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How’s the Market? Q3 2026 Review of Seattle Area Real Estate
Summer is seasonally slumpy in the Greater Seattle area. There are so many distractions! Looking back at our Summer Slump this year, however, we believe it could be a sign of things to come. With new listings up year over year, sales cooling, and more than 3 months worth of listing inventory (4+ months on the Eastside), we may be nearing the first true buyer’s market we’ve seen since September of 2011.
Prices dipped or remained flat in most areas, although a few neighborhoods saw a year-over-year boost. About half of Seattle homes and 1/3 of Eastside homes sold within their first 10 days on the market. While exceptionally desirable properties still drew bidding wars, the vast majority of homes sold at or below their listed prices.
The stats are sobering, but our situation is so much different now than in 2011. The main difference: homeowners have equity to tap into in most cases. Nationally, over 41% of homeowners have more than 50% equity in their homes. In 2011 we were plagued by short sales and foreclosures, which is simply not the case today. While interest rates have hit their highest levels since 2000, it is still a great time to move, especially if you’re considering a trade up. Remember, inventory hasn’t been this plentiful in 15 (fifteen!) years. If you’re feeling like you’ve outgrown your house or your house has outgrown you, a skilled agent can help you with an analysis to decide if it’s your time to take advantage of this buyer’s market.
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
The core Seattle neighborhoods seem to still be attracting attention (and gains); Queen Anne/Magnolia saw a 9% dip in volume but an 8% gain in median price, from $1,299,000 to $1,399,000. Shoreline saw a 9% dip in price while sales volume stayed steady at -2%.
All in all, residential real estate in the city remained relatively flat, seeing a 3% drop from Q3 2025. It will be interesting to see what the quarters to come will hold. In true Seattle fashion, the booms aren’t as big and the dips are easier to fare.
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
It is clear that the ultra-high end has had the largest correction; West Bellevue is down 15% year over year and 22% since the peak in Q4 2025. Mercer Island is flat year over year, but the disparity between median active price ($3.3m) and median sold price ($2.4m) tells us that there is a glut of high-end inventory.
The bright spot for sellers is East Bellevue, posting a 4% year-over-year gain at a median price of $1,610,000. With all of this, 36% of homes still sold above the list price, a sure sign that some home sellers are taking their savvy agents’ advice on positioning.
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
If you can “nail” price and presentation, you have a 55% chance of selling in the first 10 days on the market and being like the 43% of homes that sold for at or above list price during Q3. If you’re on First Hill, in Mercer Island Estates or the Lakes, odds are you’re in this group; 100% of those homes sold in the first 10 days. Location, Location, Location! Though, if you don’t get it right the first time (like 57% of the market) you could be facing a pool of buyers who expect a larger discount than we’ve seen in recent years.
New listings are up year over year on the Island by 17%, making this a good time to trade up if you’ve been considering an upgrade. There are 18 active waterfront properties and with only 3 sales in Q3 (typically waterfront season) that translates to 18 months of waterfront inventory. I can’t remember a better time to snag a piece of coastline!
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
Year-over-year Seattle condo prices slipped 2.7%, which is the slimmest margin we’ve seen in a while. There is a large disparity across the region with Lake Forest Park seeing a 27% gain in median price compared to an 18% decline for Downtown condos. The velocity doesn’t seem to be affected with 22% of listings selling in the first 10 days and an average of 39% of all homes selling above asking price. Our home shoppers are savvy and willing to jump for something special.
On the Eastside there is slightly more volatility. Sales are down a total of 26%, meaning only 409 lucky home sellers were able to hand over their keys in Q3. When you consider that there were 1,109 new listings, that number is tough to swallow. Those home shoppers got great deals as the median price was down 12% year-over-year. Nowhere was this more true than on Mercer Island with a 23% dip in median price (though with only 14 of those 409 sales, that dip may just be a temporary product shift).
The stats are sobering, but somewhat encouraging, especially if you are thinking about stepping onto the first rung of the property ladder. Condos are an incredible value and prices have to be hitting the bottom. While some homeowners have equity, we’re often seeing prices go back to 2017 and 2018 levels. There are 25 condos in King County listed as short sales. The bargains are out there just waiting to be snapped up!
Check out area-by-area details in the full condo report.
WATERFRONT
Seattle and Lake Sammamish led the pack in Q3 with 12 waterfront home sales each. Both beat last year’s numbers, with Seattle up from 10 and Lake Sammamish up from 9 in Q3 2025. On the other hand, the Eastside slowed to 7 sales from 11 a year ago. Mercer Island also saw a slowdown with just 3 waterfront sales compared to 6 in Q3 of last year.
In spite of its lower volume of sales, Mercer Island can still boast the highest price: $28 million for a custom estate clocking in at nearly 10,000 sq. ft. with over an acre of grounds and 109 feet of prime low-bank waterfront. At the opposite end, a 1929 fixer on the south end of Lake Sammamish sold off-market at a steal (and below its assessed value) for just $1,000,000.
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
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 Anni Zilz; and Andrew Webb, Clarity NW Photography.
Eastside report cover photo courtesy of Mike Ferreri; and Kell Morrissey, Clarity NW Photography.
Mercer Island report cover photo courtesy of Laurie Givan; and Matthew Gallant, Clarity NW Photography.
