Best Time to Sell a Home in Seattle Washington: List Now or Wait for 2026?

Many homeowners ask whether now is the best time to sell a home in Seattle Washington, or if waiting until spring or summer 2026 will lead to a better outcome.

Should I list my Seattle/King County home now or wait for spring/summer 2026?

If your home is well-prepared and priced correctly, listing in early 2026 can be a smart move in King County because inventory is rising, prices are stabilizing, and serious buyers are already active—not just waiting for spring.

Is Early 2026 the Best Time to Sell a Home in Seattle Washington?

You’re no longer in the ultra-frenzied market of 2021–2022, but you’re also not in a crash. King County’s 2025 data shows median prices held up and typical sellers still received about 100% of list price, even as inventory climbed and sales dipped slightly. Heading into 2026, active listings and months of inventory are rising, giving buyers more options and leverage, but not enough to fully tip power away from prepared sellers. That means your decision isn’t “sell now vs disaster later” - it’s about timing your listing around preparation, pricing, and your personal goals.

Seattle Housing Market 2026: What Sellers Should Know

Several signals point to a market that’s stabilizing rather than sliding.

• Prices:

  • King County’s combined median home sale price in 2025 was about $860,000, with single‑family homes closer to $974,900, and prices “kept pace” with 2024.

  • In January 2026, one Seattle market update showed the city’s median around $782,250, while all‑King‑County hovered near $808,500, roughly flat to modestly higher year over year.

• Inventory:

  • Active listings statewide jumped about 23% year over year by December, with King County inventory rising and months of supply moving from roughly 1.3 to 1.7 months—still low, but clearly less tight.

  • NWMLS data shows King County ended 2025 with active listings up over 40% year over year, and average inventory around 2.57 months, a big change from ultra‑low pandemic levels.

• Buyer demand and affordability:

  • Closings and pending sales are up modestly, but not as fast as inventory, which means buyers have more choice and time.

  • Mortgage rates have eased off their peaks and stabilized in the low‑ to mid‑6% range, but affordability remains a real barrier, especially in higher‑priced King County neighborhoods.

In plain English: more homes, slightly softer prices in some spots, but still strong values for sellers who nail condition and pricing.

Pros of Selling Your Seattle Home Now

Listing now can work in your favor if you lean into today’s conditions instead of chasing yesterday’s headlines.

• Less direct competition than peak spring:

  • While inventory is up year over year, early‑year listing counts are still lower than what you typically see by late spring and summer.

  • Being one of fewer “ready‑to‑go” listings can help you stand out with serious buyers already watching the King County market.

• Serious, motivated buyers in the pool:

  • Early‑year buyers tend to be the ones who need to move—relocations, family changes, or move‑up buyers who already sold.

  • Local coverage notes that for some, 2026 is a “perfect time to buy” because rising inventory and softer prices give them more leverage and choice.

  • Those buyers are often well‑qualified and ready to write offers when the right home appears.

• Stabilizing rates create more predictability:

  • Analysts highlight that rate volatility has calmed and rates remain under prior highs, which encourages buyers to actually write offers versus endlessly waiting.

  • For you, that means fewer sudden shocks that stall your listing mid‑escrow.

• You control your own financial timeline:

  • If you’re moving up, downsizing, or relocating, selling now can free your equity and reduce your carrying costs instead of waiting in uncertainty.

Does Waiting Increase Your Seattle Home Value?

There are still arguments for holding off—but they’re not one‑size‑fits‑all.

• Seasonal bump in buyer traffic:

  • Seattle and King County consistently see more showings and buyer tours as weather improves and school‑year transitions approach.

  • More buyers touring can translate to more offers—if your home is priced and presented correctly.

• Forecasts call for modest price growth:

  • Some local forecasts suggest 2–4% price growth across Greater Seattle in 2026, with the metro likely outperforming many national markets.

  • If those projections materialize, your home could be worth slightly more by late 2026 than today—though not dramatically more.

• Time to prep and reposition your home:

  • If your home needs projects—paint, flooring, landscaping, addressing inspection issues—waiting can be valuable if you use that time intentionally.

