As we step into 2026, homeowners and buyers across Western Washington want a clear read on where the market is headed. After several years of sharp shifts in interest rates, low inventory, and changing migration patterns, people want clarity. The good news is that this year is shaping up to be more predictable. The challenge is that the story looks different depending on where you live.

Here’s a practical breakdown of what you can expect in 2026 across Snohomish, King, Grays Harbor, and Clallam counties. This is a forward-looking review based on current data, regional trends, and the realities of our local markets.

1. Inventory Will Improve Slightly, but Not Enough to Create a Buyer’s Market

Most areas across Western Washington will see more homes hit the market compared to the past two years. That said, it won’t be enough to tilt the scale. Snohomish and King County remain supply-starved. Grays Harbor and the Olympic Peninsula will see more movement, though even those areas continue to have lower-than-normal inventory due to slower building cycles and steady buyer demand.

What this means for you:
• Buyers will have a bit more breathing room.
• Sellers will still hold the advantage if the home is priced well and shows in good condition.

Homes that are priced right and presented well will continue to move quickly. Anything that misses on either one will sit longer than expected.

2. Buyers Are Still Prioritizing Affordability and Lifestyle

Affordability continues to push people north, south, and west.
• Snohomish County remains the “pressure valve” for King County pricing.
• Grays Harbor continues to attract buyers who want coastal living without Puget Sound prices.
• Port Angeles and Sequim will keep drawing retirees, remote workers, and buyers seeking more space.
• Bellevue and the Eastside still hold strong demand, but buyers are far more selective.

This shift isn’t slowing. If anything, it grows stronger each year as people realign their lifestyle and financial priorities.

3. Mortgage Rates Should Stabilize and Slowly Trend Downward

Most economic forecasts point to slow, steady movement instead of the roller coaster of 2022–2024.
• Buyers who were priced out may re-enter.
• Sellers holding ultra-low rates may finally feel ready to move.
• Move-up buyers will become more active again.

A stable rate environment builds confidence. Confidence builds activity.

4. Pricing Will Rise, but the Pace Will Differ by Region

Not all parts of Western Washington appreciate at the same rate.
Here’s the current trajectory:
• King County. Slow, steady growth. High demand, limited land.
• Snohomish County. Strong growth fueled by relocation buyers and continued job expansion.
• Grays Harbor. Moderate growth with big jumps in areas near the coast or with investment potential.
• Clallam County. Stable growth driven by retiree migration and out-of-area buyers.

Prices aren’t expected to spike. Instead, look for small, consistent gains that favor sellers but don’t overwhelm buyers.

5. Condition Will Matter More Than Ever

This is the part sellers sometimes underestimate. Buyers in 2026 are willing to pay for homes that are well cared for. They are not interested in taking on deferred maintenance, especially in coastal or rural areas where repairs can be more expensive.

Across all counties, the homes selling fastest share these traits:
• Clean and maintained
• Updated mechanically (roof, HVAC, windows)
• Move-in ready
• Realistic pricing

Buyers are rewarding quality and passing over anything that feels like a project.

6. New Construction Will Stay Restricted

Across Western Washington, the story stays the same.
Limited land. High building costs. Slow permitting.
This means new construction will remain tight, especially in King and Snohomish counties.

Expect:
• Higher demand for resale homes
• Strong value for updated properties
• Fewer “starter home” options for first-time buyers

In areas like Grays Harbor and the Peninsula, new builds will continue to appear in smaller pockets, but large-scale development isn’t likely.

7. Local Knowledge Will Matter More in 2026

Each of your service areas has its own realities.
• King County: Competition and speed matter.
• Snohomish County: Pricing and strategy matter.
• Grays Harbor: Flood zones, coastal insurance, and property condition matter.
• Clallam County: Wells, septic systems, and land use matter.

Working with someone who understands the nuance isn’t optional anymore. It protects your financial outcome.

The Western Washington market in 2026 won’t be chaotic. It’ll be steady, strategic, and driven by the basics. Buyers who prepare early and understand the local landscape will be in a strong position. Sellers who invest in presentation and pricing will continue to benefit from the demand. Whether you’re thinking of making a move or just want clarity for the year ahead, now is the time to start the conversation. The right plan will put you ahead of the curve.