Condo report cover photo courtesy of Luke Bartlett; and Matthew Gallant, Clarity NW Photography.
How to Prevent and Deal with Mold
Mold is one of those words that immediately strikes fear into the heart of any homeowner, seller, or buyer…but read this before you panic. Many issues can be treated more easily than you think, and acting quickly will save you from damage and future health problems. Mold issues can also be prevented altogether with a little awareness and diligence. Here is the scoop on the m-word and how to deal with it.
What is Mold?
Molds are microscopic organisms that are found virtually everywhere indoors and outdoors. There are thousands of different kinds of mold. Their natural function is to help break down dead materials such as stumps and leaves so the nutrients can be used by the environment. For molds to grow, they need two things: an organic food source—such as leaves, wood, paper, or dirt—and moisture. Mold is prolific here in the Pacific Northwest but, contrary to what some people think, it’s not a geographic problem—mold can occur anywhere, no matter where you live.
Mold Causes Damage
Mother Nature uses mold to decompose plant material. Unfortunately, when present indoors, it can be equally destructive. Mold growth can damage furnishings, such as carpets, couches, and cabinets. If it goes undetected or neglected, it can also cause serious damage to walls and structural elements in your home.
Mold is present everywhere in very small amounts, and most people tolerate exposure with no adverse effects. If allowed to spread, however, it may cause problems. As molds grow, they release thousands of tiny spores that travel through the air. When inhaled in large enough amounts, these spores may increase the risk of adverse health effects in some people, particularly respiratory problems. A less-common strain of mold called “black mold” can be particularly troublesome to those who are especially sensitive. Here is a good resource for further reading on mold in homes.
Common Causes of Mold Growth in Homes
No matter your local climate, your home is vulnerable to mold. There are many sources of mold problems, from faulty air conditioners to poorly positioned sprinkler systems. Here are the most common sources of mold inside the home:
- Flooding
- Leaky roofs or damaged gutters
- Heating or cooling system problems
- Poor drainage next to foundation
- Plumbing leaks from toilets, refrigerators, and dishwashers
- Damp basement or crawl space
- Leaking windows or doors
- Steam from shower or cooking
- Indoor exhaust from dryer
- Inadequate home ventilation
Detecting Mold in Your Home
If you can see or smell mold inside your home, it’s time to act. Any area that has sustained past or ongoing water damage should be thoroughly inspected—you may find hidden mold growth in water-damaged walls, floors, or ceilings. Walls and floors that are warping or discolored can also indicate moisture problems, as can condensation on windows or walls.
Your first step will be to determine whether the mold is due to an actual water leak or high humidity in the air. If the mold is appearing behind furniture, in wall corners, or on furnishings, it’s likely due to humidity. Condensation appearing on modern double-pane vinyl windows is another sign that your home’s humidity might be too high. Here are some tips on how to control moisture in your home.
How to Prevent Mold in Your Home
Since mold is always present, there’s no way to eliminate it completely. You can control indoor mold growth, however, by controlling moisture.
- Remove the source of moisture by fixing any leaks or other water problems.
- Make sure your bathroom fans and dryers are properly vented to the outside. Always use the exhaust fan when cooking or showering. You can also replace the bathroom fan with a constant flow unit for additional ventilation; Environix, the company we use for mold remediation, recommends these models that run quietly.
- Use a dehumidifier to reduce moisture levels in the air (your goal is below 60% relative humidity).
- Make sure your AC system is well maintained and is the correct size for your home. A faulty AC system can cool the air without removing the water vapor, creating high humidity.
- Insulate your home well to prevent indoor condensation.
- Have your heating, ventilation, and cooling systems professionally cleaned annually. Air-duct systems can easily become contaminated with mold.
- Regularly clean moist areas such as the bathroom with products that treat mildew.
- Dry clean your carpets (as opposed to wet cleaning them).
- Avoid carpeting bathrooms and basements.
- Clean any moldy surfaces as soon as you notice them.
How to Deal with Mold in Your Home
Mold can be a manageable problem. If you have a mold problem that is isolated to a small area—less than a square yard or so—you can try to resolve it yourself. However, if your mold problem is severe or if you have extensive water damage, it’s best to call a professional contractor who specializes in mold removal (Environix is the local Puget Sound area company that we use and prefer).
Porous items that are hard to clean, such as carpet and drapes, should be discarded. Moldy drywall and ceiling tiles can be removed and replaced. Hard, nonabsorbent surfaces such as glass, plastic and metal should be thoroughly cleaned with soap and water and allowed to dry completely. For solid items that are semi-porous, such as floors, cabinets, and wood furniture, scrub with an ammonia-free cleaner and hot water to remove the mold. Rinse with water and dry thoroughly. After cleaning, apply a mildewcide to kill mold and spores.
When cleaning mold, remember to wear gloves, a mask, and eye protection, and work in a well-ventilated area. Never mix cleaner containing bleach and ammonia; this can result in the release of a toxic gas. And be sure to throw away any sponges or rags that you use for cleaning.
Adapted from an article that originally appeared on the Windermere Blog
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.
