Bellevue Monthly Housing Report

Bellevue Housing Market Report

October 2026 | September results: more choices, more negotiating, and a divided market.

Prepared by Brandice Raybourn · Real Estate Broker · Coldwell Banker Danforth

Quick Take

More Choices, More Negotiating, and a Market That Changed by Price

Bellevue had more homes for buyers to choose from than in my previous report or this time last year. Pending and closed sales improved from August, but both stayed below last September. Sellers were negotiating, even among the homes that successfully sold.

New construction found more buyers. Condos and townhomes gave successful buyers room to negotiate, and resale results changed sharply by price. The $1.45 million to $1.849 million range had the most resale activity, while no new homes went pending from $2.15 million to $2.349 million.

I also noticed homes waiting more than three months, along with September cancellations and expirations. At the same time, Lake Hills, Tam O’Shanter, Enatai, Newport Hills, and Surrey Downs had sales above asking.

My takeaway: buyers were still moving forward, but sellers needed to make choosing their home feel like the right decision.

Whole-City MarketSeptember 2026 | All Housing Types Combined

What Happened Across Bellevue in September 2026?

Here is what happened in September. M/M compares my August report; Y/Y compares September last year. Asking-price changes use percentage points (pp).

Whole City

Whole-City Snapshot

Bellevue | September 2026

Homes for sale: 666
Went under contract: 138
Closed sales: 112
Time to contract*: 21 days
Original asking received*: 95.7%
Median sales price: $1,490,000

Typical showings*9Aug 2026: 11 · M/M -2 showingsSep 2025: 14 · Y/Y -5 showings

Median price per sq. ft.$623Aug 2026: $653 · M/M -4.6%Sep 2025: $662 · Y/Y -5.9%

New listings280Aug 2026: 257 · M/M +8.9%Sep 2025: 228 · Y/Y +22.8%

Bellevue Whole-City Snapshot Summary for September 2026

Inventory was up compared with my previous report and with this time last year. Buyers had more homes to choose from. Pending sales picked up a little from August, but they were still below last September. More sales closed than in August, too, although closings remained well below a year earlier. So buyers were moving forward, just not enough to match all the added choices. The middle seller received 95.7% of original asking, which tells me negotiating was part of the successful-sale story. Fewer showings before a pending sale do not mean every home had plenty of attention. Let’s look at the housing types and resale ranges to see where the differences showed up.

The Homes That Did Not Sell

155 September Listings Were Canceled or Expired

125Canceled listings

30September-dated expirations

I counted these September outcomes in the listings I reviewed. A cancellation can happen for different reasons, but the homes that did not sell matter, too. Looking only at successful sales would miss the sellers still trying to make their next move work.

Housing TypesBy Housing Type

How Did Bellevue Housing Types Perform?

Residential Resale

Bellevue | September 2026

Homes for sale: 203
Went under contract: 58
Closed sales: 51
Time to contract*: 17 days
Original asking received*: 97.3%
Median sales price: $1,650,000

Typical showings*11Sep 2025: 15 · Y/Y -4 showings

Median price per sq. ft.$640Sep 2025: $703 · Y/Y -9.0%

New listings101Sep 2025: 92 · Y/Y +9.8%

Bellevue Residential Resale Summary for September 2026

Resale sellers had more homes to compete with than last September. Pending sales and closings were both below a year earlier, even though more new listings entered the market. The homes that sold reached contract a little faster than last September, and the middle seller received 97.3% of original asking. That is a reminder that a home can sell fairly quickly and still involve negotiating. I would want your price, condition, and presentation to make sense next to the other homes a buyer could choose.

