Seattle & Eastside Market Report
August 2026 · 18 cities · all home types
Key Takeaways
Two Eastside cities tipped into buyer's-market territory
Woodinville (30 days to pending) and Newcastle (32 days) are the first buyer's markets we have tracked since February, while Sammamish and Seattle both slipped from seller's to balanced. Homes took longer to sell in 13 of 18 cities in August, and only Mercer Island got faster.
Sammamish cooled harder than anywhere else on the Eastside
median time to pending jumped from 13 days to 21, homes closed at 97.3% of list (the lowest of all 18 cities), and the median sale price came in at $1.49M against $1.61M in July's window.
Home value declines are losing steam
Zillow's index still fell month-over-month in 15 of 18 cities, but the average monthly drop shrank from 0.46% in July to 0.16% in August, and Mercer Island (+0.4%), Edmonds (+0.2%) and Newcastle (+0.1%) posted the first monthly gains any city has shown since February.
Edmonds is the one city still behaving like spring
sales are up 22% from a year ago, the most of any city we track, and homes still close at 100.4% of list with just 2.0 months of supply. Zillow's value index there is off only 0.8% year-over-year, the mildest decline of the 18.
The 30-year fixed jumped to 6.95%, a 12-month high
it rose 0.19 points in the week of September 17 alone and now sits 0.65 points above a year ago, which adds about $322/month to the payment on a $750K loan compared with last September.
Mortgage Rates
Freddie Mac PMMSRates are 0.65 points higher than a year ago. They peaked at 6.95% in September and bottomed at 5.98% in February. Purchasing power has tightened compared to a year ago.
Home Values
Zillow ZHVIZillow Home Value Index (ZHVI) estimates the value of a typical single-family home in each city — whether or not it sold. Based on the middle tier (33rd–67th percentile), excluding starter homes and luxury. Smoothed and updated monthly, not distorted by low sales volume.
| City | Typical Home Value | YoY |
|---|---|---|
| Mercer Island | $2.37M | -0.9% |
| Bellevue | $1.63M | -4.1% |
| Sammamish | $1.57M | -5.3% |
| Redmond | $1.44M | -4.4% |
| Newcastle | $1.43M | -1.3% |
| Woodinville | $1.35M | -3.3% |
| Kirkland | $1.33M | -5.5% |
| Issaquah | $1.29M | -2.8% |
| Kenmore | $1.04M | -4.4% |
| Bothell | $1.03M | -5.4% |
| Lake Forest Park | $1.02M | -1.6% |
| Edmonds | $950K | -0.8% |
| Brier | $948K | -2.6% |
| Seattle | $903K | -1.5% |
| Shoreline | $806K | -2.6% |
| Lynnwood | $776K | -2.8% |
| Renton | $764K | -2.1% |
| Mountlake Terrace | $695K | -2.0% |
12-Month Trends by Tier
Indexed to 100 at start — above 100 gained value, below 100 lost. Hover to highlight.
Premium
$1.5M+Mid-Range
$1M–1.5MAffordable
Under $1MMarket Activity
August 2026Actual home sales (all property types) from Redfin Data Center. Cities with fewer than 30 sales are flagged — their medians can swing wildly.
| City | Median | YoY | Sold | DOM |
|---|---|---|---|---|
| Mercer Island | $2.31M | -2.3% | 67 | 7 days — Fast |
| Lake Forest Park | $1.15M | +11.0% | 34 | 7 days — Fast |
| Shoreline | $816K | +2.1% | 135 | 9 days — Fast |
| Brier* | $949K | -9.7% | 24 | 11 days — Fast |
| Kenmore | $974K | -11.4% | 83 | 12 days — Fast |
| Mountlake Terrace | $625K | -5.4% | 56 | 12 days — Fast |
| Edmonds | $1.02M | +16.4% | 187 | 13 days — Moderate |
| Lynnwood | $730K | -1.8% | 97 | 13 days — Moderate |
| Seattle | $874K | -2.8% | 2220 | 15 days — Moderate |
| Bellevue | $1.56M | -1.9% | 427 | 20 days — Moderate |
| Sammamish | $1.49M | -4.8% | 191 | 21 days — Slow |
| Kirkland | $1.29M | -3.8% | 375 | 22 days — Slow |
| Issaquah | $1.05M | +2.9% | 141 | 22 days — Slow |
| Redmond | $1.34M | +3.3% | 139 | 23 days — Slow |
| Renton | $665K | -7.7% | 214 | 24 days — Slow |
| Bothell | $1.03M | -8.9% | 142 | 26 days — Slow |
| Woodinville | $1.15M | -2.4% | 36 | 30 days — Slow |
| Newcastle | $1.44M | -15.3% | 45 | 32 days — Very slow |
* Fewer than 30 sales — median unreliable (row muted). YoY = year-over-year median price. MoS = months of supply. Click headers to sort.
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