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National Housing Snapshot for May 2026


Existing-home sales increased by 3.2% month-over-month and year-over-year, according to the National Association of REALTORS® Existing-Home Sales report.

Month-over-month sales increased in the Northeast, Midwest and South, and were unchanged in the West. Year-over-year sales rose in the Midwest, South, and West, and fell in the Northeast.

Total Existing-Home Sales for May

  • 3.2% increase in existing-home sales month-over-month.
  • 3.2% increase in existing-home sales year-over-year to a seasonally adjusted annual rate of 4.17 million.

Inventory in May

  • 1.55 million units: Total housing inventory, up 3.3% from April and up 0.6% from May 2025.
  • 4.5-month supply of unsold inventory, no change from last month and down slightly from 4.6 months one year ago.

Median Sales Price in May

  • 1.3% increase from one year ago ($423,700)—the 35th consecutive month of year-over-year price increases.
  • $429,300: Median existing-home price for all housing types

Read more details, including regional data, here…

Source: National Association of REALTORS® 6/9/26

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Washington State NWMLS Market Update for May 2026


Housing inventory continued to expand across the NWMLS service area in May, giving buyers more choices as the market moved into the summer season. Active listings increased 16.8% year over year and 15.2% from April, reaching 21,381 homes on the market — the highest inventory level recorded so far in 2026. Buyers had access to nearly 2,800 more homes than the previous month, while months of inventory increased to 3.44 months, continuing a gradual shift toward a more balanced market.

Despite ongoing affordability challenges, buyer activity remained steady. Pending sales increased 7.7% from April and closed sales rose 9.5% month over month, reflecting continued market activity as the spring buying season transitioned into summer. Home prices remained remarkably stable despite growing inventory, with the median sales price holding at $650,000 for the second consecutive month and declining less than 1% compared to May 2025.

While inventory levels continued to grow, elevated mortgage rates remained a key factor influencing buyer demand and affordability.

Key Takeaways

Active Listings

  • The total number of properties listed for sale increased 16.8% year over year, with 21,381 active listings on the market at the end of May 2026, compared to 18,310 at the end of May 2025. Month over month, active inventory increased 15.2%, up from 18,563 in April 2026.

Pending and Closed Sales

  • There were 8,168 residential and condominium units under contract in May 2026, a slight decrease of 1.0% compared to May 2025 (8,249). Pending sales increased 7.7% from April 2026, when 7,584 listings were under contract.
  • Closed sales decreased 3.9% year over year, with 6,213 transactions in May 2026 compared to 6,467 in May 2025. Month over month, sales increased 9.5%, up from 5,674 in April 2026.

Median Sales Price

  • The median sales price for residential homes and condominiums sold in May 2026 was $650,000, down 0.8% from May 2025 ($654,995) and unchanged from April 2026.

Source: NWMLS 6/3/26

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Residential Public Marketing


On June 11, 2026, Public Marketing of Residential Homes becomes required by law in Washington State. This means that when a real estate broker is hired to market a home, it must be listed on the NWMLS to ensure it’s visible and available to all brokers and buyers. This process provides sellers with maximum exposure, which helps secure the best price and terms, and also establishes fair and equitable opportunities for all buyers. It isn’t fair when some listings aren’t available to all buyers.

Many real estate brokerages and brokers in WA are looking forward to this law taking effect since it will assure an open, fair, transparent, and comprehensive marketplace for residential properties that promotes competition and fair housing. Buyers and sellers may continue to participate in off-market purchase and sales with the guidance of brokers; the new law doesn’t change this, as it only pertains to marketing.

Have questions? I’m here to help!

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How to Refresh Kitchens Without Breaking the Bank

The meals you cook naturally shift with the seasons. As the weather warms up, slow-braised dishes and hearty stews give way to grilled cuts, while roasted veggies turn into fresh, crisp salads.

It only makes sense that your kitchen follows suit. A refresh doesn’t have to mean a full gut renovation—in fact, designers say that some of the most impactful changes come from just tweaking how the space looks, feels, and functions.

Read the four tips…

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National Housing Snapshot for April 2026


Existing-home sales increased by 0.2% in April 2026. Month-over-month sales increased in the Midwest and South, were unchanged in the Northeast and declined in the West. On a year-over-year basis, sales rose in the South, were flat in the West, and fell in both the Northeast and Midwest.

“Despite mixed macroeconomic signals—including a record-high stock market and historically low consumer confidence—home sales were modestly boosted by the continued improvement in housing affordability,” said NAR Chief Economist Dr. Lawrence Yun. “Mortgage rates are lower from a year ago, and average income growth is outpacing home price gains.”