Our Favorite Local Pumpkin Patches for 2026
Grab your flannel…fall is coming in for a landing, and pumpkin patches around the Sound are getting ready to throw open their gates! From peaceful roadside farms to full-blown autumn playgrounds with corn mazes, zip lines, and activities galore, here are our favorite local haunts where you can soak up the season. Most run every weekend through October (a few start this weekend!), and several are happy to have your leashed pup tag along. Bonus: after dark, some of the farms and corn mazes become haunted…or overrun by zombies with paintball guns. Scroll down for the lowdown on each patch!
Eastside | North of Seattle | South of Seattle
Eastside
Fletcher Farm
Leashed dogs encouraged! Scavenger hunt, farm animal zoo, storybook trail, mini-golf, photo stations, and junior corn maze for the little ones.
Open Sat & Sun, 11a-6p | 9/26-10/31
18712 SE May Valley Road | Issaquah
fletcherfarmevents@gmail.com
fletcherfarmissaquah.com
JB Pumpkin Farm & Puzzle Patch
Snap beautiful photos in the Sunflower Walk, get lost in the giant corn maze, or choose from a colorful variety of pumpkins & gourds. Bring your pet!
Open Thurs, 2-7p & Fri-Sun, 9a-7p | 9/19-10-31
14063 NE 145th Street | Woodinville
(425) 380-1515
jbfamilygrowers.com
Jubilee Farm
Weekend hay rides, food trucks, animals, barn store, & hot apple cider.
Sat & Sun, 10a-5p | Every weekend in October
(Basic u-pick also open M-F, 10am-5pm)
229 W Snoqualmie River Rd NE | Carnation
jubileefarm@hotmail.com
jubileefarm.org
McMurtrey Farm
Wagon rides, a corn field hunt, photo boards, duck races, games, kettle corn, face painting, and more. Leashed pets welcome!
Open Wed-Sun, 10a-6p | 9/23-10/31
13925 Redmond-Woodinville Rd. NE | Redmond
(425) 482-6795
mcmurtreyfarm.com/pumpkin-patch
Novelty Hill Farm
Dog-friendly! Corn maze, farm critters, trike track, hay mow, & picnic/fire pit rentals.
Open Fridays, 3-6p & Sat/Sun, 10a-5p | 10/2-10/31
(Self-serve pumpkin patch & corn maze also open daily)
26617 NE 124th Street | Duvall
(425) 788-2416
noveltyhillfarm.com
Oxbow Farm & Conservation Center
Apple trebuchet competition, food, hay house, clue hunt, hay rides, mini pumpkin painting, living playground, & more.
10/17, 10/18, 10/24, & 10/25 | 10a-4p
10819 Carnation-Duvall Rd. NE | Carnation
(425) 788-1134
oxbow.org/oxtober
Remlinger Farms
25 rides & attractions for children (including a train, carousel, & mini roller-coaster!), pony rides, arcade, corn maze, apple cannon, cafe, & brewery with 20 choices on tap.
Open Fri, Sat & Sun, 10a-6p | 9/26-11/1
(Quieter self-guided tours by reservation on Thursdays, Oct 1, 8, 15, 22 & 29, 10a-3p)
32610 NE 32nd Street | Carnation, WA
(425) 333-4135
remlingerfarms.com
North of Seattle
Bob’s Corn & Pumpkin Farm
12-acre corn maze, 2 kids’ mazes, play barn, hay rides, trike track, & apple cannon. Fire pit rentals for private groups, too!
Open Daily, 10a-7p (Last entry @5p) | 9/19-11/1
Night Maze: Fridays & Saturdays, 5:30-11p (Last entry @9:30p)
10917 Elliott Road | Snohomish
(360) 668-2506
bobscorn.com/fall-activities
Carleton Farm
Corn maze, play area, jump pad, paintball shooting gallery, apple cannons, hay rides, & kids’ bucket train.
Full Activities on Saturdays, 10a-6p & Sun, 10a-5p | Weekends in October
630 Sunnyside Blvd SE | Lake Stevens, WA
(425) 343-4963
carletonfarm.com
Craven Farm
15-acre corn maze, kids maze, jump pad, farm animals, mini golf, cow train, foosball, apple cannon, espresso, cider donuts, & paintball gallery. Fire pit rentals, and special dog-friendly days, too! New this year: a Hay-ground play area.
Open Wed-Sun, 10a-6p | 9/19-11/1
13817 Short School Road | Snohomish
hello@cravenfarm.com
cravenfarm.com/fall-festival
Fairbank Animal & Pumpkin Farm
Lots of baby animals, corn “maize maze,” tiny tot hay tunnel, toy duck races, photo boards, & veggie garden.
Open 10a-5p | Every weekend in October
15308 52nd Ave W | Edmonds
(425) 743-3694
fairbankfarm.com
Stocker Farms
30+ attractions including a mega slide, giant jumping pillow, tire mountain, epic play area, zip line, corn maze, pumpkin cannon, & more. The farm’s evil twin, Stalker Farms, comes out at night.
Open Weekends 9/19-20 & 9/26-27, then Daily 10/1-10/31 | 10a-6p (Last entry @5p)
8705 Marsh Rd | Snohomish
(360) 568-7391
stockerfarms.com
Swans Trail Farms
Washington State corn maze, kids corn maze, petting farm, wagon rides, big slides, zip lines, u-pick apple orchard & live duck races.
