Seattle & Eastside Market Report
May 2026 · 18cities · Single-family homes only
Key Takeaways
Home values fell year-over-year in all 18 cities we track
from just −1.4% in Newcastle to −5.6% in Kirkland and Sammamish — so even as the spring market heats up, prices are still drifting lower, not recovering.
The Eastside's priciest markets cooled this spring while the mid-market firmed
median sale prices slipped month-over-month in Bellevue (−3.2%), Kirkland (−4.1%) and Redmond (−6.1%), while Issaquah (+6.7%), Kenmore (+6.8%) and Bothell (+5.3%) all climbed.
Competition is hottest where homes are most affordable
Lake Forest Park (102.5% of list) and Edmonds (101.2%) led the region, while the Eastside's luxury core (Bellevue, Kirkland and Mercer Island) all averaged below asking.
Buyers finally have choices
active listings are up more than 20% year-over-year in Edmonds (+31%), Kenmore (+25%) and Issaquah (+21%) — yet well-priced homes still went under contract in 7 to 11 days.
The spring surge is real
sales volume rose month-over-month in 16 of 18 cities, with Seattle alone closing roughly 2,450 homes in the latest three-month window.
Mortgage Rates
Freddie Mac PMMSRates are 0.18 points lower than a year ago. They peaked at 6.75% in July and bottomed at 5.98% in February. Buyers have modestly more purchasing power than last year.
Home Values
Zillow ZHVIZillow Home Value Index (ZHVI) estimates the value of a typical single-family home in each city — whether or not it sold. Based on the middle tier (33rd–67th percentile), excluding starter homes and luxury. Smoothed and updated monthly, not distorted by low sales volume.
| City | Typical Home Value | YoY |
|---|---|---|
| Mercer Island | $2.45M | -2.3% |
| Bellevue | $1.74M | -4.0% |
| Sammamish | $1.66M | -5.6% |
| Redmond | $1.54M | -4.1% |
| Newcastle | $1.51M | -1.4% |
| Woodinville | $1.43M | -3.5% |
| Kirkland | $1.43M | -5.6% |
| Issaquah | $1.38M | -2.5% |
| Kenmore | $1.10M | -4.7% |
| Bothell | $1.10M | -5.2% |
| Lake Forest Park | $1.07M | -2.5% |
| Brier | $998K | -2.8% |
| Edmonds | $995K | -2.0% |
| Seattle | $949K | -2.5% |
| Shoreline | $849K | -3.2% |
| Lynnwood | $817K | -2.8% |
| Renton | $800K | -2.3% |
| Mountlake Terrace | $730K | -2.4% |
12-Month Trends by Tier
Indexed to 100 at start — above 100 gained value, below 100 lost. Hover to highlight.
Premium
$1.5M+Mid-Range
$1M–1.5MAffordable
Under $1MMarket Activity
May 2026Actual single-family home sales from Redfin Data Center. Cities with fewer than 30 sales are flagged — their medians can swing wildly.
| City | Median | YoY | Sold | DOM |
|---|---|---|---|---|
| Sammamish | $1.63M | -4.9% | 197 | 6 days — Fast |
| Lake Forest Park | $1.05M | -5.3% | 49 | 6 days — Fast |
| Brier* | $956K | -17.9% | 25 | 6 days — Fast |
| Edmonds | $1.05M | +12.8% | 164 | 7 days — Fast |
| Mercer Island | $2.47M | -1.4% | 72 | 8 days — Fast |
| Bellevue | $1.50M | -11.3% | 398 | 8 days — Fast |
| Shoreline | $771K | -3.2% | 167 | 8 days — Fast |
| Mountlake Terrace | $647K | -12.7% | 51 | 8 days — Fast |
| Issaquah | $999K | -6.2% | 163 | 10 days — Fast |
| Bothell | $999K | -13.1% | 144 | 10 days — Fast |
| Seattle | $879K | -2.3% | 2446 | 10 days — Fast |
| Lynnwood | $740K | -1.1% | 83 | 10 days — Fast |
| Kenmore | $907K | -6.7% | 81 | 11 days — Fast |
| Renton | $712K | -1.8% | 234 | 11 days — Fast |
| Redmond | $1.30M | -0.1% | 161 | 12 days — Fast |
| Kirkland | $1.28M | -8.6% | 344 | 13 days — Moderate |
| Woodinville | $952K | -20.3% | 33 | 19 days — Moderate |
| Newcastle | $1.45M | -25.8% | 52 | 20 days — Moderate |
* Fewer than 30 SFH sales — median unreliable (row muted). YoY = year-over-year median price. MoS = months of supply. Click headers to sort.
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