New Construction

Bellevue | September 2026

Homes for sale: 121
Went under contract: 22
Closed sales: 20
Time to contract*: 11 days
Original asking received*: 97.5%
Median sales price: $2,835,000

Typical showings*7Aug 2026: 17 · M/M -10 showingsSep 2025: 12 · Y/Y -5 showings

Median price per sq. ft.$741Aug 2026: $739 · M/M +0.3%Sep 2025: $798 · Y/Y -7.1%

New listings50Aug 2026: 33 · M/M +51.5%Sep 2025: 33 · Y/Y +51.5%

Bellevue New Construction Summary for September 2026

Builders had more choices on the market than in August or last September, but buyers were responding. Both pendings and closings improved in those comparisons. The homes that sold reached contract faster than in August, though not as quickly as last September. The middle seller received 97.5% of original asking. Showings before a pending sale fell sharply from August. I would look at what was included, completion timing, and financing terms along with the price before deciding whether a new home was the best fit.

Condos

Condominiums

Bellevue | September 2026

Homes for sale: 229
Went under contract: 37
Closed sales: 27
Time to contract*: 44 days
Original asking received*: 94.5%
Median sales price: $550,000

Typical showings*7Aug 2026: 10 · M/M -3 showingsSep 2025: 12 · Y/Y -5 showings

Median price per sq. ft.$491Aug 2026: $502 · M/M -2.2%Sep 2025: $533 · Y/Y -7.9%

New listings91Aug 2026: 67 · M/M +35.8%Sep 2025: 64 · Y/Y +42.2%

Bellevue Condominiums Summary for September 2026

Condos had more inventory than in August and last September. Pending sales improved from August but were just below a year earlier, while closings fell in both comparisons. The typical condo that sold took 44 days to get under contract, and the middle seller received 94.5% of original asking. That is real negotiating room in the successful sales. The median price was lower in both comparisons, too. I would still look closely at the building, dues, and individual unit before assuming every condo faced the same result.

Townhomes

Bellevue | September 2026

Homes for sale: 69
Went under contract: 15
Closed sales: 13
Time to contract*: 32 days
Original asking received*: 94.5%
Median sales price: $850,000

Typical showings*8Aug 2026: 10 · M/M -2 showingsSep 2025: 9 · Y/Y -1 showings

Median price per sq. ft.$508Aug 2026: $516 · M/M -1.6%Sep 2025: $537 · Y/Y -5.4%

New listings30Aug 2026: 24 · M/M +25.0%Sep 2025: 20 · Y/Y +50.0%

Bellevue Townhomes Summary for September 2026

Bellevue townhomes had more sales finish in September, but sellers did not get the same results as August. More homes went pending and closed than in August, but both were below last September. Buyers also had more townhomes to compare. The homes that sold took longer to get under contract than in August, and the middle seller received 94.5% of original asking instead of August’s full-asking median. Buyers were looking, but sellers had to give them a reason to choose their home.

Residential ResalePreviously Owned Residential Only · By Price Range

How Did Bellevue Residential Resale Price Ranges Perform?

Resale by Price Point

Under $1.2M

Bellevue | September 2026

Homes for sale: 26
Went under contract: 9
Closed sales: 10
Time to contract*: 15 days
Original asking received*: 94.4%
Median sales price: $990,000

Typical showings*9Aug 2026: 15 · M/M -6 showingsSep 2025: 16 · Y/Y -7 showings

Median price per sq. ft.$598Aug 2026: $652 · M/M -8.3%Sep 2025: $711 · Y/Y -15.9%

New listings12Aug 2026: 13 · M/M -7.7%Sep 2025: 4 · Y/Y +200.0%

Bellevue Under $1.2M Summary for September 2026

This range had more closings than in August or last September, but buyers also had a much larger selection than a year earlier. Pending sales were slightly below August and above last September. The homes that sold reached contract in about two weeks, yet the middle seller received 94.4% of original asking. So relatively quick sales and negotiating happened together. A more reachable price did not mean a seller could skip the work of standing out.

Resale by Price Point

$1.2M to $1.449M

Bellevue | September 2026

Homes for sale: 38
Went under contract: 13
Closed sales: 9
Time to contract*: 20 days
Original asking received*: 95.8%
Median sales price: $1,300,000

Typical showings*8Aug 2026: 18 · M/M -10 showingsSep 2025: 17 · Y/Y -9 showings

Median price per sq. ft.$516Aug 2026: $654 · M/M -21.1%Sep 2025: $758 · Y/Y -31.9%

New listings29Aug 2026: 17 · M/M +70.6%Sep 2025: 12 · Y/Y +141.7%

Bellevue $1.2M to $1.449M Summary for September 2026

Inventory grew from August and was much higher than last September. Pending sales were close to both comparison months, but fewer sales closed. The homes that sold took longer to get under contract than in August, and the middle seller received 95.8% of original asking. That result was better than last September but softer than August. I would see this as buyers having room to compare and negotiate, rather than disappearing from the price range.

