In short: King County had a lot more homes for sale in August 2026 than a year earlier. According to NWMLS data, residential inventory rose 39.8% to 5,313 homes, and months of supply went from 2.6 to 3.8. The median residential sales price was $925,000, down 6.1% from $985,000 in August 2025. Closed sales fell 12.5% while new listings jumped 32.0%. For buyers, that means more choice and more time. For sellers, it means more competition. If you’re doing both at once, it changes which side of your move carries the most risk.
I’m Aaron Yoon, a broker with eXp Realty. I work with homeowners across Seattle and the surrounding area, including Bellevue, Kirkland, Redmond and Snohomish County. My focus is helping homeowners sell for top dollar by solving the problems others walk away from. Every month I break down the official NWMLS numbers with one question in mind: what do they mean for someone who needs to sell one home and buy another? For the full playbook, start with my guide to buying and selling a home at the same time in Seattle.
All figures below come from the Northwest Multiple Listing Service (NWMLS) “Local Market Update – August 2026” report for King County, current as of September 1, 2026. They cover all of King County, not individual cities.
What happened in the King County housing market in August 2026?
Supply grew much faster than demand. Sellers brought 2,505 new residential listings to market in August, up 32.0% from 1,898 a year earlier. Pending sales, which count homes that went under contract, rose only 2.9%, from 1,522 to 1,566. Closed sales fell 12.5%, from 1,582 to 1,385.
As a result, 5,313 residential homes were for sale at the end of August, up 39.8% from 3,801. Condos followed a similar pattern, with weaker buyer activity.
King County residential market: August 2026 at a glance
| Residential (NWMLS) | Aug 2025 | Aug 2026 | Change |
|---|---|---|---|
| New listings | 1,898 | 2,505 | +32.0% |
| Pending sales | 1,522 | 1,566 | +2.9% |
| Closed sales | 1,582 | 1,385 | -12.5% |
| Days on market until sale | 28 | 32 | +14.3% |
| Median sales price* | $985,000 | $925,000 | -6.1% |
| Average sales price* | $1,255,386 | $1,210,594 | -3.6% |
| Percent of list price received* | 99.4% | 98.8% | -0.6% |
| Inventory of homes for sale | 3,801 | 5,313 | +39.8% |
| Months supply of inventory | 2.6 | 3.8 | +46.2% |
Year to date through August, NWMLS reports 21,114 new residential listings (up 13.4% from 18,611), 11,967 pending sales (down 3.5% from 12,399) and 11,188 closed sales (down 5.1% from 11,786). The year-to-date median sales price was $957,000, down 3.5% from $992,000. Homes took a median 28 days to sell year to date, compared with 23 days through August 2025, and sellers received 99.9% of list price on average, compared with 101.0%.
How did King County condos do in August 2026?
| Condo (NWMLS) | Aug 2025 | Aug 2026 | Change |
|---|---|---|---|
| New listings | 736 | 884 | +20.1% |
| Pending sales | 470 | 382 | -18.7% |
| Closed sales | 479 | 327 | -31.7% |
| Days on market until sale | 44 | 53 | +20.5% |
| Median sales price* | $545,000 | $518,000 | -5.0% |
| Average sales price* | $696,276 | $645,978 | -7.2% |
| Percent of list price received* | 98.5% | 97.6% | -0.9% |
| Inventory of homes for sale | 2,043 | 2,521 | +23.4% |
| Months supply of inventory | 4.3 | 6.2 | +44.2% |
Condos were the softer part of the market. Pending condo sales fell 18.7% and closed sales fell 31.7%, while condo inventory rose 23.4% to 2,521 units. Months of supply reached 6.2, up from 4.3. Year to date, the median condo price was $530,000, down 7.8% from $575,000, and condo closed sales were down 18.3% (3,221 versus 3,942).
NWMLS notes that price figures and percent of list price received do not account for sale concessions and/or down payment assistance. Percent changes are calculated using rounded figures and can sometimes look extreme due to small sample size.
Is King County a buyer’s market or a seller’s market right now?
The numbers point toward a more balanced market than last year. Months of supply measures how long current inventory would last at the current pace of sales. It went from 2.6 to 3.8 for residential homes and from 4.3 to 6.2 for condos. Homes are also taking longer to sell (a median of 32 days, up from 28) and selling for a bit less relative to list price (98.8%, down from 99.4%).
County-wide numbers blend very different neighborhoods and price ranges, so I pull neighborhood-level data for every client before we set a price or write an offer.
