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Bellevue Washington Housing Update for December 2025
Bellevue is not behaving like a single market right now… and the luxury segment is leading everything.
If you’ve been watching the Bellevue housing market, you can see it clearly in the numbers. This is not one market. It is multiple markets moving at completely different speeds depending on price point.
This breakdown focuses on residential resale only and is based on my manual review of NWMLS data across Bellevue.
The Luxury Market Is Leading the Way
The most interesting part of this month’s data is the price range above $2.05M.
This should be the slowest segment, but it is one of the most competitive right now. Nearly half of all available inventory sits in this range, and homes are still going pending in about a week.
Buyers at this level are decisive. They know what they want and move quickly when the right property hits.
Sellers are holding pricing power, but only when the home is positioned correctly.
Mid to Upper Price Ranges Still Favor Sellers
From the mid range up into luxury, the market continues to favor sellers.
Homes are moving consistently, list-to-sale price ratios remain strong, and demand is steady.
Inventory has increased compared to past years, but not enough to shift leverage away from sellers.
The Lower Range Is the Calmest Segment
The lower price ranges are where you see the most balance.
Homes are still selling, but buyers have more time to evaluate options and are negotiating more carefully.
This is not a weak market. It is simply the slowest segment compared to the rest of Bellevue.
What This Means for Buyers and Sellers
Bellevue is still a strong market across almost every price range, but your experience will depend entirely on where you fall.
Luxury is moving fast. Mid and upper ranges favor sellers. Lower price points offer more balance.
A seller at $1.1M and a seller at $2.5M are operating in completely different markets right now.
That is where strategy matters.
Brandice’s Final Thoughts on Bellevue
This is a market where the higher price points are setting the tone. While Bellevue looks strong overall, a lot of that strength is coming from the luxury segment, which is moving faster and holding pricing better than expected. The rest of the market is still active, but it is not moving with the same urgency.
• Buyer Tip
Pay attention to where your budget falls. If you are in the luxury or upper ranges, competition can still be strong and you may need to act quickly. In the lower ranges, you have more time to evaluate and negotiate.
• Seller Tip
Do not assume the entire market is as strong as the headlines suggest. Some price ranges are performing better than others. Your pricing and strategy need to reflect where your home actually sits, not what the overall market is doing.
Want to Know Where You Fit In?
If you want your numbers broken down or want to understand how your home would perform in today’s market, I can walk you through it by price point or neighborhood.
Relocating to Bellevue?
Explore Bellevue here
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We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.
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I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!
Sherry M
This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.
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