Real Estate • April 14, 2026

How’s the Market? Q1 2026 Review of Seattle Area Real Estate

by Windermere MI

Q1 2026 Market Review for Seattle, Eastside, Condos, & Waterfront

Across the region, median sales prices were lower than we saw at this time last year. The likely cause: more homes are hitting the market, but buyers (rattled by rising rates, layoffs, and an uncertain economy) aren’t keeping pace. That being said, we are still seeing many homes sell in their first 10 days on market with the choicest homes drawing multiple offers and selling above the asking price. The market is complex and every home is different…part of my job is to look beyond the averages to get a clearer understanding of what is happening at the neighborhood level.

Despite the push in interest rates, it continues to be a good time to invest and find the right home! Buyers who are up-sizing have a special advantage when prices dip since the money they save on their purchase often exceeds the lower ROI from their sale.

Click or scroll down to find your area report:

Seattle | Eastside | Mercer Island | Condos | Waterfront

SEATTLE

When you look past the overall data, Seattle real estate is firing on all cylinders. Even though the median price is down YOY from $958,000 in 2025 to today’s $920,000 the actual median price point is hot, in city. We’re hearing tales of multiple offers in the $800,000-$1,200,000 price range from all corners of the core Seattle neighborhoods. 67% of homes sold for at or above list price, those that sold above sold for 104% (median) over list! The entire market average list to sales price is 101%, which bodes well for gains YOY in Q2.

West Seattle and Madison Park seem to be carrying the market, the only two neighborhoods to post stable or even a modest gain in price. Maybe not so ironically, Shoreline and Lake Forest Park saw among the highest gain in overall sales volume but also the biggest losses in median price at 10%. Shoppers are savvy and know when they’ve found a deal.

While our market is facing existential pressure from things like rising interest rates, war, and talks of recession; the city hasn’t looked this beautiful in years as officials prepare for World Cup festivities in a few months. There is always a bright side, and homebuyers appear to be seeing the silver lining as they consider their long-term investment plans. If you’ve thought about selling your home in 2026, we think this could be a great year: sales are happening, 55% within the first 10 days.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

EASTSIDE

While median prices across the Eastside fell from $1,678,000 in Q1 2025 to $1,520,000, this quarter there are still bright spots. Namely, West Bellevue whose median price jumped 23% YOY. Though while the total number of sales were up in nearly every Eastside city, West Bellevue’s 36% dip drug the market down to report flat total sales: 966 at the end of Q1 2026 compared to 969 in the same period last year.

Mercer Island reported a region-wide high gain in average price per square foot at 14%, and West Bellevue was not far behind at 2%. All other neighborhoods had dips, topped by Redmond which fell 10%.

New listings rose 20% YOY, and this could mean many things but we think the two most likely are: home sellers got a head start in 2026 (we predict fewer new listings in Q2 than last year when new inventory nearly doubled from one quarter to the next) OR everyone else is as bullish about the market as we are. List to sales price ratios are at 99% on average and 51% of homes sold in the first 10 days. If you find the right home, don’t be afraid to jump.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

MERCER ISLAND

Island real estate seems to be off to a slow start in 2026 with median prices slipping YOY from $2,937,000 in 2025 to $2,370,000 in 2026. This is likely due to a spike in the months of inventory: 4.7 up from 2.9 last Q1. The months of inventory is a barometer for which way prices trend. High inventory = falling prices, supply/demand. That said, 60% of all homes sold for at or above list price and 63% sold in the first 10 days. Both of these numbers are indicators that homeowners are pricing to sell.

The condo market appears to be healthy this spring. Even though there are only 8 total sales that number is up a whopping 60% YOY. Median price is down 33%, but this is a rounding error with only 8 data points this year and 5 last year. A better indicator of market health is a 2.2 months supply of inventory, which is outpacing pretty much any segment of the market!

While our market is facing existential pressure from things like rising interest rates, war, and talks of recession; Mercer Island is now the “Bridge” in a whole new way with light rail open from Seattle to the Eastside. It will be interesting to see how this fun change affects the market as a whole.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

CONDOS – SEATTLE & EASTSIDE

Seattle condo sales are up 8% over Q4 2025, an incredible seasonal boost. Though, the median price is down 6% YOY to $596,000. 25% of listed condos sold in the first 10 days and 48% of all condos sold for at or above list price. This tells us that agents and homeowners are tuned in to what a homebuyer in today’s market expects.

On the Eastside it’s a very similar story. Inventory is at 5.1 months. Meaning: at the current pace of sales, if no new listings came on the market, it would take nearly half a year to sell through the current inventory. That’s the highest since before 2020, the six year low was Q4 of 2021. Prices seem to reflect this, with an 11% dip in median home price down to $655,000 from Q1 2025: $740,000.

If you’ve thought about selling your condo in 2026, prepare for a highly saturated market where you’ll need to whip your unit into tip-top shape and price competitively to attract buyers. Inventory is up a combined 5%, while sales are down 21%. This is a big gap that will definitely create downward pressure on pricing if the gap between demand and supply widens. If you have the luxury to wait and watch, that might be your best option. If you’ve thought about buying, this is an excellent year to consider your options. Just remember, if you find the right nest and it hasn’t been on the market long: jump in! The good ones don’t last.

Check out area-by-area details in the full condo report.

↑ Back to top

WATERFRONT

Seattle and the Eastside both had fewer waterfront sales this quarter than we saw in Q1 of 2025, whereas Lake Sammamish posted the same number of sales and Mercer Island saw a boost. The vast majority of homes sold at or below their listed prices with the exception of one mid-century Magnolia home on 75 feet of waterfront that garnered over $300k above and beyond its original asking price.

The highest sale was in Hunts Point at $17+ million for a stunningly reimagined English Tudor on 3/4-acre with extensive waterfront. The most modest sale was in Rainier Beach: an original 1980 home on 50 feet of waterfront that went for $1,640,000.