What does this market mean if you’re buying and selling at the same time?
When inventory rises sharply, the two halves of your move pull in opposite directions.
On the buying side, you have more room. More listings mean more homes to choose from and, in many cases, more time to decide. When homes take longer to sell, sellers may be more open to terms that help you, like a longer closing, a rent-back or an offer that depends on your home selling. My guide to contingent offers in Washington explains how a home sale contingency works and how to make one more competitive.
On the selling side, you have more competition. With 5,313 residential homes on the market and new listings up 32.0%, buyers can compare your home against more alternatives. Pricing, preparation and presentation matter more when buyers have options. An overpriced listing can sit, and a longer sale is exactly what you don’t want when your next purchase depends on it.
The risk shifts toward the sale. In a tight market, the hard part is winning the house you want. In a market with more supply, the harder part is often selling your current home on your timeline. That’s worth thinking about before you choose an order of operations. My sell first or buy first guide walks through that decision step by step.
Should you sell first or buy first in this market?
There’s no single right answer, but this kind of market changes the math.
- Selling first gives you certainty about your proceeds before you commit to a purchase. With more homes available to buy, the fear of not finding a home in time may be smaller than it was a year ago. A seller rent-back agreement can let you stay in your home after closing while you shop.
- Buying first lets you move once and shop without a sale contingency, but you’ll need a way to cover the down payment and possibly two housing payments until your home sells. If your home takes longer to sell, the overlap costs more. A bridge loan or a home equity line of credit is one way some homeowners handle this.
- A hybrid plan is common: get your home ready and priced right, go under contract, then make an offer on the next home with a short contingency or a negotiated rent-back.
If financing is part of your plan, I’m happy to introduce you to local lenders I work with so you can compare options.
Financing information in this post is educational only and is not a loan offer or a commitment to lend. Loan programs, rates, fees and terms vary by lender and borrower and change often. Talk to a licensed mortgage lender about your specific situation.
What do King County sellers need to do differently right now?
When buyers have more choice, details matter more:
- Price for today’s market, not last spring’s. Use recent closed and pending sales nearby, and watch how long competing homes sit.
- Fix the problems buyers will find anyway. Pre-listing inspections and repairs can prevent surprises that derail a deal your purchase depends on.
- Prepare and present the home well. Clean, repaired, well-photographed homes tend to stand out when buyers are comparing many listings.
- Plan your timeline backward from your purchase. Know when you need to be under contract to keep your next move on track, and agree on a pricing adjustment plan in advance.
How does the market look in my King County city?
County-wide data is a starting point. For local context and strategy, see my city guides for Bellevue, Kirkland, Redmond, Sammamish, Issaquah, Bothell, Woodinville, Mercer Island and Shoreline.
Moving between counties? Read my Snohomish County housing market update for August 2026 too.
Rates moved after August too, see our note on mortgage rates topping 7%.
Frequently asked questions
What was the median home price in King County in August 2026?
According to NWMLS, the median residential sales price in King County was $925,000 in August 2026, down 6.1% from $985,000 in August 2025. The median condo price was $518,000, down 5.0% from $545,000. NWMLS notes these prices do not account for sale concessions or down payment assistance.
How many months of supply does King County have?
NWMLS reported 3.8 months of supply for residential homes in August 2026, up from 2.6 a year earlier, and 6.2 months for condos, up from 4.3.
Are homes selling fast in King County?
Homes are taking somewhat longer. The median days on market until sale was 32 for residential homes in August 2026, compared with 28 in August 2025. For condos, it was 53 days compared with 44.
Is now a good time to buy and sell at the same time in King County?
It depends on your equity, finances and timeline. More inventory generally gives buyers more choice, while sellers face more competition. The right plan is the one that fits your situation, and I’m happy to walk through it with you.
Talk through your move with Aaron
Planning to sell one home and buy another? Book a call with Aaron to talk through your timing, equity and options, and get a local read on what this market means for your home.
Aaron Yoon, Broker, eXp Realty. Source: Northwest Multiple Listing Service (NWMLS), Local Market Update – August 2026, King County, current as of September 1, 2026. Report © 2026 ShowingTime Plus, LLC. Price figures do not account for sale concessions and/or down payment assistance. Financing information in this post is educational only and is not a loan offer or a commitment to lend. Loan programs, rates, fees and terms vary by lender and borrower and change often. Talk to a licensed mortgage lender about your specific situation.
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