July Real Estate Market Update: More Choices, More Price Sensitivity

The June housing numbers show a market that remains active, but buyers have considerably more choices than they did a year ago. Inventory increased across every category in King and Snohomish counties, while prices and sales activity varied sharply depending on the property type and location.

The clearest divide remains between single-family homes and condos. Well-priced houses are still attracting buyers, while the condo market is giving buyers more leverage and requiring sellers to be especially realistic.

King County Single-Family Homes

King County had 5,190 single-family homes for sale in June, an increase of 9.2% from May and 16.7% from June 2025. Closed sales rose to 1,860, up 5.7% from May but down 4.5% year over year. Pending sales were nearly unchanged from both periods.

The median sold price reached $999,000, up 1.5% from May but 3.5% below last June’s $1,035,000 median. Homes took an average of 22 days to sell, and inventory increased slightly to 2.8 months.

What it means: King County buyers have more selection and a little more negotiating room, but this is not a slow market across the board. Homes that are prepared, presented, and priced correctly can still move quickly. Sellers who price based on last year’s market may have a harder time.

Snohomish County Single-Family Homes

Snohomish County inventory climbed to 2,039 homes, up 9.3% from May and 25.3% from a year ago. Despite the additional supply, closed sales were strong at 854—up 17.3% from May and 9.1% from last June.

Pending sales remained healthy at 803, which was 15.5% higher than a year ago, although slightly below May. The median sold price was $750,000, down 5.7% from both May and June 2025. Average market time improved slightly to 26 days, while months of inventory declined from 2.6 to 2.4.

What it means: Snohomish County continues to see solid buyer activity, particularly for homes that offer good value. The decline in the median price does not necessarily mean every home lost value; it can also reflect a different mix of properties selling during the month. Still, buyers are clearly paying close attention to condition and price.

King County Condos

The King County condo market remains the most buyer-friendly segment. Inventory increased to 2,539 units, up 4.7% from May and 17.2% year over year. Closed sales fell to 434, down 4.4% from May and 23.6% from last June.

The median sold price declined to $513,000, which was 5.9% below May and 12.6% below June 2025. Condo inventory reached 5.9 months, compared with 3.8 months a year ago, and the average condo spent 40 days on the market.

What it means: Condo buyers have more choices and less pressure to make an immediate decision. Sellers need to pay close attention to competing listings, monthly dues, assessments, building condition, and overall presentation. Pricing slightly above the market to “leave room” may result in a longer selling period and eventual price reduction.

Snohomish County Condos

Snohomish County condo inventory experienced the largest annual increase of any category, rising to 531 units—12% above May and nearly 50% higher than last June.

Closed sales declined to 137, down 4.2% from May and 9.3% year over year. However, pending sales improved to 146, up 10.6% from May and 14.1% from last year. The median sold price was $470,000, down 5.1% month over month and 14.5% year over year. Months of inventory increased to 3.9, and average market time rose to 35 days.

What it means: There are some signs of improving buyer activity, but the increase in available condos is creating more competition among sellers. Updated, well-located, and correctly priced units will generally stand out, while condos with higher dues or deferred maintenance may need additional time or pricing flexibility.

The Bigger Picture

June’s numbers reinforce a trend we have been seeing throughout the spring and early summer: buyers are active, but they are becoming more selective.

Single-family homes remain the stronger part of the market, particularly in Snohomish County, where sales increased despite higher inventory. Condos face more competition, especially in King County, where inventory is approaching six months.

For sellers, this is a market where preparation and pricing matter. Buyers have enough alternatives that they are less likely to overlook deferred maintenance, dated finishes, or an ambitious asking price.

For buyers, the additional inventory creates opportunities to compare homes carefully, include appropriate protections, and negotiate where a property has been sitting on the market. The best homes can still attract strong interest, so being prepared remains important.

Curious how these numbers compare with your neighborhood or property type? Reply with your city or ZIP code, and I’ll send you a more local breakdown.