Prepared by Mark Chavez, Realtor® | markchavezhomes.com | @markchavezhomes

October 29, 2025

Setting the Stage

Seattle’s fall housing market has entered a balancing phase. Inventory has climbed roughly 12 percent over the past two months, giving buyers more breathing room while keeping prices steady. Median sold price across the metro sits around $975,000, up 4 percent year-over-year, reflecting measured growth rather than the bidding wars of past seasons. Interest rates have hovered between 6.2 and 6.5 percent, shaping both buyer pace and seller strategy.

“Buyers and sellers are finally meeting each other halfway,” says Mark Chavez, Realtor®. “We’re seeing more conversations about realistic pricing, inspection flexibility, and value—signals of a healthy, maturing market.”

Insights for Buyers

Today’s Seattle market rewards preparation and patience. With more listings staying active for 15-30 days, qualified buyers can tour multiple homes, negotiate inspection credits, and even revisit properties before making offers. Many homes under $1 million, particularly in Renton, West Seattle, and Shoreline, are moving within two weeks when priced right.

Chavez notes, “This is the moment for strategic buyers to act. You no longer have to waive protections to compete. Strong financing and clarity on what you want will get you the home.” He adds that buyers working with local lenders and agents who understand neighborhood micro-trends are securing better terms. For instance, homes that sat unsold in August have now closed with 2-3 percent negotiated price improvements, giving informed buyers an edge.

Insights for Sellers

For sellers, pricing discipline and presentation remain the dividing line between quick offers and stale listings. Homes priced within 2 percent of their neighborhood’s active median are selling within 14 days at full price. Overpricing by 5 percent or more often pushes listings into extended market time, forcing price reductions and weaker leverage later.

Chavez advises, “Buyers have options again. Sellers who invest in cosmetic refreshes—fresh paint, lighting, landscaping—are outperforming those who skip prep work. You don’t need a full remodel, but you do need to stand out.” In the past 60 days, homes staged and photographed professionally averaged 101 percent of list price compared with 96 percent for unstaged properties.

Market Outlook

Looking ahead to winter, the Seattle market should remain steady, not slow. Inventory will likely tighten as seasonal listings drop by 15-20 percent through December, creating short-term opportunity for motivated sellers. Mortgage rate relief could arrive in Q1 2026, which may re-energize buyer demand—especially among move-up homeowners who’ve been waiting for better financing conditions.

Chavez summarizes, “If rates dip even a half point, we’ll see a noticeable surge in activity. Buyers who prepare now will be ready to move fast when that happens.”

Final Takeaway

Seattle’s market has shifted from reactive to strategic. Buyers are gaining leverage without losing opportunity. Sellers who position their homes thoughtfully are still commanding top value. In both cases, success depends on understanding local timing and trends.

For personalized guidance, connect with Mark Chavez, Realtor® at markchavezhomes.com. Whether you’re planning to buy, sell, or simply want to understand your neighborhood’s trajectory, Mark’s years of real estate experience and market intelligence provide the clarity you need to make confident moves.