This brief overview of the entire Seattle-Eastside private waterfront market, including Mercer Island and Lake Sammamish, illustrates the trends occurring in our region over time. This data is interesting and insightful but cannot replace an in-depth waterfront analysis with your trusted professional.

View the full waterfront report

↑ Back to top

We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.

© Copyright 2026, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed.
Seattle report cover photo courtesy of The Sirianni Group; and Andrew Webb, Clarity NW Photography.
Eastside report cover photo courtesy of Tori Franzen; and Michael Tilzer Photography.
Mercer Island report cover photo courtesy of Julie Wilson; and Chris Neir, Clarity NW Photography.
Condo report cover photo courtesy of Marianne Parks; and Christopher Cooper, Clarity NW Photography.

Tips, Trends & Living • March 17, 2026

Helpful Hacks to Make Spring Cleaning a Breeze

by Windermere MI

Spring is almost here, and with it comes that yearly urge to polish away the winter grime. Before you plunge into a multi-day cleaning spree, however, (or burn yourself out and put it off until next year) try these helpful tips. They just might win you a few hours back in your quest for clean…

1. Work Top to Bottom

Working from ceiling to walls to counters to floors guides dust and debris downwards and prevents any re-cleaning of the same areas. Here’s a room by room checklist so you don’t miss anything:

2. Use the Dishwasher for More than Dishes

Disassemble dusty glass ceiling fixtures and light covers, then throw them in the dishwasher for a zero-effort sparkle. Ditto for children’s toys, glass candle holders, and microwave vent screens.

3. Dust Fan Blades with a Pillowcase

Make quick work of a gross fan blade by enclosing it in an old pillowcase which you hold shut as you pull it back off the blade. Step outside to shake out the dust bunnies, then repeat with the remaining blades.

Photo by Curtis Adams

4. Throw Draperies in the Dryer

For curtains that aren’t machine washable, you can still do a quick and easy refresh by putting them in the dryer for 15 minutes on no/low heat. Some dryers even have a steam setting to help gently reduce wrinkles and odors. Worried about dust mites? Either raise the dryer heat to high for fabrics that can take it, or bag up delicate curtains and freeze them for 24 hours.

5. Wash Windows When They’re Cool

Direct sunlight heats window glass, causing unsightly streaks to form before you have the chance to wipe them away. Wash them in the morning or on a cloudy day so that you only have to clean them once!

Photo by Liliana Drew

6. Let the Microwave Clean Itself

Add a few tablespoons of vinegar or some thin citrus slices to 2 cups of water. Microwave on high until it starts to boil, let sit for 5 minutes, then easily wipe clean with a paper towel or cloth.

7. Use Baking Soda on the Oven Door

Save a little elbow grease by mixing baking soda and water to form a thick paste, then spreading and letting it sit on the open oven door for 20 minutes. Gently wipe with a microfiber cloth, rinse and buff dry for a sparkling finish.

8. Shine Stainless Steel with Olive Oil

For an easy, chemical-free fix, put a little olive oil on a cloth and use it to polish away smudges and stains from your stainless-steel appliances/grill. You can find more ideas in this article on natural cleaning solutions.

Photo by RDNE Stock project

9. Naturally Clean the Dishwasher

Clean any gunk out of the drain filter, then fill a dishwasher safe container with one to two cups of vinegar and place it in the top rack. Run a cycle without dishwasher detergent nor other dishes. Once the cycle is complete, sprinkle roughly a cup of baking soda along the bottom rack and run another cycle.

10. Put Garbage Disposal Gunk on Ice

Put a handful of ice cubes down the garbage disposal along with either 1 cup coarse salt or cut up lemon pieces with the peels on. Turn on the cold water and run the disposal until everything is ground up and cleared out. Continue running and flushing with cold water for another minute. Bonus: the ice will also scrape and sharpen the blades.

11. Machine Wash Shower Curtains

Did you know your shower curtain liner can be cleaned in the washing machine? The trick is to throw in a small bath towel with it to help scour away soap scum + that weird pink stuff. Add 1/2 cup vinegar during the rinse cycle (you can use the fabric softener dispenser) to reduce mold and mildew.

Photo by RDNE Stock project

12. Bag Scum on Your Shower Head

Combine equal parts vinegar and water in a plastic bag. Tie it around your shower head so that it’s completely submerged, then soak for at least an hour. Blast the hot water to clear out any residue.

13. Use a Lint Roller on Fabric Surfaces

Great for dusting lampshades, fabric window shades, and speaker covers. It can also remove stubborn pet hair from upholstery.

14. Get the Funk Out

Deodorize carpets by sprinkling them with baking soda, working it in with a broom or soft brush, letting it sit for 30 minutes, and then vacuuming. You can use the same technique (minus the brushing) on funky mattresses.

15. Become a Robot Overlord

Once a novelty, robot vacuums have improved by leaps and bounds and are now a legitimate way to clean & mop your floors with minimal effort. Spring Cleaning may be the perfect time to invest in one and free up your time for more involved tasks.

Photo by Kindel Media

Need Some Motivation?

Offer to host an event in the near future so that you have a deadline to work toward.

Try organizer Shira Gill’s “15-minute win” by challenging yourself to tackle a single spring cleaning task each day…this can help you feel accomplished rather than overwhelmed, and those small tasks will add up to an extra-clean house before you know it.

Don’t forget the power of music! You’d be surprised how much your favorite upbeat tunes can lift your mood and keep you going.

Cleaning to Sell?

Here’s a printable checklist specifically for cleaning and preparing your home for market:

Real Estate • March 11, 2026

The Pitfalls of Overpricing Your Home

by Windermere MI

When a homeowner prepares to put their house up for sale, two things are usually top of mind: how long will it take to sell and how much can we get for it. During a seller’s market, when stories of bidding wars and cash offers abound, it can be tempting to put as high a price tag on your home as possible. But even when the market favors sellers, overpricing your home can jeopardize your efforts to sell quickly and get top dollar.

