Seattle Monthly Housing Report
Seattle Housing Market Report
September 2026 | More Choices, Fewer Sales, and a Split Resale Market
Quick Take
Seattle Buyers Had More Choices and Took Their Time
Seattle had 3,178 homes for sale in August, 30.0% more than one year earlier. Pending sales fell to 644 and closings dropped to 612.
The market changed by segment. Condos had the most seller pressure. Townhomes and new construction also faced more competition. Resale homes from $1.05 million upward still moved quickly and received full original asking on the middle sale.
Seller pressure was visible: 421 listings were canceled, 178 expired, 49 expired in the final seven days, and 118 active listings reduced their prices.
My bottom line: Seattle buyers were still shopping, but extra inventory let them be much more selective.
What Happened Across Seattle in August 2026?
These figures cover all Seattle property types reported by NWMLS and were refreshed September 2, 2026.
Whole-City Snapshot
Seattle | August 2026
- Homes for sale
- 3,178 August 2025: 2,445 | 30.0% higher
- Went under contract
- 644 August 2025: 707 | 8.9% lower
- Closed sales
- 612 August 2025: 778 | 21.3% lower
- Time to contract*
- 17 days August 2025: 15 days | 2 days slower
- Original asking received*
- 98.0% August 2025: 98.7% | Sellers received 2.0% less than original asking
- Median sales price
- $820,000 August 2025: $880,000 | 6.8% lower
Listings That Did Not Sell
599 Seattle Listings Failed to Sell
Another 118 active listings reduced their prices during the final seven days. Buyers did not disappear, but hundreds of sellers did not reach the finish line.
How Did Seattle Housing Types Perform?
New Construction
Seattle | August 2026
- Homes for sale
- 606 August 2025: 433 | 40.0% higher
- Went under contract
- 103 August 2025: 96 | 7.3% higher
- Closed sales
- 82 August 2025: 115 | 28.7% lower
- Time to contract*
- 27 days August 2025: 16 days | 11 days slower
- Original asking received*
- 98.6% August 2025: 100.0% | Sellers received 1.4% less than original asking
- Median sales price
- $787,425 August 2025: $799,950 | 1.6% lower
Seattle New Construction Summary for August 2026
New-construction inventory increased sharply and pending sales edged up, but closings fell from 115 to 82. Successful sales took 27 days, and the middle seller received 1.4% less than original asking. Six typical showings tell us buyers were touring, but builders had much more competition than last August.
Condominiums
Seattle | August 2026
- Homes for sale
- 1,024 August 2025: 849 | 20.6% higher
- Went under contract
- 133 August 2025: 149 | 10.7% lower
- Closed sales
- 113 August 2025: 142 | 20.4% lower
- Time to contract*
- 39 days August 2025: 30 days | 9 days slower
- Original asking received*
- 95.9% August 2025: 96.9% | Sellers received 4.1% less than original asking
- Median sales price
- $472,250 August 2025: $484,000 | 2.4% lower
Seattle Condominiums Summary for August 2026
Condos had the clearest seller pressure. More than 1,000 units were for sale, pending and closed sales fell, and successful sales took 39 days. The middle seller received 4.1% less than original asking. Buyers had choices and used that leverage.
Townhomes
Seattle | August 2026
- Homes for sale
- 366 August 2025: 263 | 39.2% higher
- Went under contract
- 65 August 2025: 68 | 4.4% lower
- Closed sales
- 67 August 2025: 81 | 17.3% lower
- Time to contract*
- 24 days August 2025: 29 days | 5 days faster
- Original asking received*
- 97.6% August 2025: 97.7% | Sellers received 2.4% less than original asking
- Median sales price
- $710,000 August 2025: $785,000 | 9.6% lower
Seattle Townhomes Summary for August 2026
Townhome inventory grew while pending and closed sales slipped. Successful sales moved a little faster than last August, but the middle seller received 2.4% less than original asking and the median price fell to $710,000. Seven typical showings show buyers were looking, but they were selective.