Resale by Price Point

$1.45M to $1.849M

Bellevue | September 2026

Homes for sale: 41
Went under contract: 15
Closed sales: 13
Time to contract*: 14 days
Original asking received*: 97.3%
Median sales price: $1,650,000

Typical showings*14Aug 2026: 12 · M/M +2 showingsSep 2025: 20 · Y/Y -6 showings

Median price per sq. ft.$643Aug 2026: $632 · M/M +1.7%Sep 2025: $662 · Y/Y -2.9%

New listings27Aug 2026: 29 · M/M -6.9%Sep 2025: 31 · Y/Y -12.9%

Bellevue $1.45M to $1.849M Summary for September 2026

This was the busiest resale band for September pendings and closings among these six ranges. But it was not a repeat of August’s six-day successful-sale timeline. The homes that sold took 14 days to get under contract, and the middle seller received 97.3% of original asking. Inventory grew in both comparisons. Pendings improved from August but stayed below last September, while closings matched August and were lower than a year earlier. Buyers were there, but sellers had more competition for them.

Resale by Price Point

$1.85M to $2.149M

Bellevue | September 2026

Homes for sale: 20
Went under contract: 8
Closed sales: 7
Time to contract*: 26 days
Original asking received*: 89.4%
Median sales price: $1,995,000

Typical showings*11Aug 2026: 12 · M/M -1 showingsSep 2025: 13 · Y/Y -2 showings

Median price per sq. ft.$626Aug 2026: $834 · M/M -24.9%Sep 2025: $717 · Y/Y -12.7%

New listings11Aug 2026: 16 · M/M -31.2%Sep 2025: 17 · Y/Y -35.3%

Bellevue $1.85M to $2.149M Summary for September 2026

There were fewer homes for sale than in August, and more went pending or closed. That is encouraging. Compared with last September, though, inventory was higher and both pendings and closings were lower. The middle seller received 89.4% of original asking. Yes, that is a meaningful gap from the starting price. Only seven homes closed, so I would look at those individual homes and their pricing history before deciding what that result meant for yours.

Resale by Price Point

$2.15M to $2.349M

Bellevue | September 2026

Homes for sale: 13
Went under contract: 0
Closed sales: 3
Time to contract*: 31 days
Original asking received*: 94.7%
Median sales price: $2,250,000

Typical showings*No median with 0 pendingsAug 2026: 16 · M/M no comparisonSep 2025: 21 · Y/Y no comparison

Median price per sq. ft.$640Aug 2026: $820 · M/M -22.0%Sep 2025: $641 · Y/Y -0.2%

New listings3Aug 2026: 5 · M/M -40.0%Sep 2025: 11 · Y/Y -72.7%

Bellevue $2.15M to $2.349M Summary for September 2026

This is the range that makes me pause. Three homes closed in September, but no homes went pending during the month. With no new pendings, there is no September typical-showings median. Inventory was lower than August but higher than a year earlier. The three homes that sold took a median 31 days to reach contract and received 94.7% of original asking. That is a small sample, but the lack of new contracts is worth watching before setting expectations for the next seller.

Resale by Price Point

$2.35M or More

Bellevue | September 2026

Homes for sale: 65
Went under contract: 13
Closed sales: 9
Time to contract*: 14 days
Original asking received*: 97.8%
Median sales price: $3,200,000

Typical showings*15Aug 2026: 15 · M/M unchangedSep 2025: 10 · Y/Y +5 showings

Median price per sq. ft.$812Aug 2026: $811 · M/M +0.1%Sep 2025: $898 · Y/Y -9.6%

New listings19Aug 2026: 24 · M/M -20.8%Sep 2025: 17 · Y/Y +11.8%

Bellevue $2.35M or More Summary for September 2026

The homes that sold had a better month than August: more closings, a shorter time to contract, and a smaller gap from original asking. Inventory also came down from August, while pendings increased. But buyers still had many more choices than last September, and nine closings cannot describe every higher-priced home. Typical showings before a pending sale rose from a year earlier. I would call this improvement for the homes buyers selected, while keeping an eye on the sellers still waiting.