Open Daily 10a-6p | 9/12-10/31
“Great Harvest Glow” on weekends from 5-9:30p (Fri-Sun in Sept, Thurs-Sun in Oct)
7301 Rivershore Rd | Snohomish
(425) 330-3084
swanstrailfarms.com
Thomas Family Farm
Turn pumpkin picking into an epic event with mini golf, inflatables, kids paintball, a fun park, apple cannon, gem mining, fire pit rentals, food galore, and the new “Super Mega Tube Slide”—in addition to 149 different varieties of pumpkins. Those looking to get spooked should check out their nighttime activities, too (hint: there are zombies).
Open Fri, 11a-6p & Sat-Sun, 10a-6p | Every Weekend in October
9010 Marsh Rd | Snohomish
(360) 568-6945
thomasfamilyfarm.com
South of Seattle
Carpinito Brothers Corn Maze & Pumpkin Patch
Rubber duck races, hay slides, corn pit, farm animals, hay maze, & corn maze. New this year: a Giant Pumpkin Weigh-Off on Sun, Oct 4.
Open Daily 9a-6p (or until dusk) | 9/25-10/31
Pumpkin Patch: 27508 W Valley Hwy N | Kent
Farm Fun Yard: 6720 S 277th St | Kent
(253) 854-5692
carpinito.com
Knutson Farms
Don’t miss the 7:30 fireworks shows on Oct. 10th, 17th, & 24th. Corn & hay mazes, petting zoo, cow train, sandboxes, apple cannon, jump pads, & pumpkin bowling, too.
Open Daily 10a-6p (8pm on Fireworks Nights) | 10/3-10/31
16406 78th St East | Sumner
(253) 863-5107
knutsonfarmsinc.com/the-patch
Maris Farms
Racing pigs & ducks, mega slide, corn maze, jump pillow, animals, zip lines, rides, plus the creepy “Haunted Woods” complete with zombies and homicidal maniacs. New this year: fire pit rentals and a daylight “no scares” walk through the Haunted Woods.
Fri & Sat, 10a-10p; Sun, 10a-7p | 9/26-10/31
Last admission is 2 hours before closing. Also open 1-7p on select weekdays. Check here for dates.
25001 Sumner-Buckley Highway | Buckley
(253) 264-5400
marisfarms.com
Mosby Farms
Dog-friendly! Corn maze and fresh farm market.
Open Daily 10a-5:30p | 10/1-10/30
3104 SE Auburn-Black Diamond Rd | Auburn
(253) 939-7666
mosbyfarm.com/pumpkinpatch
Spooner Farms
Corn maze, pumpkin sling shot, speedway, farm animals, caramel apples, & roasted corn.
Open Daily 9a-6p | 9/27-10/31
9710 State Route 162 East | Puyallup
(253) 840-2059
spoonerberries.com
Thomasson Family Farm
Corn maze, wagon rides, play barn, farm animals, duck races, slides, trike track, and games. On weekends there’s also laser tag, an apple slingshot, mega slide, and zip line.
Open Daily 9:30a-5:30p | 9/26-10/30
38223 236th Avenue SE | Enumclaw
contactus@thomassonfamilyfarm.com
thomassonfarm.com
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.
What is a Buyer Agency Agreement and Why Does it Matter?
In today’s evolving real estate landscape, one of the biggest changes buyers will encounter is the relatively new requirement to sign a Buyer Agency Agreement. While this added step may sound formal, it’s actually designed to make the home-buying process more transparent, secure, and ultimately more beneficial for everyone involved.
What is a Buyer Agency Agreement?
At its core, a Buyer Agency Agreement is a written contract between you and your real estate agent. It outlines your working relationship, defining the agent’s responsibilities, the services they’ll provide, the duration of your partnership, and how their compensation will be handled. Think of it as the roadmap for your home-buying journey, ensuring everyone starts on the same page, with mutual understanding and trust.
Starting in mid-2024, the National Association of REALTORS® (NAR) began requiring agents to have a signed buyer agency agreement before showing homes to clients. This change stems from a nationwide settlement designed to bring greater transparency and accountability to real estate transactions by ensuring all agent-buyer relationships are clearly defined in writing. In some markets, this requirement isn’t new; states like Washington, Idaho, and Utah have long recognized the importance of formalizing this relationship. But for many buyers, this will be their first time signing such an agreement, and understanding its purpose can make all the difference.
So, why does it matter?
Transparency and Trust
This agreement ensures clarity around both compensation and representation. It spells out how your agent is paid—whether by the seller, by the buyer, or by both—so there are no surprises later. With these details defined upfront, you can move forward with confidence, knowing your agent’s focus is squarely on your best interests.
Defined Roles and Responsibilities
A Buyer Agency Agreement clearly outlines what your agent will do for you: from helping you navigate listings and compare neighborhoods to guiding you through offers, inspections, and closing. It also defines your responsibilities as a buyer, such as communicating openly and working exclusively with your chosen agent throughout the duration of the agreement. Together, these expectations create a smoother, more collaborative experience.
Protection and Professionalism
Buying a home is one of life’s biggest investments, and having a written agreement in place protects both you and your agent by setting clear parameters for your working relationship. It ensures your agent is committed to advocating for your needs, maintaining confidentiality, and acting in your best interest throughout the process.
