Everyone’s timing is different, and your timing matters most. When it’s time for you to buy or sell, I’m ready to make the absolute best of the market for you. If you have the flexibility, the next three to four months deserve your attention. Here’s what I see coming.
Single-family homes: buyers have leverage now
Right now single-family buyers have the upper hand. Inventory is up, and sellers are largely having to negotiate price and terms as homes are sitting longer.
I expect these conditions to hold until about mid-January, when buyers typically come out for our early spring market. Then I anticipate this:
Buyers return in force and start absorbing the existing inventory.
Sellers who’ve been waiting see the activity and start listing.
With both sides back, prices begin to firm up, and this buyer’s window starts to close.
That’s my read based on years of experience; I don’t have a functioning crystal ball. The big wildcard is mortgage rates, which are still on the high side at 7.20%. Prices are also roughly flat so far, not collapsing, so the opportunity right now is leverage, selection and negotiation. The delta between our 20-year average of 4.5% year over year appreciation vs roughly flat is significant. With the average single family home in King County selling for $950k, 4.5% = $42,750 - a significant savings!
Condos and townhouses: a slower road
Condos and townhouses are having a much slower time. King County condos are at about 7 months of supply, and I expect the buyer-friendly conditions to last longer there, most likely well past the spring time.
If you’re buying a single-family home
Talk to a good local lender now. I’m happy to introduce you to some.
Make a budget plan. Know what you can afford at today’s rates and at a lower rate. For example, on an $800,000 loan, a half-point rate drop saves roughly $270 a month. (That’s a hypothetical, not a quote.)
Ask your lender about rate lock options, so you know your choices if rates move.
Tour now, while you have time and room to negotiate on price, credits and repairs.
Be ready before mid-January, when more buyers return and I see prices going back up.
If you’re selling
Use the next two to three months to get ready, so you can list into the early spring market in mid-to-late January and maximize your resale value.
November: declutter, fix the small things,.
December: paint, tidy the landscaping, plan staging, and book professional photos.
Early January: review a current market analysis with me, settle your pricing strategy, and finalize your list date. Consider a pre-listing inspection.
Living my own recommendations, I’m doing this myself. I’ve been waiting to sell my own home, and I plan to list it in mid-January.
The bottom line
The next few months could be the best time in a while to buy a single-family home, and the best time to get ready to sell. Your own timeline matters most. Let’s talk through it and make a plan that works for you.
Call or text me at 206-931-8706, and I’ll introduce you to a lender if you need one.
General information only. Market forecasts are opinions and aren’t guaranteed. Not financial or legal advice.
© 2026 Fletch Newland Real Estate – Spire One Realty – Mount Lake Terrace, WA.