While Q3’s summertime market slowed a bit from the frenetic spring pace of Q2 (we call this the “Summer Slump”), median home values are up across the region compared to this time last year. Most homes still sold at or above their listed prices in the first 10 days on market. However, buyers had more choice with higher inventory levels AND some room to negotiate on price for those homes that stayed on the market past the 10-day mark.

What does this mean for the rest of 2024? We typically see buyer activity decrease as we head into the holidays, and of course, it’s also election season. If you’ve been considering a purchase and are of the mindset that you don’t want to compete, THIS IS YOUR MARKET! For sellers the average days on market in Q3 was 20 for Seattle and 18 for the Eastside. Which means: if your price didn’t attract a buyer in the first two weeks, it’s probably time to re-evaluate. Interest rates are better than they’ve been since mid 2022. Quality inventory is being presented to the market. If you see a great house, be prepared to move quickly. Opportunity Knocks.

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Seattle  |  Eastside  |  Mercer Island  |  Condos  |  Waterfront

SEATTLE

Lots of good news in Seattle during our post-summer glow. Prices are up year over year by 5% to $937,000. While we’re still under the peak median of $1,000,000 set in Q2 of 2022 and $970,000 from last quarter, this is so typical for Q3. We’ve seen it every year from Q2 to Q3 going back to 2018 (except in 2020 largely because the real estate market shut down completely in Q2). Buyers had lots of choice, with more inventory to end the quarter than we’ve had since Q3 of 2022. Even with these buyer bright spots we still saw 56% of homes sell in the first 10 days and 34% over the asking price.

Average price per square foot and median price were in positive territory across the board this quarter in all neighborhoods. Richmond Beach/Shoreline and Madison Park/Capitol Hill both saw larger than typical gains in $/sq.ft. (11%) and median price (10%) respectively. North Seattle appeared to be the “hottest” market around with 64% of homes selling in the first 10 days. Again, really great numbers in Seattle given that Summer Slump was in full effect.

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

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EASTSIDE

The Eastside continues to be the region’s crown jewel of real estate. Median prices are up again year over year by 8%. Most of us felt what we lovingly call the Summer Slump, and the numbers confirmed this. Prices (median) AND transactions were down 6% overall when compared against Q2 of 2024. That’s a $100,000 dip in median sales price if you missed the spring market. This is absolutely typical for the PNW and Metro King County. Seasonally our peak seasons are spring and post Labor Day/pre-holiday. This year that may be disrupted by election distractions. Time will tell if it’s a market lacking in consumer confidence or simply existential distraction.

The micro markets across the Eastside are fairly homogeneous. Among the 8 neighborhoods that we track, the median price swing was 3-11% but all in a positive direction. Total transaction volume is up 18% signaling that eventually life changes will trump a 2.5% interest rate. While homes were mostly selling in the first 10 days, multiple offers/paying over asking price were not the norm. In fact, the split between at, above, and below was relatively even.

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

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MERCER ISLAND

Fall has come for Mercer Island. The summer construction on Island Crest is done, school buses are out en force, and those filtered views that only come out in winter are starting to show. It’s time to look back fondly at the summer real estate market: prices are up YOY by 3% to $2,440,000 to end the quarter. This is likely more about trailing gains from a robust spring than it is about actual gains from Q3, given the indicators. A whopping 40% of homes sold under list price. It took 40% longer than 10 days to sell (not necessarily the same 40%) but only for about a 2% discount. This suggests that seller pricing and buyer motivation are evenly matched. There were 50 active listings at end of quarter, the most since Q2 of 2020 when real estate shut down completely.

Focusing on neighborhoods, The Lakes, Mercerwood, Mercerdale, and Mercer Island Estates saw 100% of homes sell in the first 10 days for an average of 102% of sales price. This goes to show that in any market, despite overall conditions, there will always be “hot homes.” Mid-Island had the most overall activity with 22 of the 68 sales across the Island. These occurred at $865/foot and 16 of the 22 homes sold in the first 10 days for at or above list price.

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

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CONDOS – SEATTLE & EASTSIDE

Once again, we’re rooting for the Seattle condo market as it proves to be the little engine that could! Chugging along toward modest price gains even when the rest of the market seems to be struggling a bit, Seattle condo prices have held steady for the last 6 quarters, with mostly positive change. Eastside condos hit a median price all-time high in Q2 at $709,000. We’re off of that a touch to $690,000 in Q3, to be expected after a beautiful summer. The Eastside ended the quarter with 29% more listings than this time last year and only 13% more sales. Mounting inventory tends to lead to price softening. Overall, nearly 50% of condos sold for at or above their list price!