Where Buyers Still Stepped Up

Standout Bellevue Sales in September

I saw September sales above asking in Lake Hills, Tam O’Shanter, Enatai, Newport Hills, and Surrey Downs. These were different from last month’s examples, so I would not assume the same neighborhoods always get the strongest response.

Lake Hills: listed at $875,000, sold for $950,000, about 8.6% above asking.
Tam O'Shanter: listed at $1,650,000, sold for $1,780,000, about 7.9% above asking.
Enatai: listed at $3,050,000, sold for $3,200,000, about 4.9% above asking.
Newport Hills: listed at $1,258,000, sold for $1,318,000, about 4.8% above asking.
Surrey Downs: listed at $1,550,000, sold for $1,575,000, about 1.6% above asking.

These examples also sold above their original asking prices. They do not mean every home in those areas had competing offers, but they show that some buyers still stepped up for the home they wanted.

What I Noticed With Active Homes

Among the homes marked active when I reviewed them, 218 had September listing dates. I also saw 129 active listing records with a September price-change date and a price below their original asking.

That does not tell us the direction of every price change, but it shows why I look at pricing history alongside the other homes a buyer could choose. With more inventory, sellers needed a clear reason for someone to pick their home.

First Look: Something New for Sellers!

For sellers who want to do some pre-marketing while getting their home ready, this is exciting news! NWMLS introduced First Look in September. It allows up to 21 days before an Active launch, with all member brokers able to see the listing.

I saw 15 First Look listings with September status dates. Sellers can decide whether to allow showings and whether to share the home on public real estate websites during that period. If you would like to start getting attention while finishing your preparation, let’s talk about how First Look could fit your plan. More about First Look from NWMLS.

Questions You May Be Asking

What Does This Mean for Your Plans?

Are buyers still buying in Bellevue?

Yes. Pending sales and closings picked up from August, but they were still below last September. Buyers had more homes to compare, so sellers were competing for a smaller flow of activity than a year earlier.

With all these choices, can I offer less than asking?

There may be room, but I would look at the actual home first. September’s middle citywide sale received 95.7% of original asking. Some homes still sold above asking, so the right offer depends on the home, its pricing history, and your alternatives.

Does a home over 90 days mean something is wrong with it?

Not necessarily. It could be the price, condition, timing, or a home still being built. I would look at its history and ask questions before treating time on the market as a reason to reject it. It can also be a reason to explore whether the seller is open to different terms.

Why is my home getting showings without an offer?

A visit tells us someone was interested enough to look. It does not tell us the home felt right at that price. I would compare the feedback, payment, condition, and competition. Showings are visits, so the same buyer can appear more than once.

Which resale price range makes you pause?

From $2.15 million to $2.349 million, three homes closed but no new homes went pending in September. That means no current typical-showings median. I would watch that gap before setting expectations for another seller.

Can I start marketing before my home is fully ready?

First Look gives sellers up to 21 days of pre-marketing before an Active launch. You can choose whether to allow showings. We can talk about whether it fits your preparation and launch plan.

Bellevue Market Conclusion

What Did September Tell Us?

More choices gave buyers reasons to compare, and sellers reasons to sharpen their plan.

Inventory was up from my previous report and from this time last year. Pending and closed sales improved from August, but both remained below last September. The homes that sold still involved negotiating, with a median 95.7% of original asking. A price headline alone would not explain how each seller did.

The homes still waiting are part of the story. I reviewed 153 different active addresses with a listing over 90 days, along with September cancellations and expirations. Some sellers adjusted where their price stood. Those homes remind me that a successful sale is only one outcome, and it is the competition around your home that matters when you are trying to find a buyer.

