIP | Median | YoY | Sales | Days on market |
|---|
98034
Kirkland (Juanita / Totem Lake) |
$1,275,000 |
+2% |
30 |
36 days |
98053
Redmond (Union Hill) |
$1,465,000 |
+16% |
29 |
21 days |
98122
Seattle (Capitol Hill / CD) |
$949,900 |
−6.4% |
29 |
26 days |
98074
Sammamish |
$1,725,000 |
+8.5% |
27 |
27 days |
98112
Seattle (Madison Park) |
$1,447,625 |
−2.4% |
22 |
27 days |
98116
Seattle (West Seattle / Alki) |
$1,032,000 |
−6.6% |
20 |
15 days |
98004
Bellevue (west) |
$3,100,000 |
−27.9% |
18 ⚠ |
24 days |
98005
Bellevue (Crossroads) |
$2,368,000 |
+29% |
15 ⚠ |
26 days |
98020
Edmonds |
$1,565,000 |
+22% |
13 ⚠ |
13 days |
98199
Seattle (Magnolia) |
$1,300,000 |
−6.8% |
13 ⚠ |
9 days |
The bigger picture
County & region at a glance
King County houses
Median $1,000,000, +0.1% on last July — back above the million mark after dipping under it in June. Inventory is up 31.3% to 5,422 homes, and it now takes 25 days to sell.
King County condos
Median $520,000, −3.7%, with 6.1 months of supply and 46 days on market. Still the most buyer-friendly corner of the county.
Snohomish County
Median $750,000, −6.3%, with inventory up 36.6%. The county north of the line is easing faster than King on price.
What it means
Three things worth knowing
Buyer traffic stabilized
County showings were −0.3% on the month, after June’s much sharper fall. 5 of 9 markets saw traffic rise — a genuine turn from last month, when only one did.
Choice is still the buyer’s advantage
Inventory is up 31.3% year over year and supply sits at 3.8 months, versus 2.8 a year ago. Prices steadied, but nobody is short of options.
Last month’s hot market cooled hardest
Mercer Island led June on buyer interest and gave back the most in July, −29.7% on showings. In thin, expensive segments a single month tells you very little.
How to read this. Buyer interest and demand MoM are July 2026 NWMLS showings figures. County, condo, and ZIP-level prices are July 2026 NWMLS Local Market Updates — so unlike previous editions, every number here is from the same month. ZIP medians are not city medians, and thin-sample rows are flagged. For a read on your specific street and price band, that’s the conversation to have with us.