Missing Your Market

The vast majority of homebuyers start their search online, and the first criteria they often enter is the price range. If your home is above the high point of their range, buyers in your target market will never even see your listing—it simply won’t show up in their searches. In addition, it’s human nature to go after the top item in a collection. Buyers want the most house they can get within their budget. This means you want to be the best house compared to those in your price range, rather than among the bottom compared to those in a more expensive bracket.

Key takeaway: You want to shine against your competition, not pale by comparison

Playing the Numbers

Selling a home is a numbers game: the more potential buyers, the greater chance of an offer. Overpriced homes get fewer showings, both in person and online. Your agent will tell you that showings are critical to capturing the interest of buyers, but if the home is overpriced, they will have difficulty attracting attention to your home. This can slow the entire home selling process, leaving both you and your agent feeling frustrated.

Key takeaway: More showings = more offers.

Going Stale

It’s also human nature to be drawn to what’s new, the bright, shiny object, as the saying goes. New listings attract the most attention—that’s when buyer interest is highest. The longer your home is on the market, the less appealing it becomes. And at a certain point, you may be forced to lower the price. Many buyers and their agents will assume the reason the house has been on the market so long, and why you had to lower the price, is because there is something wrong with it. Once the price drops begin, they can continue, which creates the risk of selling your home for less than what it is worth.

In addition, the longer your home is on the market, the more expenses you incur. Mortgage payments, utilities costs, and seller’s fees will continue to pile up, making it harder to recover from these costs when your home does eventually sell.

Key takeaway: Be the bright, shiny object.

Losing at the Last Minute

Let’s say you do find a buyer at the overpriced cost. During closing, the lender will order an appraisal of your home. If the appraiser finds that the market value of the home is less than the selling price, they could deny financing. If that happens and you are forced to put the house back on the market, buyers’ agents will be able to see that it’s a relisting, could assume something is wrong with the house and share those concerns with their client.

Key takeaway: Be realistic about value.

Want an accurate idea of your home’s value in the current market? I can provide you with a Competitive Market Analysis (CMA). Unlike automated home value calculators, I take into account recent market trends, unique home features, competing properties, and your home’s overall marketability.

Adapted from an article that originally appeared on the Windermere blog August 5^th, 2024.

Tips, Trends & Living • February 20, 2026

5 Home Design Trends for 2026

by Windermere MI

In looking ahead at interior trends for this year, it’s clear that 2026 is all about the vibes. Creating warm, genuine spaces that reflect your individual lifestyle and create a mood is much more “in” than passing fads that rely on strict aesthetic rules. Rich colors, handmade textures, and grandma-inspired patterns are infusing into rooms once prized for their understated minimalism. Here are five trends to try incorporating into your home…

Rich, Moody Colors

Warmer, nature-inspired colors continue to dominate the palette but are moving deeper and more saturated. In looking at the top colors of the year chosen by leading paint brands, earthy and nostalgic tones such as chocolate brown, burgundy, and khaki all make a prominent appearance. Moss and blue-greens also continue their popularity. On the lighter end of the spectrum, the neon pinks, blues, and greens that peaked in 2024 have now all softened into powdery pastels. Mauve is also making a comeback.

The monochromatic tonal trend is also shifting toward “atmospheric color,” where varying but closely related hues are carried across walls, furniture, and textiles to set a certain mood. It could be energetic reds and oranges for a fitness room; soothing pastels for a bedroom; or rich browns and plums for a comforting study. “Color drenching” takes it one step further by carrying a single bold shade or pattern across walls, ceilings, draperies, and trim. For inspiration, draw from the color families in Sherwin-Williams’ Colormix 2026 forecast.

“Grandmillennial” Style

Continuing on the trajectory of comforting, nostalgic interiors, this movement revives the old-school design fads that millennials fondly remember from grandma’s house. Rather than stiff, polished traditionalism, however, this new take is quirky and deeply personal. Vintage floral patterns are mixed together and layered throughout upholstery, rugs, draperies, and, pillows…perhaps with some skirted chairs, shapely wooden arms/legs, ruffles, buttons, cording, or tassels thrown in. Personal mementos and thrift store finds like mismatched antique furniture, classic art, and stained glass lighting further the lived-in feel (and are a sustainable source of style). Modern touches mixed in keep the room feeling coordinated rather than chaotic…you can also try sticking to a color family repeated throughout the room, and having a base of neutral solids.

Small Moment Spaces

While the closed room layouts of the 90s have remained solidly out of style, designers are finding ways to reclaim dedicated spaces within the open layout. This can be done through niches, soft partitions like curtains, or pocket doors. Think cozy reading nooks; highly decorated “jewel box” seating niches layered with sumptuous colors and textiles; built-in desks or bookshelves at the end of the hallways; and semi-separated bedroom sitting areas reminiscent of a boutique hotel room.

The Fifth (and Sixth) Walls

Where accent walls were once all the rage, we’re now seeing accent ceilings take their place. Bold colors, hand-painted frescoes, and even wallpaper overhead add immediate interest to a room. Floors are following in their wake with bold patterned tiles or rugs adding yet another dimension of variety. Try this in a small space like a hallway, bathroom, or bedroom. Box ceilings can also make a fun canvas for accent colors. Not quite ready to take the plunge? “Color capping” is a more subtle version of this trend with colors gradually deepening toward the ceiling, which is painted a slightly darker shade of the same wall hue.

Personal Retreats

Wellness and relaxation have remained priorities for homeowners in the years following the pandemic, and now we’re seeing a rise in private sanctuaries that go beyond (or complement) the basic home gym. These can be anything from pocket size meditation rooms to spa-like recovery rooms complete with saunas and cold plunge pools. Clean, warm wood finishes and natural light are often utilized to create a biophilic sense of calm.

