Greater Eastside Real Estate Market – Mid-July 2025 Update

It’s Mid-July. The skies are blue, the lawns are starting to get crunchy if you aren't watering, and the Greater Eastside market? Sure, it’s active—but it's nothing like fighting for a parking spot at the Kirkland waterfront on a sunny Sunday. We’ve hit that classic midsummer rhythm: homes are still moving, inventory is ticking up, and price reductions are starting to pop in. It’s not slow—but it’s not a frenzy either. This is the moment where strategy beats speed.

Whether you’re thinking of listing in Redmond, buying in Bothell, or just watching what happens in Bellevue or Issaquah—this market update is for you.

🔍 Key Market Indicators

1. Sales Activity Intensity:
This shows how many homes go pending in the first 30 days. In most Eastside neighborhoods, we’re seeing 35–45%—a very strong market. That means well-prepped homes are still moving quickly.

2. Monthly Inventory Levels:
Right now, we have about 2.6 months’ worth of homes on the market—which means if no new homes were listed, it would take just over 2.5 months to sell everything at the current pace. That’s still considered low inventory, so it’s a seller-leaning market, but it’s higher than earlier this year. Translation? Buyers have more options to choose from, and sellers are starting to feel a little more pressure to stand out.

3. Interest Rates:
Sitting at 6.81%. Not great, not terrible. But creative financing, buydown incentives, and flexible seller terms are making it work for many.

📉 Why Inventory Still Matters

Let’s zoom out:

Inventory under 3–4 months? Still low supply.
Low supply + steady demand = continued price pressure.

Even with mortgage rates holding around 6.81%, Greater Eastside buyers aren’t backing off. They’re adapting—leveraging buydowns, flex terms, and creative financing to make the numbers work.

💬 Local Takeaways

📌 For Sellers:

✔️ Inventory is growing—get ahead of the late-summer listing wave
✔️ Pricing and presentation are everything now
✔️ You don’t always have to cut price—strategic incentives like buydowns or closing credits go a long way
✔️ If your home is under $1.5M, you’re still in the sweet spot for serious buyer activity
✔️ Selling luxury? It’s time to go HGTV-level in your prep—buyers at $2M+ are picky

📌 For Buyers:

✔️ Finally—more homes to see, less pressure to rush
✔️ That said, the best listings? Still move fast
✔️ Be strategic with terms—clean, confident offers win
✔️ Homes that have been on the market longer and motivated sellers = your best value opportunities right now
✔️ Think beyond Bellevue and Kirkland—areas like Issaquah, Woodinville, Bothell, Snoqualmie Valley and Snohomish are offering space, value, and charm

☂️ 🌲 Greater Seattle Rent vs Buy: The Ultimate Cost Breakdown 💰

Right now, renting a 3-bed in Seattle runs about $3,825/month. Buying a $700K home at 6.81% with 20% down? Pretty similar monthly cost.

But only one of those builds equity.

If you're planning to stay 3+ years, buying is still your better long-term play. And today’s buyers are negotiating better terms than we’ve seen in years.

This market isn’t overheated or crumbling—it’s a steady climb for those ready to take the first step.

🔮 What’s Next?

We’re not in a frenzy, but we’re definitely not at a standstill either. This is a "watch-closely-and-act-smart" market. Buyers are out there—just more selective. Sellers can absolutely succeed, but it takes sharp pricing, polished presentation, and thoughtful timing. With inventory rising and interest still steady, the smart move right now? Stay informed and be ready to make your move when the right opportunity hits.

🎯Thinking of buying, selling, or just need some straight talk about your real estate goals?

Let’s connect—we’re tracking this market every single day and would be honored to guide you through it.

Best,

Kat Delay

425-223-1751