Yun continued, “Inventory still remains tight. Multiple offers, though not as intense as a few years ago, are still occurring. At the same time, days on market are lengthening on average, implying that consumers are taking their time before making decisions.”

Month-Over-Month

  • 0.2% increase in existing-home sales—seasonally adjusted annual rate of 4.02 million in April
  • 5.8% increase in unsold inventory—1.47 million units equal to 4.4 months’ supply

Year-Over-Year

  • No change in existing-home sales
  • 0.9% increase in median existing-home sales price to $417,700

Read more details, including regional data, here…

Source: National Association of REALTORS® 5/11/26

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Financing Misconceptions


Myth #1: You need a high credit score to qualify — Buyers can qualify for government-backed mortgages and other conventional loan programs with credit scores around 620 — and in some situations, there is no set minimum. The higher the credit score, the more options a buyer has to get a lower interest rate.

Myth #2: A 20% down payment is mandatory — Many loans can require as little as 3% down for first-time buyers, while some VA and USDA loans don’t have any down payment requirement.

Myth #3: Mortgage rates are the worst they’ve ever been — The peak was actually in October 1981, when 30-year rates hit 18.6%. Rates have bounced around the 7% range in recent years and are currently in the 6.4% range after dipping briefly below 6% in late February.

Have questions? Contact me, I’ll be happy to help!

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Washington State NWMLS Market Update for April 2026


Market Recap

Housing supply continued to expand across the NWMLS service area in April, with active listings rising 28.4% year over year and increasing more than 23% from March as the spring market gained momentum. While inventory expanded, market activity remained mixed: closed sales declined 3.7% year over year, even as showings and keybox accesses increased from both March and April 2025. The median sales price remained unchanged from a year ago at $650,000, reflecting a market with more choices for buyers but continued affordability constraints.

Mortgage rates remained elevated in April, with average rates slightly higher than in March, and the Federal Reserve held short-term rates steady, citing ongoing inflation pressures, including rising energy costs. Ongoing global uncertainty, including the war in Iran, continued to put upward pressure on interest rates and weigh on housing demand.

Steven Bourassa, director of the Washington Center for Real Estate Research at the University of Washington, said, “We are continuing to see relatively weak demand in the NWMLS market area (as elsewhere in the U.S.), with listings substantially higher than a year earlier, transactions down almost 4%, and median prices unchanged. At the moment, it is difficult to see any improvement on the horizon with the Iran war stuck in a stalemate.”

Key Takeaways

Active Listings

  • The total number of properties listed for sale increased 28.4% year over year, with 18,563 active listings on the market at the end of April 2026, compared to 14,459 at the end of April 2025. Month over month, active inventory increased by 23.4%, up from 15,049 in March 2026.

Closed Sales

  • Closed sales decreased by 3.7% year over year, with 5,674 transactions in April 2026 compared to 5,887 in April 2025. Month over month, sales increased by 4.7%, up from 5,417 in March 2026.

Median Sales Price

  • The median sales price for residential homes and condominiums sold in April 2026 was $650,000, showing no change from April 2025 ($650,000). Month over month, the median price increased 1.6% from $640,000 in March 2026.
  • The counties with the highest median sales prices were San Juan ($1,225,000), King ($859,000), and Snohomish ($750,000), while the lowest median prices were recorded in Ferry ($250,000), Adams ($290,000), and Columbia ($322,000). 

Source: NWMLS 5/5/26

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How to Boost Curb Appeal in Two Weekends or Less


First impressions matter, especially when you’re selling a home. Long before buyers step inside, they’re forming opinions based on your lawn, your entryway and the overall look from the street. The good news is that you don’t need months of landscaping projects or a big budget to make your home stand out. With just two weekends of focused effort, you can refresh your exterior and create the kind of impact that makes buyers stop and take notice.

Read the details…

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Buyer Preferences Are Shifting



For years, open floor plans have been the gold standard in residential real estate. Home buyers have long been drawn to the airy feel, openness and sunlight-filled spaces.
 
Yet, in recent years, with the rise of working from home, multigenerational households and a general greater emphasis on privacy, home buyers are beginning to reconsider knocking down the walls of their home.

Read more…

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The Down Payment Clock


We talk a lot about how hard it is to save for a down payment. The age of first-time homebuyers has been rising, and the ripple effects are real: delayed homeownership means delayed wealth-building, which means the gap between those who own and those who rent widens.

But, like almost everything in real estate, it’s not the same everywhere. In some markets, the “down payment clock” moves quickly. In others, it moves slowly. And understanding which clock you are on might be one of the most practical insights for buyers.

Read more details…