While some may see the Buyer Agency Agreement as an extra step, it’s really a safeguard, one that reinforces the professionalism and dedication that define Windermere Real Estate agents. It turns a handshake of trust into a documented commitment, empowering buyers to make confident, informed decisions at every stage of the journey.
Connect with me today to learn more about how I can help you navigate your home search with confidence.
This article originally appeared on the Windermere Blog
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.
How Long do Appliances and Household Fixtures Last?
Every home is made up of dozens of moving parts, and none of them last forever. From appliances and flooring to roofing and siding, every component has a general life expectancy. Knowing how long these items typically last can help homeowners plan for repairs, budget for future updates, and make informed decisions when buying or selling a home.
We’re all familiar with the cliché: They just don’t build things like they used to. And while this may be true when it comes to brick siding or slate roofing, lifespans of other household components have increased in recent years. The following guide outlines the average life expectancy of common household components, based on data from the National Association of Home Builders (NAHB) along with industry estimates.
Appliances:
Among all household components, appliances tend to have the shortest lifespan because they experience daily wear and tear. Advances in technology have improved efficiency, but modern appliances also include more electronic parts, which can lead to repairs or replacement sooner than older models. Proper maintenance can help extend the life of most appliances, but these averages provide a general guideline for planning ahead.
Signs It May Be Time to Replace an Appliance
Even if an appliance hasn’t reached the end of its expected lifespan, certain warning signs may mean replacement is the better option. Frequent repairs, rising energy bills, inconsistent performance, or unusual noises can all indicate that a system is wearing out.
Kitchen & Bath:
Kitchens and bathrooms see constant use, so fixtures and finishes in these spaces often wear out faster than other parts of the home. When choosing your countertops, sinks, and faucets, it helps to consider both style and durability. Some natural materials can last a lifetime, while others may need updating after a couple of decades depending on use and maintenance.
Flooring:
Flooring plays a major role in both the look and function of a home, but different materials have very different lifespans. High-traffic areas will naturally wear faster, while proper care and refinishing can extend the life of many surfaces. If you’re looking for longevity, wood floors are the way to go. Certain rooms in your home will be better suited for carpeting, but you can expect they’ll need replacing within a decade.
Siding & Roofing:
When choosing roofing and siding for your home, climate and maintenance level factor into the life expectancy of the material. However, brick siding and slate roofing are known to be dependable for decades.
Windows:
How long your windows last will vary based on moisture/wind/sun exposure and maintenance, but below is what you can expect based on material type. Wood windows also require periodic sealing/painting upkeep during their lifespan.
Are extended warranties warranted?
Extended warranties, also known as service contracts or service agreements, are sold for all types of household items from appliances to electronics. They cover service calls and repairs for a specified time beyond the manufacturer’s standard warranty.
You will have to consider whether the cost is worth it to you. For some, it brings a much-needed peace of mind when making such a large purchase. Also consider if the cost outweighs the value of the item. In some cases, it may be less expensive to replace a broken appliance than to pay for insurance or a warranty.
Staying informed about the lifespan of your home’s appliances and systems can make homeownership more manageable and help you plan ahead with confidence. If you’re thinking about buying, selling, or making updates to your home, I can help you understand which improvements matter most in today’s market.
Adapted from an article that originally appeared on the Windermere Blog
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.
2026-2027 Football Schedules, Recipes, & Tips
Football fans, preseason is coming soon! Are you ready to party like a champ? The separation is in the preparation, so scroll down for printable pro + college schedules, tailgating hacks (including how to pack the perfect cooler!), and favorite gameday recipes.
Keep everyone entertained—even during commercials—with our printable football bingo sheets. You can also find fun printables for kids at https://www.seahawks.com/junior-12s/ including a downloadable maze, I Spy game, word search, coloring pages, and more.
Need to brush up on your sports lingo? Check out Wikipedia’s handy football glossary. You’ll be able to say impressive things like, “Are they running a 3-4 defense?” and “It’s not intentional grounding outside the pocket if the ball passes the line of scrimmage.”
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.
How’s the Market? Q2 2026 Review of Seattle Area Real Estate
The real estate market stayed relatively flat in the second quarter with Seattle’s year-over-year numbers holding steady and the Eastside seeing a little more of a lag. Median sales prices dipped slightly in most areas as the supply of available listings increased, but many homes still sold in the first 10 days and at or above their listed prices. The market is fairly balanced for both home buyers and sellers.
This stability feels really comforting in a market full of questions: Will my home sell? How will home shoppers respond to the price? Will they like the color of the countertops we chose? The “X Factor” for coming out on top is (and always has been) having an agent who knows the numbers…trust their spidey-senses on pricing and home prep.
For buyers, now is a prime time to dive into the market…especially if you detest the risk, bidding wars, and lack of good options we’ve seen in recent years. A word of advice to home shoppers: don’t sleep on the one that looks too good to be true. It is, and other people know it, too. Be aggressive if you want to sleep in it one day.
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
New listings hit a record high of 3,427 last quarter (or at least the 6 year high) up 0.4% YOY and sales tracked very closely behind, down just 0.6% from 2,027 in Q2 2025 to 2,014 in Q2 2026. Median home prices responded by ticking down the tiniest bit, 2% or $20,000, encouraging despite the loss.