How Did Seattle Residential Resale Price Ranges Perform?
Under $700K
Seattle | August 2026
- Homes for sale
- 122 August 2025: 80 | 52.5% higher
- Went under contract
- 53 August 2025: 47 | 12.8% higher
- Closed sales
- 57 August 2025: 60 | 5.0% lower
- Time to contract*
- 9 days August 2025: 10 days | 1 day faster
- Original asking received*
- 98.4% August 2025: 98.5% | Sellers received 1.6% less than original asking
- Median sales price
- $610,000 August 2025: $600,000 | 1.7% higher
Seattle Under $700K Summary for August 2026
This was Seattle’s most affordable resale range. Inventory jumped from 80 to 122 homes, while pending sales increased and closings slipped slightly. Successful homes took nine days, needed about 11 buyer showings, and the middle seller received 1.6% less than original asking.
$700K to $849K
Seattle | August 2026
- Homes for sale
- 93 August 2025: 61 | 52.5% higher
- Went under contract
- 42 August 2025: 43 | 2.3% lower
- Closed sales
- 43 August 2025: 43 | unchanged
- Time to contract*
- 17 days August 2025: 18 days | 1 day faster
- Original asking received*
- 97.7% August 2025: 96.4% | Sellers received 2.3% less than original asking
- Median sales price
- $775,000 August 2025: $765,000 | 1.3% higher
Seattle $700K to $849K Summary for August 2026
Inventory increased by more than half, but closings held even at 43. Successful homes took 17 days and needed about 13 buyer showings. The middle seller received 2.3% less than original asking, which was better than the 3.6% gap last August.
$850K to $1.049M
Seattle | August 2026
- Homes for sale
- 103 August 2025: 69 | 49.3% higher
- Went under contract
- 53 August 2025: 52 | 1.9% higher
- Closed sales
- 34 August 2025: 50 | 32.0% lower
- Time to contract*
- 15 days August 2025: 9 days | 6 days slower
- Original asking received*
- 97.4% August 2025: 99.5% | Sellers received 2.6% less than original asking
- Median sales price
- $950,000 August 2025: $933,250 | 1.8% higher
Seattle $850K to $1.049M Summary for August 2026
This range had much more inventory and far fewer closings. Successful homes took 15 days, compared with nine last August, and the middle seller received 2.6% less than original asking. Buyers were active, but sellers had to compete harder for them.
$1.05M to $1.349M
Seattle | August 2026
- Homes for sale
- 53 August 2025: 54 | 1.9% lower
- Went under contract
- 26 August 2025: 33 | 21.2% lower
- Closed sales
- 39 August 2025: 40 | 2.5% lower
- Time to contract*
- 5 days August 2025: 6 days | 1 day faster
- Original asking received*
- 100.0% August 2025: 100.6% | Sellers received full original asking price
- Median sales price
- $1,163,000 August 2025: $1,172,500 | 0.8% lower
Seattle $1.05M to $1.349M Summary for August 2026
This range was fast even though pending sales fell. Successful homes took only five days and the middle seller received full original asking. About 12 buyers toured before one moved forward, so strong homes could still create competition.
$1.35M or More
Seattle | August 2026
- Homes for sale
- 73 August 2025: 61 | 19.7% higher
- Went under contract
- 28 August 2025: 36 | 22.2% lower
- Closed sales
- 35 August 2025: 43 | 18.6% lower
- Time to contract*
- 6 days August 2025: 6 days | unchanged
- Original asking received*
- 100.0% August 2025: 100.0% | Sellers received full original asking price
- Median sales price
- $1,600,000 August 2025: $1,575,000 | 1.6% higher
Seattle $1.35M or More Summary for August 2026
Seattle’s upper resale range also moved quickly. Successful homes took six days and the middle seller received full original asking, but pending and closed sales were lower while inventory increased. Strong luxury homes could sell well, but the buyer pool was not growing.