Resale sellers had more competition than a year earlier, with fewer contracts and closings. Builders found more pending buyers and more closings than in August or last September, although their successful sellers still negotiated. Condos had longer successful-sale timelines than August and fewer closings. Townhome activity improved from August, but the homes that sold took longer to reach contract and received less than original asking. These housing types were not giving sellers the same experience.

Under $1.2 million, more homes closed, but sellers still negotiated despite a relatively short time to contract. From $1.2 million to $1.449 million, inventory grew while sales slowed and buyers found room. The $1.45 million to $1.849 million range was the busiest resale band, but successful homes took longer than August’s six-day median. From $1.85 million to $2.149 million, activity improved from August, yet the median original-asking gap was substantial and only seven homes closed. From $2.15 million to $2.349 million, no new homes went pending. Above $2.35 million, successful sellers had a better month than August, while the large selection still left others competing for their buyer.

Lake Hills, Tam O’Shanter, Enatai, Newport Hills, and Surrey Downs had standout September sales above asking. That tells me buyers could still step up when a particular home made sense. It does not erase the negotiating and waiting we saw elsewhere.

For Buyers

You had more options and potential negotiating room. I would compare the home you wanted with what else your budget could buy, while remembering that some homes still attracted a premium.

For Sellers

Your home needed a reason to be the one a buyer chose. Price, condition, presentation, and the buyer’s monthly payment all belonged in the conversation. I would use your actual competition to make that plan.

What I Am Watching Next

I want to see whether more of Bellevue’s choices turn into offers, whether price adjustments help waiting sellers, and whether activity spreads across the resale ranges. I am also watching how sellers use First Look to get attention while preparing their launch.

My takeaway: Bellevue buyers were moving forward, but sellers needed to give them a clear reason to choose their home.

Interest Rates

And Then There Is the Monthly Payment!

Freddie Mac’s October 1 weekly update put the 30-year fixed average at 7.28%, compared with 6.34% a year earlier. That is a meaningful difference when you are deciding what payment feels comfortable.

30-year fixed7.28%Previous week: 7.03% · Year earlier: 6.34%

15-year fixed6.60%Previous week: 6.42% · Year earlier: 5.55%

I would look at the payment before falling in love with the price. These national averages do not describe every Bellevue buyer’s loan, particularly larger loans with different terms.

Weekly averages released October 1, separate from September’s housing results and not a personal loan quote. Source: Freddie Mac.

Source: NWMLS. *Showings are visits, not necessarily different buyers. Sale timing and asking-price results describe the homes that sold.

Questions About Your Plans?

Let’s Talk About Your Next Move

Buying or selling in Bellevue? I can help you make a plan that fits your home, budget, and timing.

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Never Miss the Next Update

What Happened Across Bellevue in September 2026?

Bellevue Whole-City Snapshot Summary for September 2026

155 September Listings Were Canceled or Expired

How Did Bellevue Housing Types Perform?

Bellevue Residential Resale Summary for September 2026

Bellevue New Construction Summary for September 2026

Bellevue Condominiums Summary for September 2026

Bellevue Townhomes Summary for September 2026

How Did Bellevue Residential Resale Price Ranges Perform?

Bellevue Under $1.2M Summary for September 2026

Bellevue $1.2M to $1.449M Summary for September 2026

Bellevue $1.45M to $1.849M Summary for September 2026

Bellevue $1.85M to $2.149M Summary for September 2026

Bellevue $2.15M to $2.349M Summary for September 2026

Bellevue $2.35M or More Summary for September 2026

Standout Bellevue Sales in September

What I Noticed With Active Homes

First Look: Something New for Sellers!

What Does This Mean for Your Plans?

Are buyers still buying in Bellevue?

With all these choices, can I offer less than asking?

Does a home over 90 days mean something is wrong with it?

Why is my home getting showings without an offer?

Which resale price range makes you pause?

Can I start marketing before my home is fully ready?

What Did September Tell Us?

For Buyers

For Sellers

What I Am Watching Next

And Then There Is the Monthly Payment!

Let’s Talk About Your Next Move

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