There are several bright spots on the Westside. The area South of Seattle posted a 20% gain in total sales along with a 1% rise in median price and was promptly shown up by Lake Forest Park at a 29% increase in sales also with a 1% median price lift. Capitol Hill showed the largest gain in median price at 5% (a $55,000 boost YOY). It’s nice to have a few neighborhoods to “shout out” in a YOY landscape that is relatively flat. In this case that is flat read: stable and predictable. A reprieve from the world around us.
59% of homes sold in the first 10 days and a whopping 67% of homes sold at or above list price. It’s still a good time to make a move!
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
New listings hit a record high of 3,452 last quarter (or at least the 6 year high) and it appears that home shoppers were excited by the new inventory! 1,528 sales posted in Q2 of 2026. Even with this great news we are still living in a “feast or famine” era. With 3.7 months of Eastside inventory, again the highest we’ve seen in more than 6 years, it’s encouraging to see that 22% of homes sold with multiple offers. This lends statistical proof to what your agent has always told you: well prepared, strategically priced, “good” homes will be exciting in any market.
The median home price is down across the board, which makes sense given that sales are down 7% YOY and new listings are up YOY from 3,145 to 3,452 (10%). Mercer Island shows the lowest “dip” at a rounding error 1% drop in median price, while the area South of I-90 saw a 16% adjustment in the median dropping from $1,850,000 to $1,560,000.
If you’re thinking about “throwing your house in the ring,” it’s a coin toss: 51% of homes sold for at or above list and 52% of homes sold in the first 10 days. Proper pricing and preparation are key to beating those odds.
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
It appears that homeowners went into Q2 bullish on pricing and home shoppers did not share that value outlook; evidenced by the fact that 59% of homes sold for below asking price on Mercer Island. The median price is down during spring market for the second time in as many years, falling only 1% compared to 3% from 2024 to 2025. Moderate but still a sign that home prices are at their peak.
New listings are down 14% YOY and sales are down 10%. Even though this appears negative, we’re encouraged because of the relationship between these numbers. If new listings were up and sales were down or if sales were down less than new listings these would predict a worse outcome. You have to find a silver lining in a flat market.
With only 2 condo sales in Q2, the only conclusions we can really draw are 2 bedroom condos are the most popular product. There were 12 new listings and 9 listings at the end of the quarter which means at least one homeowner gave up. There are currently 12.9 months of condo inventory. With such little product it will only take a few sales in Q3 to drastically shift the market.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
The median price for Seattle condos dropped 7%, or $40,000, YOY. When you dig into the numbers this seems to be coming mostly from a 28% dip in North Seattle, which may just be from an easing in new construction condo-ized DADU listings. Across the rest of the landscape numbers are relatively flat and South Seattle posted a 9% gain!
On the Eastside there was an 11% dip in median prices led equally by Redmond, Woodinville and West Bellevue (all around 25% dips). These were balanced by more modest adjustments across the rest of the area with Mercer Island posting a 1% gain.
There is good news: 30% of condos sold in the first 10 days and 49% sold at or above list price across the region. This isn’t weighted in one direction, with relatively similar numbers posted both on the Eastside and in Seattle.
Check out area-by-area details in the full condo report.
WATERFRONT
Seattle and the Eastside both had a whopping 14 waterfront home sales in Q2, up significantly compared to Q2 of last year. Mercer Island also saw a year-over-year boost in sales from 4 to 6, while Lake Sammamish had a quieter quarter with just 5 sales compared to 13 in Q2 of 2025.
Hunts Point took the cake for highest sale with a 4.3-acre estate on over 300 feet of waterfront that went for a jaw-dropping $38 million. On the other end of the spectrum was a super cute, remodeled 1908 Rainier Beach home with 10 feet of waterfront that sold above asking price for $1,160,000.
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
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 Codi Nelson and Brad Crossen, HD Estates Photography.
Eastside report cover photo courtesy of Mike Ferreri and Kell Morrissey, Clarity NW Photography.
Mercer Island report cover photo courtesy of Petra Varney and Amaryllis Lockhart, Clarity NW Photography.
Condo report cover photo courtesy of Jake Kanev and FOCUSED Media Collective.
Homes That Earn Their Keep: Boost Your ROI with a Rental Unit
Do you have extra space in your home or on your property? You may be able to put it to work as a rental and boost your ROI! With rising interest rates and inflation putting economic pressure on homeowners, rental apartments and tiny houses can be a great way to offset those higher costs. Some homeowners are even living in the ADU unit themselves while a renter in the main unit helps pay the mortgage for the property. For seniors, the cost offset from a rental unit can be enough to allow them to age in place in their own home.
Easing regulations from Washington State’s middle housing bill (HB 1337, in addition to HB 1110) have made it easier to add an ADU, DADU, or duplex in areas that previously didn’t allow it (read our full article on permitting and regulations for ADUs). Here is the rundown on how to turn your extra spaces into profit…
THE RIGHT SPACE…
Whether you’re converting your existing property or looking to invest in something new, there are many options for creating a rent-able space. Just make sure you’re following local requirements (size, parking capacity, set-backs, etc.) set by your local city or county. ADUs require a special permit—here is a guide to permitting requirements throughout Washington State. If you’re considering adding an ADU/DADU, check out this article on the benefits, risks, and things to consider.
