February 2026 Seattle Real Estate Market Update

As we move further into the new year, the January data provides valuable insight into how the Seattle real estate market is setting up for the spring ahead. While activity remains seasonally slower, the numbers point to a market that is continuing to rebalance, with rising inventory, longer timelines, and selective buyer demand.

Here’s what stood out in January.

Home Prices Adjust Modestly

Seattle’s median sales price for residential and condo properties came in at $769,000, down from $797,000 this time last year. This modest year-over-year shift reflects a winter pricing adjustment rather than a broader market correction. Well-priced homes are still attracting serious interest, especially in desirable neighborhoods.

Inventory Growth Creates More Choice

Active listings rose to 1,617 homes, up from 1,285 in January 2025. Months of supply increased significantly from 3.0 to 4.1 months, giving buyers more options and a more balanced negotiating environment. This continued rise in inventory is a notable shift from the highly constrained conditions of recent years.

Homes Taking Longer to Sell

Average days on market increased from 48 to 55 days, highlighting a slower and more deliberate pace. Buyers are taking more time to evaluate options, and sellers are seeing the importance of strategic pricing, preparation, and presentation.

Closed Sales Hold Steady

Closed transactions totaled 393, nearly flat compared to 396 last year. While overall activity remains muted due to seasonal factors, this stability suggests underlying demand remains intact as buyers prepare for the spring market.

Sellers Still Achieving Near-List Results

Despite higher inventory and longer timelines, sellers continue to perform well. Homes sold for an average of 98.71 percent of list price, slightly above last year’s figure. This underscores that homes priced appropriately and marketed effectively are still commanding strong results.

What This Means as We Head Toward Spring

For buyers, this market offers a valuable window of opportunity. Increased inventory, reduced urgency, and motivated sellers can translate into better terms and more flexibility.

For sellers, success is still very attainable, but the approach matters. Homes that stand out through condition, pricing, and marketing continue to rise above the competition, even in a more balanced landscape.

As we move closer to the spring market, clarity and strategy will be key. At Cloud City Homes, our focus remains on providing thoughtful guidance, strong advocacy, and clear market insight—whether you’re planning a move this season or simply staying informed.

If you’d like a personalized analysis of how these trends affect your buying power or home value, I’d love to connect.