When you compare the charts in the report, there is admittedly more positive news on the Eastside than in Seattle. Overall, we’re encouraged that despite many neighborhoods experiencing a drop in sales, average price per sq. ft. held flat and median price is up overall. On the Eastside it’s still great news all around for the market, especially in West Bellevue with 26% median sales price gains and total sales up 55%.

Friendly PSA: PLEASE remember that there is a ‘first rung’ of the property ladder. CONDOS create an affordable option to start building wealth at a younger age. It’s an important real estate product that has been overlooked. I am hopeful that enterprising young homeowners return to the condo market in droves this next real estate cycle.

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

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WATERFRONT

While a bit slower compared to last quarter, waterfront sales remained strong in Q3 with 10 on the Eastside and 8 in Seattle. Lake Sammamish moderated in summer with just 5 sales compared to the crazy 15 we saw in spring, while Mercer Island stayed fairly steady with 4 (compared to 6 in spring). The highest sale was nearly $18 million for an immense Wendell Lovett designed 6,920 sq. ft. home on 125 feet of prime “gold coast” waterfront in Medina. The most modest sale was also on the Eastside—an original 1943 cottage on 53 feet of west-facing waterfront in Kennydale.

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.

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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 2024, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Kathryn Buchanan and Brandon Larson, Clarity Northwest Photography. Mercer Island cover photo courtesy of The Sirianni Group and Clarity Northwest Photography. Condo cover photo courtesy of Julie Wilson and Bobby Erdt, Clarity Northwest Photography. Waterfront cover photo courtesy of Anni Zilz and Andrew Webb, Clarity Northwest Photography.

Median sales prices were up across the region in Q2 of 2024 compared to this time last year, with the Eastside posting the highest year-over-year appreciation. What should you know that the numbers don’t show? We’re back to a typical PNW seasonal market. Higher temps typically lead buyers to lose focus. There is still quality inventory hitting the market. If you don’t need to sell in order to buy, this summer is the perfect opportunity for you. There are some great deals out there, and this fall election season will be in full swing which will surely have an impact on all markets.

Click or scroll down to find your area report:

Seattle  |  Eastside  |  Mercer Island  |  Condos  |  Waterfront

SEATTLE

The median home price in Seattle is up 8% year over year to $970,000! We are just 3% shy of the peak median price of $1,000,000 set in Q2 of 2022. With steady growth over the last couple of quarters one might assume that we’ll hit peak prices again shortly. This gain isn’t because of low inventory (up 18%) or a rapid growth in demand (sales are down 4%), it’s likely chalked up to interest rates under 7% AND buyers got tired of sitting on the sidelines. In all cases, the first half of this year has been a breath of fresh air.

Lake Forest Park saw the biggest drop in total number of sales at 34% BUT they also saw the highest jump in median price: up 19% to $1,015,000. Their neighbors to the West, Richmond Beach and Shoreline, saw the largest rise in sales with a 19% gain in total volume AND the only area to post a drop in median price. Down 1%. Madison Park/Capitol Hill is the only other area of the city to post double digit gains. All in all a robust spring quarter.

76% of homes sold for at or above list price and 71% of homes sold in the first 10 days on the market for an average of 105% of the list price. This tells us, if you find “The One,” don’t sleep on it, and be prepared to pay. Especially in the $800,000 to $1,500,000 price band.

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

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EASTSIDE

Everything’s coming up roses this spring on the Eastside. Home values have soared 16% year-over-year, with the median sale price reaching $1,675,000. This reflects a 4% gain from the peak in 2022. (Not all metro King County areas have reached peak prices again.) This impressive growth reflects a thriving market, with an average home selling for $700 per square foot, up 14% from last year. What’s even more fun? A whopping 78% of homes sold within the first 10 days of listing, showing just how bullish buyers are on the market.

Neighborhoods across the Eastside are shining. Eastside South saw 251 homes sold, marking a 37% increase, with a median sale price of $1,799,000, up 20%. Meanwhile, West Bellevue’s median sale price jumped to $3,574,000, up 13%. Mercer Island continues to charm buyers, with homes selling for an average of $906 per square foot and a median price increase of 18%, reaching $2,585,000.