Curious about how to incorporate the latest home trends before you sell? Our agents see the latest home styles every day. Reach out for advice!

Real Estate • February 9, 2026

Strategic Investments to Boost Value & Curb Appeal

by Windermere MI

Strategic Investments to Boost Your Home's Value

When it’s time to sell your home, one of the biggest questions is how to make it as appealing as possible to today’s buyers. While market conditions, location, and timing all play a role, the updates you choose before listing can make a meaningful difference in both your selling price and how quickly your home goes under contract. The key is knowing where to invest your time and money. Not every project pays off, but some smart upgrades can give your home a competitive edge, help it stand out in online listings, and create the kind of first impression that gets buyers excited.

Here are some of the most impactful ways to invest in your home before putting it on the market.

Fresh Paint and a Neutral Palette

Few improvements have a more substantial return on investment than paint. A fresh coat instantly refreshes a space, making it feel clean, updated, and well-maintained. In fact, a recent report¹ by the National Association of REALTORS^® found that painting is the #1 project agents recommend sellers do before selling.

Neutral tones for interiors, such as light beige, soft grays, and crisp whites, appeal to the broadest audience and allow buyers to envision their own style in the home. Check out the Sherwin-Williams Colormix Forecast 2026 for some up and coming hues (and opt for the lightest shades). It’s crucial not to overlook trim, doors, and even ceilings, as these small details help create a polished, move-in-ready feel. And if your front door could use a pop of personality, consider a bold, welcoming color that complements the rest of the exterior.

Curb Appeal That Counts

Buyers often form an impression before they even step inside. Landscaping, exterior lighting, and simple maintenance go a long way toward making your home inviting. Think trimmed hedges, fresh mulch, pressure-washed walkways, and a tidy lawn. It’s also smart to ensure outdoor areas are safe, from repairing uneven paths to addressing any obvious hazards. Here is a printable checklist so you don’t miss anything.

Adding planters with seasonal flowers, updating house numbers, or swapping out an old mailbox can elevate your home’s appearance without requiring a significant investment. For buyers scrolling through listings, that curbside charm can be a deciding factor that gets them to schedule a showing.

According to the latest Cost vs. Value report for Seattle², exterior curb appeal investments such as a basic new front door or garage doors can net you a profit when it’s time to sell:

Kitchen and Bathroom Touch-Ups

Kitchens and bathrooms continue to be high priorities for buyers, but you don’t need to take on a full remodel to make an impact. Small upgrades like replacing outdated cabinet hardware, installing new light fixtures, or swapping in modern faucets can transform the look of these spaces.

In the kitchen, consider updating your backsplash with a clean, timeless tile or refreshing worn countertops with a durable surface. In bathrooms, re-grouting tile, caulking any cracks, replacing mirrors, or updating vanities are simple ways to modernize without overspending.

The Cost vs. Value report² also found that the kitchen can be a smart place to invest in a minor remodel of surfaces and newer mid-priced appliances and fixtures. In the Seattle area, a minor remodel is estimated to recoup 118% of its cost when you sell.

Flooring Matters

Floors are often one of the first things buyers notice when touring a home. If your carpets are worn or stained, professional cleaning or even replacement can make a big difference. Hardwood floors are especially appealing and refinishing them is often more cost-effective than replacing them.

For areas where replacement makes the most sense, consider durable and stylish options like engineered wood or luxury vinyl plank. Consistent flooring throughout the main living areas can also help a home feel more spacious and cohesive.

Energy-Efficient Features

Today’s buyers are increasingly focused on efficiency and sustainability. Investments like LED lighting, programmable thermostats, and updated appliances not only lower utility bills but also signal to buyers that the home is modern and thoughtfully maintained.

If your budget allows, new windows or improved insulation can add value while appealing to environmentally conscious buyers. Highlighting these upgrades in your listing helps showcase both comfort and cost savings.

Decluttering and Staging

Sometimes the most impactful upgrade isn’t about new finishes, it’s about presentation. Decluttering each room, minimizing personal items, and rearranging furniture to optimize space can dramatically change how buyers perceive your home. Here’s a printable checklist to help. And the best part? It’s completely free.

Professional staging takes this one step further, creating a warm and welcoming atmosphere that helps buyers envision living in the space—it can also help your home sell faster and for more money according to a 2025 report³. Even small touches, like fresh flowers, cozy throws, and well-placed artwork, can make your home feel more stylish, comfortable, and truly move-in ready.

Making Smart Choices

The goal of any pre-sale investment is to spend strategically, choosing projects that increase appeal without overextending your budget. You can also refer to this article on what NOT to do.

As a Windermere agent, I’m an expert at helping sellers decide which upgrades matter most. From recommending paint colors to connecting you with trusted contractors, I’m here to make sure you get the best return on your investment. Through our Windermere Ready program, we can even front the cost of improvements like painting, landscaping, cleaning, and staging so your home shines its brightest when it hits the market. With concierge-level service and no payments due until closing, it’s a simple way to maximize your home’s value and sell faster.

Connect with me today to learn more about how I can help you prepare your home for the market with confidence:

Adapted from an article that originally appeared on the Windermere blog October 1, 2025.

¹Copyright ©2025 “2025 Remodeling Impact Report.” NATIONAL ASSOCIATION OF REALTORS®. All rights reserved. April 9, 2025, https://www.nar.realtor/sites/default/files/2025-04/2025-remodeling-impact-report_04-09-2025.pdf.

³https://www.nar.realtor/newsroom/nar-report-reveals-home-staging-boosts-sale-prices-and-reduces-time-on-market

Real Estate • January 21, 2026

How’s the Market? Year End Review of Seattle Area Real Estate in 2025

by Windermere MI

Year in Review for Seattle, Eastside, Condos & Waterfront

Home values held steady in 2025 with many communities seeing modest price gains. Seattle Metro’s median sale price and $ per sq. ft. both rose year-over-year, while the Eastside’s numbers remained similar to what we saw in 2024. Both areas saw double-digit spikes in the number of new listings and a slight slowdown in the number of sales.

