Every time I bump into someone at my son’s soccer game, at church, or around the neighborhood, I get the same question:
“So, how’s the market?”
Lately, that question carries a tone of concern. And honestly, who can blame them? Headlines from trusted news outlets often suggest the sky is falling.
But here's a quote I recently heard that perfectly sums up the 2025 real estate market:
““Buyers think it’s 2008. Sellers think it’s 2021. Neither are right.””
The Disconnect
Many buyers see homes sitting on the market longer and assume that deep discounts are just around the corner. And while it’s true that market speed has slowed significantly, down nearly 50% since the COVID-era peak, the data tells a more nuanced story.
In Seattle, for example, the median listing price has increased from $850K in June 2021 to $1M today. So if you've been sitting on the sidelines waiting for a housing crash, the reality is you’d be $150K behind in equity.
The truth? Real estate is hyper-local. That’s why we’ve broken down three key metrics across four cities in our region, to move past the headlines and help you understand what’s really going on.
📍Seattle, WA
Median Listing Price: $1M
Avg. Days on Market: 73
Market Action Index (MAI): 42
(MAI in June 2021: 96)
In June 2021, the average days on market was 40. Now, it’s closer to 73. And while 31% of listings have reduced their price, this is still considered a seller’s market. As inventory grows, we may see it shift into buyer territory.
What this looks like in real time:
Our recent listing in Laurelhurst was prepped with paint, new flooring, staging, and light kitchen and bath updates. We priced it strategically using the median as a guide. It went pending in 6 days with 3 offers and is closing $100K over asking. (See the listing)
📍Sammamish, WA
Median Listing Price: $1.85M
Avg. Days on Market: 71
Market Action Index (MAI): 40
(MAI in June 2021: 100)
In 2021, homes in Sammamish averaged 68 days on market with a median price of $1.5M. Today, the average time on market has dropped to 59 days, and prices have increased to $1.85M. Roughly 36% of listings have reduced price, and buyers are finding more room to negotiate.
Real-time example:
Our Sammamish rambler could have sold for $1.25M a few years ago. We encouraged our sellers to look forward, not backward, and listed at $1.15M. Two offers came in and we closed at asking price with a waived inspection. (See the listing)
📍Redmond, WA
Median Listing Price: $1.85M
Avg. Days on Market: 64
Market Action Index (MAI): 39
(MAI in June 2021: 100)
Redmond's market follows a similar pattern in price but different in time on market. Average days on market have actually dropped from 64 to 46 days since 2021. The median listing price has jumped by over half a million dollars. Still, 39% of listings have made price cuts. This is technically still a seller’s market, but just barely. (See the listing)
Real-time example:
Our recent Bridle Trails condo was priced based on median data and marketed strategically. We accepted a contingent offer from a buyer whose Everett home was about to hit the market. It was a stable area and the buyer priced their home realistically, which made the deal work.
📍Edmonds, WA
Median Listing Price: $1.145M
Avg. Days on Market: 65
Market Action Index (MAI): 42
(MAI in June 2021: 100)
In 2021, Edmonds had a median price of $896K and just 27 days on market. Today, the price has risen significantly and time on market has stretched to 65 days. About 38% of listings have reduced their prices, which signals a softening. It remains a seller’s market, but it’s lost some momentum.
The opportunity?
Buyers have more negotiating power, especially in Q4. Sellers who prepare well and price intentionally are still seeing strong outcomes.
Final Take
The market isn’t crashing. It’s correcting.
Buyers expecting 2008-style deals are likely to be disappointed. Sellers hoping for 2021-level bidding wars may need to realign expectations.
If you want to win in this market, the key is understanding the data and crafting a smart strategy. Whether you're looking to buy or sell this fall, or just planning ahead for 2026, we’re here to guide you through it.
Have questions? We’d love to talk. Reach out anytime.