Where Buyers Paid a Premium
Some Stellar Seattle Sales in August
There were still buyers willing to compete hard for the homes they really wanted, especially when the home was priced well and stood out right away.
- Whittier: a home listed at $899,950 closed at $1,150,101, about 27.8% above list after five days.
- Montlake: a home listed at $925,000 closed at $1,172,000, about 26.7% above list after six days.
- Hillman City: a home listed at $525,000 closed at $650,000, about 23.8% above list after four days.
- Green Lake: a home listed at $1,450,000 closed at $1,760,000, about 21.4% above list after five days.
- Fremont: a home listed at $750,000 closed at $907,000, about 20.9% above list after four days.
This does not mean every home in these neighborhoods sold above asking. It shows that buyers still moved quickly and paid a premium when a home felt like the right one.
What Else Stood Out?
The same month also produced hundreds of canceled and expired listings. Seattle had strong bidding wars and major seller frustration at the same time. Price, condition, location, and the competition around each home mattered more than the citywide average alone.
Questions Raised by the Data
What Does Seattle's August Market Mean?
Did more inventory bring more sales?
No. Inventory increased 30.0%, but pending sales fell 8.9% and closings fell 21.3%. Buyers had many more choices without a larger buyer pool.
What does the typical-showings number tell us?
It tells us roughly how many buyers toured before one moved forward. Citywide it took nine showings. The resale ranges needed between 11 and 13 typical showings, even when the final sale happened quickly.
Where did buyers have the most room?
Condos had more than 1,000 units for sale, took 39 days, and the middle seller received 4.1% less than original asking. The $850,000 to $1,049,999 resale range also had much more inventory and fewer closings.
Where did sellers see the strongest response?
Resale homes from $1.05 million upward moved in five to six days and received full original asking on the middle sale. Whittier, Montlake, Hillman City, Green Lake, and Fremont also produced standout above-list sales.
Seattle Market Conclusion
What Defined Seattle in August 2026?
Seattle buyers had more choices, but the best resale homes could still create serious competition.
Seattle had 3,178 homes for sale, 30.0% more than last August. Pending sales fell to 644 and closings dropped to 612. Successful sales took 17 days, the middle seller received 2.0% less than original asking, and the median sales price fell to $820,000.
Five hundred ninety-nine listings failed to sell, including 421 canceled and 178 expired listings. Forty-nine expired in the final seven days, and another 118 active listings reduced their prices.
Condos had the clearest seller pressure, with more supply, fewer sales, a 39-day timeline, and a 4.1% gap from original asking. Townhomes and new construction also faced more competition. The lower resale ranges had more choices, while the $850,000 to $1,049,999 range had much more inventory and far fewer closings.
The market changed above $1.05 million. Those resale homes moved in five to six days and received full original asking on the middle sale, even though pending sales were lower. Standout sales in Whittier, Montlake, Hillman City, Green Lake, and Fremont showed that buyers would still compete hard for the right home.
What This Means for Buyers
You had more room to compare homes and negotiate, but a standout home could still bring fast competition.
What This Means for Sellers
Buyers were still out there, but your home had to compare well on price, condition, and presentation from the beginning.
What I Am Watching Going Into September
I am watching whether August's 644 pending sales close, whether recent price reductions help more sellers, and whether Seattle's large supply starts to come down.
If I had to sum up Seattle in one sentence: buyers had more control overall, but the homes they loved could still sell fast and well above asking.
Interest Rates
Mortgage Rates When I Prepared This Report
Rates were still in the mid-6% range as August ended. Monthly payment stayed important while buyers compared Seattle's larger supply.
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Seattle Whole-City Snapshot Summary for August 2026
Seattle had far more homes for buyers to choose from, but fewer sales went pending or closed. The typical home needed about nine buyer showings before going pending. Successful sellers received 2.0% less than original asking, and the median sales price fell to $820,000. Buyers were still active, but they had more room to compare homes and negotiate.