Looking forward: this is a great year to invest! We’ve had a few back-to-back years of soft price gains, which feel like losses in our frequently HOT Seattle. This is as close to a “buyer’s advantage” market as we’ve seen in years. At the time of writing this, interest rates are available in the high 5’s. The cost of money is reasonable and the cost of property has not risen drastically in a few years. This is the perfect time to jump in for investors and first-time buyers. More specifically, anyone who can buy “unburdened” or without having to sell/carry two mortgages in order to buy. The condo and townhome markets continue to be a great opportunity for those looking to take the first step onto the property ladder. If none of this applies to you, remember: if you’re looking to buy and sell within the same market, you only get an advantage on one side.

Click or scroll down to find your area report:

Seattle | Eastside | Mercer Island | Condos | Waterfront

SEATTLE

It’s all good news in the city of Seattle! The median price rose by 5% to $985,000. Pricing remained competitive, with 64% of homes selling at or above their list price (despite the fact that new listings increased 12% from 2024 and the number of sales dipped slightly).

Sales activity moved quickly in many neighborhoods. Citywide, 55% of homes sold within the first 10 days on market. Several areas posted strong performance, including Ballard & Green Lake with 1,705 homes sold, and North Seattle with 1,040 sales. Median prices varied by neighborhood, ranging from $794,000 in South Seattle to $1,399,000 in Queen Anne & Magnolia, reflecting the diversity of Seattle’s housing market.

Remember, these statistics include new construction data. In an inventory-constricted market, new construction data can skew pricing stats significantly. Check with your agent for how this affects your neighborhood.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

EASTSIDE

Across the Greater Eastside, 5,458 homes sold during the year, down 5% compared to 2024. New inventory increased, with 8,259 new listings coming to market—up 16%! Fifty-five percent of homes sold at or above their list price, and 53% sold within the first 10 days on market, highlighting consistent transaction pace and buyer confidence across the region. Despite this, the median sale price held flat at $1,599,000 compared to 2024, while homes sold for an average of $688 per square foot, also similar to last year.

Several communities recorded notable activity levels, including Woodinville with 1,235 homes sold and East of Lake Sammamish with 1,134 sales. East Bellevue saw a 13% increase in homes sold, while Redmond posted a 15% increase in sales volume. Median sale prices varied by community, ranging from $1,281,000 in Woodinville to $3,688,000 in West Bellevue, reflecting the diversity of the Eastside housing market.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

MERCER ISLAND

The 2025 Mercer Island real estate data reflects a year of steady activity and modest price gains. Median home prices rose 3% year over year to $2,550,000. Homes sold for an average of $895 per square foot, and half of all homes sold at or above their list price. Sales moved efficiently, with 56% of homes selling within the first 10 days on market.

A total of 80 single-family homes sold on Mercer Island during the year. Activity varied by neighborhood, with sales recorded across Northend, Southend, Mid-Island, First Hill, Westside, and The Lakes. Median home prices ranged from $1,775,000 in Mercerdale to $5,831,000 on the Westside, highlighting the range of housing options across the island.

Click here for the full report and neighborhood-by-neighborhood statistics!

↑ Back to top

CONDOS – SEATTLE & EASTSIDE

The 2025 Condo Report shows steady, encouraging activity across both the Seattle and Eastside condo markets. Year over year, condo sale prices increased a combined 2% to a median of $630,000, with homes selling for an average of $633/sq.ft. Half of all condos sold at or above their list price, signaling stable buyer demand. Inventory also expanded, with 8,331 new condo listings—up 14% from 2024! This is great news, increased supply that didn’t cause a price ‘dump’, it shows our Buyers may be returning to confidence around condos.

In Seattle, 2,695 condos sold during the year, a 9% increase in sales volume. The median Seattle condo price rose 2% to $585,000, and 51% of homes sold at or above list price. On the Eastside, 2,050 condos sold, with median prices increasing 5% year over year to $730,000. Eastside condos averaged $643 per square foot, with 51% selling at or above list price and 36% selling within the first 10 days. The market showed a combined 52 average days on market, with a 99% list to sales price ratio. Though, when original list to sales price ratio is compared the average sits at 97%. This means that patience and active calibration are both required when marketing your condo.

Mercer Island’s condo market also trucked along with 27 sales and a slight 1% year-over-year boost in median prices. Condos sold for an average of $591 per square foot, up 13% over 2024. Thirty-seven percent of condos sold at or above list price, and within the first 10 days. Inventory expanded as well, with 355 new condo listings, up 19% from 2024.

Check out area-by-area details in the full condo report.

↑ Back to top

WATERFRONT

Seattle saw a boost in the number of waterfront sales in 2025, with 36 compared to 31 in 2024. Lake Sammamish sales were similar to last year (31 vs. 30 in 2024), while Mercer Island and the Eastside both saw slight dips their sales numbers.

Mercer Island had the highest waterfront sale of the year at $25 million for a nearly 10,000 sq. ft. European Modern home on 102 feet of prime west-facing North End waterfront. The most modest sale was in Bellevue at $1.75 million for an original 1960s beach house on 50 feet of lakefront.

View the full waterfront report

↑ Back to top

Real Estate • December 9, 2025

Housing Forecast: 6 Predictions for 2026

by Windermere MI

The following is a summary of Windermere Principal Economist Jeff Tucker’s six predictions for the U.S. housing market and economy in 2026. He goes into more detail about his predictions in the video below.

1. Existing Home Sales Will Pick Up (Barely)

Home sales have hovered near generational lows for three years. While a sharp rebound is unlikely, conditions point to a modest uptick in 2026. Inventory levels are higher than they’ve been since 2019, and mortgage rates are lower than they’ve been since 2022. Together, those factors should lift existing home sales—but not by much.