- ADUs (Accessory Dwelling Units), also known as in-law apartments, often take shape in converted basements, attics, or garages. They are self-contained living quarters within a larger single-family property that usually include their own kitchen/kitchenette, sleeping area, bathroom, and separate entrance.
- DADUs (Detached Accessory Dwelling Units) are ADUs that not physically connected to the main residence, sometimes referred to as tiny houses or granny cottages. They can either be constructed traditionally or installed as a prefab/modular unit. If you live in Seattle, consider using one of the 6 pre-approved ADU designs provided by the city; they speed up the permitting process from months to just weeks. You can even order pre-fab DADUs on Amazon.
- Small multi-family properties (like duplexes) have units that are typically larger, offer more privacy, and fetch higher rents than ADUs. However, they have special zoning requirements and may require special multi-family or investment financing. With the passage of Washington State House Bill 1110, they are permitted in many more areas than previously allowed.
THE RIGHT RENTAL TERM…
Once you determine the type of space you’d like to create, the next decision is whether you’ll be offering it as a long-term or short-term rental. Traditional long-term rentals with multi-month leases offer a stable income and are a great choice if your potential tenant would be working or attending school nearby. The low turnover rate also makes them relatively easy to manage apart from monthly rent collection and occasional repairs. The cons are that you have less flexibility to adjust the rent and are subject to often strict landlord-tenant laws that tend to strongly favor the tenant.
If you’re in a hot tourist area, offering your unit as a short-term rental on a platform like airbnb.com or vrbo.com can be a more lucrative option. Rental rates are typically much higher, however both rent and occupancy can vary seasonally. They also require constant management/cleaning due to their high turnover rate. Short-term rentals are subject to special licenses and restrictions, and are sometimes banned entirely by the city or your neighborhood Home Owner’s Association (HOA). Washington State also has special tax, insurance, and safety laws for short-term rentals.
No matter which type of rental you opt for, it is critical to do your homework and research requirements for licensing/permitting of rental properties in your community. From there you can delve deeper to estimate what your expenses and expected monthly rental income might be.
THE RIGHT PRICE…
Before you invest money into converting, building, or or purchasing a property with a rental unit, it is critical to compare estimated costs with the average rent for that type of unit in your area. The 2% rule in real estate investing holds that your expected monthly rent should be at least 2% of the purchase/construction price for it to be a good value. For example, if ADUs rent for $2,000/mo in your area then you should spend less than $100,000 on establishing an ADU. Here are the average ADU costs as of March 2026 according to WashingtonContrators.org:
Did you know that HB 1337 also allows homeowners to sell an ADU separately from their main property? If you’re thinking about buying or selling a property with rental space, reach out to me to discuss the pros, cons, and pricing for your unique property. You can also check out these articles on how to design your rental to feel like a home, renovating short-term rentals, and tips to give your short-term rental a competitive advantage.
Chill Out: 5 Ways to Cool Your Home
Those dog days of summer are right around the corner, with El Niño also on its way and a season that’s predicted to lean even hotter than usual. Is your home ready to beat the heat? There are more approaches to cooling than many homeowners realize, with options to fit most budgets. Taking the plunge and installing air conditioning may also add value to your home when it’s time to sell. Here are 5 ways to chill out…
1. Install an Attic Fan
A more budget-friendly alternative to air conditioning, attic fans vent out hot air as it collects below the roofline. This makes a big difference for upper level rooms or 1-level homes that would normally be exposed to that heat radiation. Even if you already have A/C, an attic fan can help cut your cooling costs…by reducing the attic temperature by 10-20 degrees, contractors estimate that they reduce strain on your A/C system by about 30%. Just make sure your ceiling insulation is up to code so that you don’t inadvertently flush out your home’s cool interior air.
Standard fans need to be hardwired into your home’s electrical system. You can also opt for solar-powered fans that operate independently and are less expensive to install…BUT they’re usually less powerful than hard-wired versions.
2. Plant Shade Trees
Strategically planting trees along the southern side of your house is one of the most affordable and eco-friendly ways to keep your house cool. Consider choosing deciduous trees that will offer shade in the summer, then lose their leaves and allow light through in wintertime. Looking for a quick fix? Washington Hawthorn is a flowering tree that thrives in our climate and grows at a moderately fast rate of 1-2 feet per year. Even faster growing varieties to consider are willows, red maples, tulip trees, and certain varieties of oak like the Northern Red and hardy Nuttall. The birds and squirrels will thank you, too!
3. Incorporate Ceiling Fans
While they don’t reduce the air temperature, the breeze produced by ceiling fans does make you feel cooler. They can also help colder air circulate in at night. Even if you if you already have air conditioning, experts estimate that using a ceiling fan can allow you to raise your thermostat by 2 degrees…this translates to a 14% reduction in air conditioning costs over the course of the cooling season. Just make sure you set the blades to run downward (counter-clockwise) to create a draft. Bonus: ceiling fans are also helpful in wintertime to circulate rising warm air throughout the room; just lower the speed and reverse blades so they’re running clockwise.