Overall, the Eastside market is buzzing with activity. With 1,773 homes sold (a 17% rise YoY), it’s clear that both buyers and sellers are seizing opportunities. The increase in new listings by 29% compared to last year adds to the market’s appeal. East Bellevue and Redmond also show significant growth, with median sale prices climbing by 7% and 27%, respectively. The Eastside has staying power post Covid, clearly.

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

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MERCER ISLAND

Home prices have seen a remarkable year-over-year increase of 18%, with the median sale price reaching $2,585,000. While this is a great sign for the health of the market, we’re still 5% below the 2022 peak. Affordability seems to be what is driving the market forward. Interest rates are down YoY. In relation to Q1 2024, prices are up a modest 2.5% which feels to us like: healthy sustainable growth.

Q2 2024 saw only a 3% rise in new listings compared to the same quarter last year, while there were 3 fewer homes sold in 2024 vs. 2023. Inventory and absorption remains relatively flat year over year. So it might be surprising that there is a robust demand for Mercer Island properties, with 66% of homes sold within the first 10 days of listing and that 18% rise in median price. Lower asking prices coupled with slight interest rate relief seem to be the explanation.

Taking a peek at the neighborhood snapshot reveals varying performance across different Mercer Island areas, yet the overall trend remains positive. For instance, the Northend saw 15 homes sold at an average of $810 per square foot, with 73% of these sales occurring at or above the listing price, and 60% sold within the first 10 days. On the higher end, East Seattle and The Lakes neighborhoods showcased exceptional performance, with all homes sold at or above the listing price and achieving 100% sales within the first 10 days. Overall, the average price per square foot for the island increased year-over-year, reaching $906.

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

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CONDOS – SEATTLE & EASTSIDE

It’s good news only in the condo market! Seattle condos saw modest yet positive growth, with the median sale price rising 5% year-over-year to $636,000. The average price per square foot climbed to $649, a 7% increase, showing strong market demand. Condos in Ballard and Green Lake led the charge with a 31% increase in sales volume, while Downtown-Belltown, despite a 14% drop in sales, saw prices rise by 10%. Demand seems to be all over the board, but we’re still reporting the highest median sales price ever for Seattle condos!

On the Eastside, the market was buzzing with activity, in large part due to inventory being double what it was in Q2 of 2023. Redmond condos were the stars, with sales skyrocketing by 65% and the median sale price jumping 45% to $850,000. West Bellevue followed suit with a 38% increase in sales and a 33% hike in price per square foot, reaching $1,064. The overall Eastside market saw a 22% rise in sales and a 13% increase in the average price per square foot, now at $660.

It’s important to note that 62% of all condos selling at or above their list price across Seattle and the Eastside, showing a competitive market where buyers are eager to snap up properties quickly. With more new listings than last year there are plenty of opportunities for buyers and sellers alike. Whether you’re eyeing a trendy spot in Ballard or a luxurious condo in West Bellevue, the upbeat condo market promises exciting possibilities for everyone!

Friendly PSA: PLEASE remember that there is a ‘first rung’ of the property ladder. CONDOS create an affordable option to start building wealth at a younger age. It’s an important real estate product that has been overlooked. I am hopeful that enterprising young homeowners return to the condo market in droves this next real estate cycle.

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

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WATERFRONT

Lake Sammamish led the pack in Q2 with a whopping 15 waterfront sales, while the Eastside was close behind with 12. Of Seattle’s 9 waterfront sales, all but 2 sold in less than 10 days. It was a similar story with Mercer Island’s 6 sales—all but 1 sold in less than 10 days and 4 sold above the asking price. Meydenbauer took the crown for largest waterfront sale, fetching $21.3 million for a truly stunning 1-acre estate with 164 feet of waterfront and a palatial 11,000+ sq. ft. home. The most modest waterfront sale was a Rainier Beach gem on 50 feet of waterfront that sold in just 8 days for $1,725,000.

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.

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Main photo courtesy of Wing Walker Aerial Photography

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 2024, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Codi Nelson and HD Estates Photography. Eastside cover photo courtesy of Donovan Realty Group and Tucker English Photography. Mercer Island cover photo courtesy of Yvonne Willard and Ryan Slimak, Clarity Northwest Photography. Condo cover photo courtesy of Luke Bartlett and Matthew Gallant, Clarity Northwest Photography. Waterfront cover photo courtesy of Kathryn Buchanan and Brandon Larson, Clarity Northwest Photography.