  • Well‑prepared homes are already seeing stronger interest and multiple offers in several Seattle‑area neighborhoods.

    
    

The catch: waiting only helps if you use the time strategically and if broader economic conditions don’t shift against you (for example, if rates unexpectedly spike again).

How Inventory Levels Affect the Best Time to Sell

The biggest shift you need to understand is inventory.

• King County’s active listings rose more than 40% in 2025, and months of inventory climbed, nudging the market closer to balance.

• More listings means buyers can compare your home side‑by‑side with others in your price band and school district.

• Local analysts emphasize that realistic pricing and strong presentation now matter more than trying to “test the market” with a stretch list price.

Instead of banking on multiple offers by default, you should plan around:

• Smart pricing anchored to very recent, hyper‑local comps.

• Condition and staging that make your photos and in‑person experience clearly superior.

• A launch strategy that captures attention in the first 7–10 days.

  
  

How to Decide When to Sell Your Seattle Home

Use these questions to decide whether “now” or “later in 2026” makes more sense for you.

You may be better off listing now if:

• You’re planning a move no matter what (new job, family change, new construction timeline).

• Your home is already in good shape, or only needs light cosmetic work and staging.

• You own in a high‑demand pocket of King County (good schools, walkable area, strong commuter access) where buyers are still competing.

• You’d rather secure a solid price now than gamble on slightly higher values but more competition later.

  
  

You may consider waiting for late spring/summer if:

• Your home needs meaningful improvements to show its best, and you can afford the time and cost.

• You want to target peak buyer traffic and have flexibility on timing.

• You’re not under financial pressure and are comfortable riding short‑term price fluctuations in exchange for a shot at slightly higher demand.

  
  

How to Prepare Before Listing Your Seattle Home

Whether you list now or later, your pre‑listing work is what positions you to win in this 2026 King County market.

• Get a hyper‑local pricing and timing review.

  • Compare your home to the last 3–6 months of sales in your micro‑area, not just county‑wide averages.

  • Look at days on market, list‑to‑sale price ratios, and which homes got multiple offers.

• Prioritize high‑ROI preparation over big remodels.

  • Local broker and market reports consistently highlight the advantage of move‑in‑ready, well‑presented listings, even when prices are softening.

  • Focus on paint, deep cleaning, minor repairs, landscaping, and professional staging—or at least partial staging and styling.

• Plan a launch strategy, not just a list date.

  • Think in terms of: coming‑soon buzz (where allowed), professional photography and video, and compelling listing remarks that highlight King County lifestyle features buyers care about.

  • Use your agent’s marketing channels (email, social, portals) to drive maximum traffic in week one, when the market is most responsive.

    
    

FAQ: Best Time to Sell a Home in Seattle Washington

Q: Are home values dropping in King County right now?

A: Not broadly. NWMLS’s 2025 report shows median prices county‑wide kept pace with 2024, and early‑2026 updates call the market “stable” with modest adjustments by neighborhood rather than a systemic drop.

Q: Are buyers still paying over asking?

A: In many King County areas, the typical 2025 seller still received around 100% of list price, and well‑priced, well‑presented homes in strong locations are still seeing multiple‑offer situations, especially under key price points.

Q: Will waiting guarantee me a higher price?

A: No. Forecasts suggest modest appreciation (often 1–4%), but that can easily be offset if more competing listings hit your segment or if rates or the economy shift. Your net proceeds will depend more on your home’s condition, pricing, and marketing than on perfectly timing the month you list.

When you should talk to a local listing agent

If you’re even “thinking about” selling in 2026, the best next step is a low‑pressure, data‑driven review of your options.A King County‑based listing agent who lives in this market every day can help you line up the timing of your sale with your life—and with what buyers are actually doing, not just what headlines say.

If you’d like a custom “sell now vs wait” plan based on your specific neighborhood, home type, and goals in King County, you can reach out directly:

Byline:

Samantha Schlegel, Compass Listing Agent – Seattle & Greater King County, WA.