Seattle & Eastside Market Report
July 2026 · 18 cities · all home types
Key Takeaways
Bellevue, Redmond and Issaquah all slipped out of seller's-market territory this month
which means every one of the eight Eastside core cities we track (Bellevue, Kirkland, Redmond, Bothell, Issaquah, Renton, Woodinville, Newcastle) is now a balanced market.
Redmond is the softest market in the region
4.2 months of supply and homes selling at 97.9% of list, both the weakest of the 18 cities, with just 7.2% of sales closing above asking versus 39% in Lake Forest Park.
Zillow's typical home value fell month-over-month in all 18 cities and is down year-over-year in all 18
Kirkland led the monthly slide at -0.85%, with Bothell (-0.81%) and Sammamish (-0.72%) close behind.
The north end's hot streak is cooling too
Lake Forest Park's months of supply more than doubled from 1.0 to 2.4, and Edmonds — the region's fastest market in June at 6 days — now takes 9 days, with inventory up 42% year-over-year.
The 30-year fixed rose to 6.67%, up from 6.55% in June and just under the 12-month high of 6.69%
about $45/month more than a year ago on a $750K loan, so affordability got slightly worse right as inventory widened.
Mortgage Rates
Freddie Mac PMMSRates are 0.09 points higher than a year ago. They peaked at 6.69% in August and bottomed at 5.98% in February. Purchasing power has tightened compared to a year ago.
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 | $2.41M | -1.6% |
| Bellevue | $1.66M | -4.1% |
| Sammamish | $1.61M | -5.5% |
| Redmond | $1.48M | -4.6% |
| Newcastle | $1.46M | -1.7% |
| Woodinville | $1.39M | -3.6% |
| Kirkland | $1.36M | -5.5% |
| Issaquah | $1.33M | -2.7% |
| Kenmore | $1.06M | -4.7% |
| Bothell | $1.05M | -5.4% |
| Lake Forest Park | $1.05M | -1.9% |
| Brier | $970K | -2.9% |
| Edmonds | $968K | -1.3% |
| Seattle | $922K | -1.8% |
| Shoreline | $825K | -2.7% |
| Lynnwood | $791K | -2.8% |
| Renton | $780K | -2.2% |
| Mountlake Terrace | $709K | -2.2% |
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
July 2026Actual home sales (all property types) from Redfin Data Center. Cities with fewer than 30 sales are flagged — their medians can swing wildly.
| City | Median | YoY | Sold | DOM |
|---|---|---|---|---|
| Brier* | $950K | -8.7% | 21 | 5 days — Fast |
| Lake Forest Park | $1.09M | +4.7% | 42 | 7 days — Fast |
| Shoreline | $790K | +0.6% | 141 | 8 days — Fast |
| Mercer Island | $2.45M | -2.0% | 81 | 9 days — Fast |
| Edmonds | $1.03M | +16.6% | 176 | 9 days — Fast |
| Kenmore | $990K | -5.0% | 89 | 12 days — Fast |
| Seattle | $899K | -0.2% | 2398 | 12 days — Fast |
| Mountlake Terrace | $640K | -2.0% | 62 | 12 days — Fast |
| Sammamish | $1.61M | +0.6% | 190 | 13 days — Moderate |
| Lynnwood | $750K | -3.3% | 106 | 13 days — Moderate |
| Bellevue | $1.55M | -5.8% | 441 | 16 days — Moderate |
| Kirkland | $1.31M | -2.0% | 373 | 18 days — Moderate |
| Issaquah | $1.03M | -6.0% | 152 | 18 days — Moderate |
| Renton | $670K | -7.6% | 205 | 18 days — Moderate |
| Redmond | $1.32M | -0.7% | 142 | 19 days — Moderate |
| Bothell | $1.03M | -8.7% | 154 | 20 days — Moderate |
| Woodinville | $1.04M | -11.2% | 44 | 25 days — Slow |
| Newcastle | $1.37M | -25.6% | 53 | 29 days — Slow |
* Fewer than 30 sales — median unreliable (row muted). YoY = year-over-year median price. MoS = months of supply. Click headers to sort.
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