4. Add A/C to Key Rooms
Ductless mini split heat pumps have drastically increased in popularity in the past several years thanks to their efficiency and cost effectiveness. As opposed to cooling the whole house, they give you the ability to cool only the rooms you use most (and also provide heat in the wintertime). Window units or portable air conditioners can provide similar singular-room cooling for a lot less than central air. These are also good choices for homes that don’t have the ducting required for A/C. While installing multiple mini splits can be costlier than central air, their higher efficiency will save you money each month with lower cooling costs.
5. Invest in Whole House A/C
A central forced-air cooling system is the best way to keep your whole house at a consistent temperature. Unlike mini-splits and portable units that are visible and can appear unsightly to some people, a central air system allows you to keep a clean look since the main unit is hidden out of sight. If you already have existing ductwork, it’s also usually less expensive to install than multiple mini split units. All that extra cooling does add to your monthly electric bill so look for an energy-efficient model. If it’s also time to replace your heating furnace, consider an Energy Star certified ducted heat pump. If you’re a PSE customer, rebates may be also available for switching to a heat pump.
Curious to know how these cooling improvements may affect your home’s value?
I am always happy to give you my expert opinion. Reach out any time to chat.
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.
Planning Ahead: A 12-Month Guide to Buying Your First Home
Thinking about buying a home can be daunting, especially if it’s your first time. What should be an exciting milestone can feel overwhelming without a clearly defined roadmap, and diving in headfirst without a solid plan can lead to unnecessary stress, financial surprises, and missed opportunities. However, by establishing a timeline and breaking the process down into manageable steps, you can move forward with confidence and clarity.
Here is your month-by-month guide to preparing for a successful home purchase in the following year.
12 – 10 MONTHS OUT
Know Your “Why”
Understand your motivation for buying. Are you relocating, growing your household, or ready to invest in your future? Clearly defining your “why” will help shape your search criteria and influence your budget, location, and timeline.
Set Clear Goals
Start to think about what you want in your new home. Create a list of your wants versus must-haves, including location, budget, size, and style of home. These goals will act as a compass throughout your search. Be sure to include your ideal timeline and what you hope to get out of the overall experience.
Find an Agent Who Prioritizes Your Goals and Timeline
A trusted real estate agent is more than just a facilitator; they’re a guide, negotiator, and advocate. Look for someone who understands your timeline and long-term vision and is familiar with the local market. Ask them to provide a first-time buyer’s guide or checklist to help you get started. Building this relationship early allows your agent to understand your needs and preferences in advance, setting the stage for a smoother process when you’re ready to make your move.
9 – 7 MONTHS OUT
Assess Your Finances
Take a close look at your income, debt, and spending habits. Use this time to create a monthly budget that includes future mortgage payments, utilities, insurance, taxes, and home maintenance. Many experts recommend spending no more than 28% of your gross monthly income on housing costs.
Boost Your Credit
Your credit score has a significant impact on your buying power, including your mortgage rate and loan approval. Take the next few months to pay down high-interest debt, stay current on all payments, and avoid opening new credit accounts. Check your credit report for errors and work on improving your score if needed.
Start Saving
You’ll want to have enough set aside not only for a down payment, which is typically 3% to 20% of the purchase price, but also for closing costs, moving expenses, and initial home repairs or furnishings. During this time, try to avoid nonessential major purchases and think about setting up a dedicated home savings account to stay consistent.
6 – 4 MONTHS OUT
Talk to a Financial Advisor
A financial advisor can help you align your financial goals with your homebuying plans. They can offer advice on what you can realistically afford and help identify areas to strengthen your financial readiness. You can also use tools like an online mortgage calculator to get a clearer idea of what your future monthly payments might look like.
Research Homebuyer’s Courses & Guides
Take advantage of first-time homebuyer resources, guides, and online courses. The more you know earlier on, the more confident you’ll feel.
3 – 2 MONTHS OUT
Familiarize Yourself with the Market
Start browsing homes and monitoring prices in the neighborhoods you’re interested in. Learn whether your local market is currently favoring buyers or sellers and what that could mean for your strategy.
Meet with a Lender and Get Pre-Approved
Meeting with a lender and getting pre-approved can help give you a clear picture of how much you can borrow and what price range to shop within. It also shows sellers that you’re a serious buyer when the time comes to make an offer. Your realtor can recommend trusted lenders to work with and assist you through this process.
Start Your Home Search
Now that you have your list of wants and needs and know your price range, you’re ready to start searching for your dream home. Use online property research tools to filter by location, features, and price to see what’s available in the locations you like. Narrow down your top homes and start scheduling showings and comparing listings.
1 MONTH OUT
Make an Offer
Once you find “the one,” your agent will help you craft a competitive offer, negotiate terms, and guide you through contingencies.
Get a Home Inspection
If your offer is accepted, a licensed inspector will identify any issues with the property before you finalize your purchase. Depending on what comes up, this can give you leverage to negotiate repairs or price adjustments.
THE TIME HAS COME
Closing On Your New Home
You’ve made it! During closing, you’ll sign paperwork, pay final costs, and receive the keys to your new home. Your agent and lender will walk you through the final steps to ensure everything goes smoothly.
Buying a home may seem like a big leap, but with a solid 12-month plan and the right support, it can be an extremely rewarding experience. Take it one step at a time and know that I’m here to help whenever you’re ready.
This article originally appeared on the Windermere Blog
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.