2. Home Prices Will Be Roughly Flat

Home prices are likely to remain flat in 2026, largely due to higher inventory putting downward pressure on values. The Case-Shiller Home Price Index showed small declines last summer, though that trend faded by fall. Sellers have been highly responsive to market shifts, often de-listing when offers fall short or holding off on listing altogether. That restraint has kept prices from falling further despite growing supply

3. Inventory Will Climb to Pre-Pandemic Levels

The number of homes for sale will likely return to pre-pandemic levels in 2026, possibly as early as spring. Inventory rose sharply in 2025, and a “shadow supply” of homes—those whose owners are waiting for better conditions—remains in the wings. Many “discretionary sellers” will continue testing the market, holding out for the right price. That behavior should extend average time on market and boost total listings, giving buyers more options and negotiating power.

4. The Homeownership Rate Will Decline

At current prices and interest rates, homeownership remains out of reach for many middle-class Americans who would have bought in different conditions. Slower rent growth has also reduced urgency among would-be buyers, encouraging them to stay put. More renters are opting for single-family homes to enjoy the space and lifestyle of ownership without a mortgage, a shift that will help push the overall homeownership rate slightly lower.

5. Mortgage Rates Will Decline Slightly

Mortgage rates should remain below 6.25% for most of 2026 and could briefly dip under 6%. The Fed’s rate cuts and slower growth have brought 10-year Treasury yields near 4%, while the spread between Treasuries and mortgage rates has narrowed toward its normal range of 2% or less. That trend is expected to continue as refinance risk on mortgage-backed securities gradually fades, but much of the improvement is already reflected in current rates, so significant declines are unlikely.

6. We Will Avoid a Recession in 2026

The U.S. economy weathered several shocks in 2025 but avoided a downturn. Payroll gains have slowed, though more due to shrinking labor supply than weak demand, and unemployment claims have remained stable. After early trade policy turbulence, corporate earnings rebounded strongly, and tariff concerns have faded as court challenges and new trade deals rolled back some of the costliest restrictions.

This article originally appeared on the Windermere blog December 2, 2025.

Real Estate • September 9, 2025

Renting vs Buying: Which is Better for You?

by Windermere MI

Knowing whether it’s the right time to rent or buy depends on your buying power, what you’re looking for in a home, your local market conditions, your plans for you and your household, and the responsibilities you’re prepared to take on at your residence.

Renting gives you greater flexibility to relocate, fewer home maintenance responsibilities, and can often be more the more affordable option, depending on where you live. The extra costs associated with owning a home—interest payments, taxes, repairs—may be too much for some renters to handle.

Becoming a homeowner also has its advantages. From a financial standpoint, owning is usually better than renting in the long term—it allows you to build wealth as your property gains equity; your monthly payments are stable and actually become more affordable over time relative to your income; and some of the costs may be deductible at tax time. From a lifestyle standpoint, owning also affords you greater freedom to customize your living space.

Ultimately, the right decision depends on your situation. If you don’t plan to be living in the same place for at least five years, renting might be more logical, as it allows you more flexibility when it comes time to move again. If you’re looking to settle down for the better part of a decade or longer and can afford to buy a home, becoming a homeowner may be the better option. Here are a few additional considerations to guide your renting-versus-buying decision making process.

What are the local real estate market conditions?

Investigate the local sales and rental markets to get an idea of both typical home prices and the average monthly payment for a rental. When comparing housing costs, be sure to base your evaluation on what’s happening in your city and neighborhood, not the nationwide averages. I track these stats regularly, so feel free to contact me for an accurate update on prices in your neighborhood.

For a quarterly breakdown of local market conditions in the Seattle area, explore my Market Review page. Each report breaks down the latest figures in home sales, home prices, and days on market for regions throughout Seattle and the Eastside. They also include helpful insights and data analysis.

What can you afford?

Making the jump from renter to homeowner is often a question of affordability. Your mortgage rate will depend on your financial strength, your credit score, and other factors, so make sure to talk to a loan officer before you start looking for a home. Getting pre-approved for a mortgage will identify what you’re able to afford and helps strengthen your offer when the time comes.

To get an idea of what you can afford, try these Financial Calculators. You can estimate your monthly payment for any listing price/mortgage terms to get a well-informed picture of whether it’s the right time to buy.

Will you need to make repairs to your new home?

Buying a fixer-upper may seem like a great way to get a deal on a house, but if the money you spend on the repairs is too great, your profit could be diminished when it comes time to sell. The same is true for remodeling and improvement projects. There are various renovation financing loans available to you that can help with the costs of home repairs, though extra consultations, inspections, and appraisals are often required in the process of securing these loans. Ultimately, if you can only afford a home that demands major improvements, and you don’t have the skills to do much of the work yourself, you may be better off renting.

Can you rent part of the house you’re buying?

If you buy a house with rental-capable space (extra bedroom, mother-in-law unit, etc.), you could use the rental income to pay off your mortgage faster and contribute more to your savings. But, of course, you need to be willing to share your home with a tenant and take on the responsibilities of being a landlord or working with a professional property manager to help you with those duties. Renting out a space in your home will also require you to purchase landlord insurance on top of your existing homeowners insurance policy.

Making Your Decision to Rent or Buy

At the end of the day, the decision is up to you. Based on the conditions laid out above, it simply may not be the right time for you to buy. Fortunately, when it comes to being a homeowner, it’s not now or never. I’m happy to be your resource in gauging whether it’s the right time to buy and guiding you through the process toward homeownership. To get started, connect with me today.

Adapted from an article that originally appeared on the Windermere blog April 11, 2022.

Real Estate • August 22, 2025

Adding an ADU? Here’s a Guide to Permits & Regulations…

by Windermere MI

ADUs and DADUs are increasingly popular among homeowners looking to maximize their property value. For many cities in Washington State, the recent enactment of House Bill 1337 has made it easier for homeowners to add an ADU/DADU by loosening restrictions on them in residential areas. Other states have enacted similar laws as municipalities across the country try to address our shortage of “middle” affordable housing.

