As we wrapped up 2025, the real estate market across King, Snohomish, and Pierce Counties continued a trend we have been watching through much of the fall: more homes coming on the market and a bit of softening around pricing in several areas.
Even though mortgage rates ended the year at their lowest point of 2025 at 6.15 percent, many buyers were still navigating affordability challenges. Region-wide, inventory rose compared to last year, while prices edged down slightly in some markets and held steady or strengthened in others.
Closed sales were up modestly year over year, which tells us something important:
Buyers are still active — they are just more selective and value-focused than they were during the peak frenzy years.
Below is a closer look at how December finished out in the three counties I serve most: King, Snohomish, and Pierce.
📊 County-by-County Snapshot
(Residential + Condo Combined)
Snohomish County
Snohomish County saw one of the largest increases in available inventory this winter, which created more breathing room for buyers and a bit more balance in negotiations.
December 2025 vs December 2024
| Metric | Dec 2025 | Dec 2024 | YoY Change |
|---|---|---|---|
| New Listings | 427 | 463 | ↓ ~7.8% |
| Total Active Listings | 1,135 | 824 | ↑ 37.7% |
| Pending Sales | 567 | 645 | ↓ 12.1% |
| Closed Sales | 706 | 753 | ↓ 6.2% |
| Median Sales Price | $730,000 | $744,995 | ↓ 2.0% |
My perspective
This is a market where preparation and pricing strategy matter. Well-maintained homes are still selling, but buyers have options and they are taking their time to choose the right one.
Pierce County
Pierce County finished the year on a steadier note, with more closed and pending sales than last year and prices holding level.
December 2025 vs December 2024
| Metric | Dec 2025 | Dec 2024 | YoY Change |
|---|---|---|---|
| New Listings | 493 | 538 | ↓ ~8.4% |
| Total Active Listings | 1,666 | 1,347 | ↑ 23.7% |
| Pending Sales | 771 | 735 | ↑ 4.9% |
| Closed Sales | 799 | 768 | ↑ 4.0% |
| Median Sales Price | $550,000 | $550,000 | Flat (0%) |
My perspective
Pierce has remained relatively price-stable, which often appeals to first-time buyers, military households, and move-up families who want more space at a more attainable price point.
King County
King County continues to be one of the most resilient markets in the region. Inventory increased year over year, yet values generally stayed steady or rose slightly in many sub-markets.
December 2025 vs December 2024
| Metric | Dec 2025 | Dec 2024 | YoY Change |
|---|---|---|---|
| New Listings | 987 | 950 | ↑ ~3.9% |
| Total Active Listings | 3,159 | 2,506 | ↑ 26.1% |
| Pending Sales | 1,310 | 1,324 | ↓ 1.1% |
| Closed Sales | 1,582 | 1,542 | ↑ 2.6% |
| Median Sales Price | $808,500 | $800,000 | ↑ 1.1% |
My perspective
This remains a market driven by lifestyle, proximity, and neighborhood appeal. Homes that are thoughtfully presented and priced appropriately continue to perform very well.
What I Am Noticing Working With Clients
Across all three counties, a few themes are emerging:
• Buyers are intentional. They are comparing neighborhoods, commute times, and long-term value.
• Sellers who invest in preparation and pricing strategy are seeing stronger results.
• Move-up buyers are quietly returning as opportunities open up.
This is not the hyper-competitive market of a few years ago.
But it is also not a slowdown story.
It is simply a more thoughtful one.
Thinking About a Move in 2026?
Whether you are planning to sell, buy your first home, or make a strategic move-up, I am here to help you understand how these trends apply to your specific situation and neighborhood.
Every market tells a slightly different story, and the right timing and approach can make all the difference.
Let’s talk through your plans, your goals, and your next best step.
Kim Pelham
The Pelham Group Northwest
Katrina Eileen Real Estate
Call: 425.250.9422
Katrina Eileen Brokerage | 