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More homes are available, and buyers have more to compare. I’m watching how that changes the choices in front of you, whether you are buying, selling, or just figuring out your timing.

August 2026 at a glance

Residential homes and condominiums across the NWMLS service area.

Active listings
24,675Up 22.0% from August 2025
Months of inventory
4.21Compared with 3.19 in August 2025
Median sale price
$635,000Down 2.3% from August 2025
Closed sales
5,861Down 7.6% from August 2025

Closer to home

King County
$845,000Median sale price
Snohomish County
$724,500Median sale price
Pierce County
$589,000Median sale price

These county medians include residential homes and condominiums sold in August 2026. The NWMLS service area is a regional measure, not a statewide total.

How I’m reading this

If you are buying

I see more room to compare options. I still look at the recent comparable sales, condition, and competition for the home you actually want before we decide what an offer should look like.

If you are selling

I’m paying close attention to the homes buyers can choose instead of yours. More inventory makes our preparation and pricing conversation especially useful. We can decide what deserves your time and money before you spend it.

These figures describe a broad market. They do not tell me what your home is worth or how much competition a particular listing will have. Tell me the area, property type, and price range, and I can make the conversation useful to you.

Months of inventory compares available listings with that month’s sales pace. A median is the midpoint of the sales recorded, not a change in the value of every home.

The broader picture

Washington statewide context

Second quarter 2026 · April through June

UW’s Washington Center for Real Estate Research reported a statewide median of $645,200 for single family homes in the second quarter of 2026. This quarterly measure excludes condominiums. I’m keeping it separate from the August NWMLS county figures.

Mortgage rates: 6.71%

Week of September 3, 2026 · Freddie Mac PMMS

Freddie Mac reported a national average of 6.71% for a 30 year fixed mortgage, compared with 6.66% the previous week. Your lender can quote the rate and terms available for your situation.

National existing home sales: 4.06 million

July 2026 · Published August 11, 2026 · National Association of Realtors

NAR reported a seasonally adjusted annual sales pace of 4.06 million, down 1.7% from June. The national median sale price was $434,100, up 2.0% from July 2025. This is a different month and market from the NWMLS figures.

A new First Look option

NWMLS introduced First Look on September 4. It allows public marketing during preparation for an Active launch, with sellers choosing whether to allow showings. I’ll explain the timing and showing plan for any First Look home you’re considering.

NWMLS · Published August 31, 2026

My sources