Seattle Metro Market Update
By Janet A. | Mark Chavez Homes - Windermere Mt. Baker
December 12, 2025
Seattle’s real estate market has shifted into a more measured, more honest phase. Over the past 60 days, inventory has expanded, buyer urgency has cooled, and pricing discipline has returned. This is not a slowdown. It is a reset. Homes are still selling, but the path to success now runs through strategy, preparation, and local knowledge rather than speed alone.
“What we are seeing right now is a market that rewards informed decisions,” says Mark Chavez, Realtor®. “The noise is fading. Clear pricing and strong guidance are what move transactions forward.”
Insights for Buyers
Buyers across the Seattle metro have gained something valuable over the past two months. Options. Active listings are up year over year, and days on market have stretched enough to allow second showings, inspection reviews, and real conversations with lenders. In neighborhoods like West Seattle, Beacon Hill, and parts of South Seattle, buyers who stay focused and well-prepared are securing homes without waiving protections.
One recent buyer client entered the fall expecting heavy competition and disappointment. Instead, by targeting homes priced close to recent comparable sales and avoiding over-market listings, they negotiated inspection credits and closed with confidence. “Buyers who understand the micro-market are winning,” Chavez explains. “This is no longer about rushing. It is about choosing well.”
Mortgage rates continue to influence behavior, but they are no longer freezing activity. Buyers who focus on monthly payment comfort rather than headlines are moving forward, especially those planning to stay put for several years. The opportunity now lies with buyers who act decisively when the numbers make sense.
Insights for Sellers
For sellers, the last 60 days have delivered a clear message. Pricing and presentation matter more than ever. Homes that launch aligned with neighborhood data are selling quickly and close to list price. Homes that reach high and wait are sitting, adjusting, and often giving back leverage later.
“Sellers still have strong equity on their side,” says Chavez. “The mistake I see is assuming the market will correct pricing for you. It won’t. Buyers move on.” In recent Seattle listings, homes priced within a tight range of recent sales have averaged under two weeks on market. Overpriced homes have required reductions and extended timelines.
A recent seller in the metro chose to invest in light prep work and list with a realistic price rather than test the market. The result was multiple showings in the first week and a clean, on-time closing. The takeaway is simple. Strategy beats optimism. Sellers who listen to current data and buyer behavior are still achieving strong outcomes.
Market Outlook
Looking ahead, the Seattle market is expected to remain steady through the winter months. Inventory typically softens seasonally, which creates opportunity for well-positioned sellers. At the same time, buyers who stay active during the quieter months often face less competition and more responsive negotiations.
Interest rates remain the biggest variable. Even modest rate relief could bring sidelined buyers back into the market quickly. “The next shift will favor the people who are prepared before it happens,” Chavez notes. “The market moves faster than most expect once confidence returns.”
Final Takeaway and Next Steps
Seattle’s real estate market has not stalled. It has matured. Buyers are gaining leverage. Sellers who price and prepare properly are still succeeding. The difference between a smooth transaction and a frustrating one now comes down to local insight, timing, and clear guidance.
“I encourage people to ask questions early,” says Mark Chavez, Realtor®. “The best outcomes come from understanding your options before pressure enters the picture.”
To support that, Mark hosts Ask a Realtor® Office Hours, a low-pressure opportunity for homeowners, buyers, and investors to get clear answers about pricing, timing, equity, and neighborhood trends. No sales pitch. No obligation. Just practical guidance grounded in current Seattle metro data.
If you are considering a move, planning ahead, or simply want clarity on how today’s market affects your home or neighborhood, connect with Mark Chavez, Realtor® at markchavezhomes.com or attend an upcoming Ask a Realtor® Office Hours session. One conversation can replace uncertainty with a clear, confident next step.
Register for Ask a Realtor® Office Hours https://us06web.zoom.us/meeting/register/-1LOofiGSMuNniv5N9t1_A
Why Home Maintenance and Updates Pay Off Big When It’s Time to Sell
By Mark Chavez Windermere Mt. Baker| markchavezhomes.com | @markchavezhomes
December 27, 2025
Your Home Is an Investment—Treat It Like One
Homeownership isn’t passive. Every system, finish, and fixture in your home ages with time and use. Staying proactive about maintenance protects your equity and positions your home as a top performer when you’re ready to sell.
Think of it like caring for a car. Regular tune-ups prevent breakdowns and preserve resale value. Homes work the same way. A well-maintained property tells buyers it’s been cared for, and that confidence translates directly into stronger offers and faster closings.
The ROI of Maintenance
Small issues left unresolved—peeling paint, a slow drain, a roof leak—tend to snowball. When buyers or inspectors find deferred maintenance, they don’t just see the repair cost. They assume there’s more lurking beneath the surface. That assumption can lead to lower offers, longer negotiations, or lost deals. In addition, deferred maintenance like peeling exterior paint can also impact the type of loan a buyer can use potentially eliminating buyers who are using FHA or VA loan products.
On the other hand, homes that show consistent upkeep typically sell for 10–20% more than comparable properties with visible neglect. Maintenance isn’t an expense. It’s a strategic investment that compounds over time.
Updates That Pay Off
You don’t need a full renovation to make a major impact. Strategic updates—modern flooring, fresh paint, energy-efficient lighting, and refreshed landscaping—often deliver high returns.
In my Renton Highlands case study, sellers invested $130,000 through the Windermere Ready program to repair and modernize a dated home. Their “as-is” investor offers came in at $350,000. After improvements, the home sold for $802,000 in 10 days with multiple offers. That’s a $450,000 gain from thoughtful planning and professional guidance.
Even smaller updates move the needle. In my Auburn B Street estate sale, the family invested $5,000 for cleanup and basic landscaping. That modest effort repositioned the home from a distressed sale to a competitive listing. It sold in 7 days for $465,000, up from investor offers in the $250,000–$350,000 range.
Both stories prove the same point: when you invest in maintenance and presentation, you control your outcome.
Keep Your Home Market-Ready
Even if you’re not planning to sell soon, maintaining your home now makes your future sale smoother and more profitable. Keep a simple plan:
1 - Inspect annually – Roof, HVAC, plumbing, and exterior.
2 - Budget for updates – Set aside 1–2% of your home’s value per year.
3 - Refresh periodically – Paint, flooring, fixtures, and landscaping.
4 - Document repairs – Save invoices and photos for buyers’ confidence later.
A well-maintained home sells faster, attracts better offers, and gives you the power to move when opportunity knocks.
Ready to Start?
Whether you need a full renovation or just a reliable handyman, I maintain a trusted network of licensed contractors, painters, landscapers, and tradespeople across the greater Seattle area.
Reach out today for local contractor referrals or a personalized home maintenance roadmap.
markchavezhomes.com | @markchavezhomes | Windermere Mt. Baker
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.