As the movement of short-term rentals, turnkey properties, and real estate investment continues to grow, it’s worth it to take a moment and understand the regulations that dictate a property’s potential—especially before you buy. Understanding a bit about the permitting process will also help you avoid getting bogged down in legalities when trying to build structures on your property.

What is an ADU, and do I need a permit to build one?

Accessory Dwelling Units (ADUs) and Detached Accessory Dwelling Units (DADUs) are essentially guest quarters that offer independent living space for renting out or accommodating multi-generational family members. Typically, they include a separate entrance, kitchen, living area, bedroom, and bathroom. Common examples are a basement apartment, converted garage, backyard cottage, or prefab modern shed. They’re a great way to get the highest return on your property investment. Before you break ground on your building project, however, here are some of the things you should keep in mind.

Permits and Regulations: No matter where you live, it is necessary to obtain an appropriate permit before you begin the construction/conversion process. Permits ensure that your project complies with local building codes and regulations (and also allow you count that square footage as living space when you sell the property or have it appraised). Here are ADU regulations for King County, or check with your local city/county.

Code Compliance: Building codes aren’t just red tape for the sake of red tape; they exist to make sure that all buildings are safe. Whether you’re building the structures on your property yourself or hiring a professional to do the job, familiarize yourself with your local codes and regulations. In the city of Seattle, HB 1337 allows homeowners to build at least two 1,000 sq. ft. ADUs per lot (whether attached or detached). Contact your local zoning department or building authority to learn more.

Applying for a Permit: The permit application process varies by location. Typically, you’re required to submit detailed plans for your project with documents that outline its scope, size, etc. Whether you submit architectural drawings, engineering plans, or some other form of detailed blueprint, be prepared for a thorough review on behalf of your local authority to make sure your project complies with the rules.

Whatever project you have in mind—whether converting existing structures or building new ones—it’s important to become well-versed in the permits and regulations that will allow you to get it approved hassle-free. Consult with local authorities to get the full picture of what’s required from you. Once you’ve checked all the boxes, you’ll be well on your way to maximizing the value of your property.

Curious what your return on investment might be when it’s time to sell? Contact me for a Comparative Market Analysis. I can also put you in touch with a property management company to estimate market rental rates in your area.

Adapted from an article that originally appeared on the Windermere blog September 6, 2023.

Tips, Trends & Living • August 20, 2025

7 Common Scams to Avoid

by Windermere MI

Whether through email, text, malicious websites, or phone, scammers are constantly trying to separate you from your money. Tactics range from a simple fake website to elaborate schemes in which people assume a false identity and convince you to wire them thousands of dollars; they may even come back for Round 2 and scam you a second time by pretending to help you recover your lost funds. Big red flags are pressure to act quickly and requests for money in the form of a wire transfer, gift card, cryptocurrency, or other untraceable payment. You should also pause if any person or company—even one you know and trust—is asking you for personally identifiable information (your bank or employer will never email you to ask you to verify your username, password, or PIN).

In real estate, we are constantly striving to protect our clients from fraudsters. We consulted both our experience and the FBI’s fraud department to bring you this list of common scams and how to avoid them…

1. Rental Scams

HOW THEY WORK:
Scammers offer a bogus rental opportunity and pressure potential renters into sending personal information and/or money for fees, deposits, or rent.

HOW TO PROTECT YOURSELF:

Beware of “too good to be true” rental offerings, particularly those with a sense of urgency and anyone not willing or able to meet in person.

Confirm that the property is actually for rent by cross-checking on multiple websites and confirming the contact info matches—don’t trust links sent to you by email or text.

Don’t give away personal information before the touring the property or in response to unexpected requests.

Tour the property in person, or have your agent or a trusted friend/family member tour it for you if you’re out of area. Note: some scammers will actually meet you at the property and may even have a code to get into the lock-box, which leads us to…

Vet the person offering the rental. If they’re emailing you, check the domain name after the @ carefully (if it’s something generic like @gmail, be extra cautious since those can be created by anyone). If it’s a service, check their reviews on the Better Business Bureau and other review sites. You can also ask for a business card; if they’re an agent, ask for their license number and check it against the state database (here is Washington’s). If you’re working with someone claiming to be the owner, check county records to ensure their name matches the owner on record.

Never pay any fees, deposits or rent via wire transfer, cryptocurrency, gift cards, or a sketchy website you don’t recognize. Use traceable methods like an ACH transfer through your bank, or a debit/credit card…after you’ve vetted the person and the listing.

2. Business & Investment Fraud

HOW IT WORKS:

Advance fee schemes convince victims to invest money up front for a future, larger return that never comes.

“Nigerian Prince” letter schemes promise you a cut of some huge sum of money in exchange for helping someone illegally transfer it out of their home country.

Ponzi schemes collect money for a bogus investment, and then use incoming money from new investors to pay previous investors until the whole thing collapses.

Pyramid schemes operate like a hierarchy where you send money to people above you and are promised huge returns by bringing in new investors below you. People at the bottom lose…and the whole setup is illegal.

Telemarketing fraud schemes coerce money from you over the phone by claiming you won a prize, convincing you you’re in legal trouble, and any number of other imaginative claims.

Cryptocurrency investment fraud involves scammers manipulating victims into depositing fake “investments” via cryptocurrency; in the end, they lose all of the money they invested to the criminals.

HOW TO PROTECT YOURSELF:

If it sounds too good to be true, it probably is. There is no such thing as a guaranteed return, and you should be wary of anyone promising you’ll get rich quick.

Never rush into an investment opportunity. Pressure to invest now and “get in the ground floor” is a red flag that you’re probably being scammed, especially if they ask you not to tell anyone about it.

