10/08/2026
🍂 OCTOBER 2026 LOCAL REAL ESTATE UPDATE
More Homes. Fewer Buyers. A Changing Fall Market!
As we head into the final months of 2026 and the holiday season approaches, we're seeing some interesting changes in our local real estate market.
The biggest shift? Buyers have more choices, sellers have more competition, and negotiating power is beginning to shift.
Home prices aren't collapsing, but the market is clearly adjusting.
🏡 Here's what the latest NWMLS numbers tell us:
📍 Pierce County
Available homes increased 21.6%
Pending sales decreased 15.1%
Median selling price: $575,000
Inventory: 3.8 months
📍 King County
Available homes increased 31.1%
Pending sales decreased 16.7%
Median selling price: $850,000
Inventory: 4.7 months
Figures compare September 2026 with September 2025, except current prices and inventory.
But here's a number I find particularly interesting...
Homes that sold in September averaged approximately 96.1% of their original asking price in Pierce County and 95.7% in King County.
To put that into perspective, a 4% difference on a home originally listed at $600,000 represents $24,000.
That doesn't mean every home is selling at a discount. It does tell us that the gap between what sellers initially ask and what buyers ultimately pay deserves attention.
🍁 WHAT DOES THIS MEAN AS WE HEAD INTO THE HOLIDAYS?
Historically, real estate activity slows during November and December. Families become focused on the holidays, fewer buyers are actively shopping, and many sellers postpone listing until spring.
But this year, we're entering that seasonal slowdown with significantly more homes on the market and fewer buyers making offers than we saw a year ago.
For Buyers: This could be an excellent time to explore your options. Less competition may create opportunities to negotiate pricing, closing costs, repairs, and other terms. And remember, sellers who remain on the market through the holidays are often motivated to make a move.
For Sellers: Pricing your home correctly from the beginning is more important than ever. Buyers are comparing properties carefully, and overpriced homes risk sitting on the market while competing listings attract attention. Good preparation, professional marketing, and realistic pricing can make all the difference.
🔮 MY OUTLOOK FOR THE NEXT THREE MONTHS
I expect the usual seasonal slowdown through November and December, with continued negotiating opportunities for buyers. Inventory may begin to decline as sellers take their homes off the market or wait until spring, but that doesn't necessarily mean buyer demand will rebound immediately.
Mortgage rates, local inventory, and buyer confidence will play significant roles in determining how the market finishes 2026.
MY BOTTOM LINE:
We're NOT seeing a housing market collapse. We're seeing a market that is becoming more balanced, where pricing, property condition, and strategy matter.
And here's something I've learned after more than 35 years in real estate: There is no single market that applies to every home. What happens in Eatonville can be very different from Puyallup, Tacoma, Graham, or South King County.
Whether you're considering buying before the holidays, selling this fall, or waiting until spring, I'd be happy to help you evaluate your options using actual market data - not headlines or guesswork.
Cobblestone Realty NW
Terri Hisdahl | Designated Broker/Owner
📞 253-576-4100
Sources: NWMLS September 2026 residential and condominium statistics, including countywide King County data.