Never invest on the advice of someone you meet solely online. This includes strangers and people claiming to be long-lost contacts on social media.

If you believe you’ve been victimized, don’t pay additional fees/taxes to access your money. This is part of the scam, as well as any service that claims it can help you recover your lost funds.

3. Home Purchase Wire Fraud

HOW IT WORKS:
You receive a message that looks like it’s from a trusted sender, giving you instructions on wiring money for making a payment during the home buying process. The money goes straight into the fraudsters’ account.

HOW TO PROTECT YOURSELF:

Pre-plan the closing process, discussing payment options with your lender. Call them directly and ask specifically about instructions for wiring funds (don’t ask for this over email since scammers usually operate by compromising the email address of one the parties).

Record contact information for trusted people involved in your purchase process, including your agent, lender, title company, and attorney. If someone new reaches out, confirm their identity by speaking directly with one of your trusted contacts.

Call a known number to confirm wiring instructions before sending any transaction through. Talk to one of your trusted contacts and ask them to repeat the wiring information to confirm it’s legit. Call again after the transfer to ensure that funds were received.

Watch for red flags like someone saying that you previously sent funds incorrectly, that they were never received, that there are new instructions for payment, or that there has been a last-minute change to the closing process. Call a trusted contact immediately.

Read our full article on wire fraud.

4. Timeshare Fraud

HOW IT WORKS:
Fraudsters claim to help timeshare owners exit, rent, or invest their timeshares with upfront taxes or fees required (which the scammer pockets). Once the victim realizes they have been scammed, the fraudsters may re-approach them posing as lawyers, police, or government officials claiming they can help recover the lost money—again, requesting upfront fees. Some may even threaten the victim with prison time if they don’t pay up.

HOW TO PROTECT YOURSELF:

Stop communicating with anyone who requests cash upfront for something related to your timeshare. This is true no matter which institution they appear to be with or what contracts, letters or bank account documentation they may provide (criminals do their homework and sometimes create fraudulent documents).

Don’t send legal documents via email. Never sign, notarize, or send any power-of-attorney or other document.

If you’ve been scammed, stop sending money, file a report with the FBI’s Internet Crime Complaint Center (IC3) and only work with them. Do not communicate with anyone who claims to be a government official reaching out about a settlement, threatening to arrest or prosecute you if money isn’t paid, or threatening to subpoena you.

5. Fraudulent Charity Scams

HOW THEY WORK:
Criminals exploit tragedies, natural disasters, or political events to seek donations for fake charities.

HOW TO PROTECT YOURSELF:

Give to trusted charities/groups by manually typing out the web address. Don’t click on links or open attachments to donate. Look out for organizations with copycat names trying to impersonate reputable organizations.

Vet charities before you give by using a site like the BBB Wise Giving Alliance, Charity Watch, or Charity Navigator. You can also search the charity’s name plus “complaint,” or “scam.”

Give using a check or credit card. Avoid any request to donate via cash, gift card, virtual currency, or wire transfer—it’s probably a scam.

6. Elder Fraud Schemes

HOW IT WORKS:

Romance scams involve scammers who use the illusion of a relationship to manipulate and steal from the victim.

Tech support scams allow criminals to gain access to victims’ devices and sensitive info by posing as support reps and offering to fix non-existent computer issues.

Grandparent scams involve criminals impersonating relatives in urgent financial need to extort money from victims.

Home repair scammers charge homeowners in advance for home improvement services that never happen.

Sweepstakes/lottery scams convince the victim they have won a large prize that they can collect for an upfront “fee.”

Government impersonation scams extort money from targets by frightening them into believing they must provide funds or payments to avoid arrest or prosecution.

HOW TO PROTECT YOURSELF & YOUR FAMILY MEMBERS:

Never send money, gift cards, or valuables to anyone you have only communicated with online or by phone. In addition, never send sensitive financial information or inappropriate photos that could later be used to extort money from you.

Create a shared verbal password that only you and your loved ones know.

Be wary of unsolicited calls, mailings, and door-to-door service offers. Vet any contractors before you hire them (especially anyone requesting payment before work is performed). Be aware that legitimate tech support services will never reach out to say something is wrong with your computer.

Resist the pressure to act quickly. Scammers use urgency and fear to coerce victims into immediate action.

7. Spoofing & Phishing

HOW IT WORKS:

Spoofing is when someone impersonates a trusted person or company by disguising their email address, name, number, or website.

Phishing schemes typically use spoofing to get you to think you’re on a legitimate site, then obtain your password, credit card number, banking PIN, or other sensitive info by making you think you need to update or verify your personal information.

Variations include Vishing (same thing but over phone or VM), Smishing (phishing via SMS text message) and Pharming (your computer is infiltrated with malicious code that redirects you to fake websites).

HOW TO PROTECT YOURSELF:

Don’t trust any company reaching out to you for your username and password—they don’t do that. Even if it’s a company you know and use, avoid clicking on any links and instead call the company directly using their official phone number to confirm if the request actually came from them.

Pay careful attention to spelling in email addresses and websites. Spoofers often use email addresses or web addresses that may be just one letter off from the genuine ones.

Set up two-factor authentication for all of your password-protected accounts. This adds an extra layer of security that can protect you even if a phisher obtains your username and password.

You can find information on more scams and how to avoid them on the FBI’s website. When in doubt if something is legit, stop communications and call the company directly or consult a trusted advisor like your attorney, family members, or real estate agent. If you feel you’ve been the victim of the scam, contact police directly and/or report it to ic3.gov, the FBI’s Internet Crime Complaint Center (IC3). Do not engage with anyone who reaches out to you claiming they can help you recover your lost funds.

Sources:
https://www.fbi.gov/how-we-can-help-you/scams-and-safety/common-frauds-and-scams
https://consumer.ftc.gov/features/donating-safely-and-avoiding-scams#research
https://www.windermere.com/blog/what-is-wire-fraud-and-how-to-avoid-it