Should I Sell My House Now or Wait? What Seattle’s Market Is Actually Telling You

Should I sell my house now or wait in Seattle’s current market?

In Seattle’s current market, the data points in two directions at once. King County’s median home price fell 5.3% year-over-year to $859,000, and active listings are up 34.9% from last year. Buyers have more options and more leverage than they’ve had in years. But for sellers with a real reason to move – relocation, downsizing, divorce, estate – trying to time the macro is generally a losing strategy. If your home is priced correctly and well-prepared, it will sell in this market. If you’re waiting for prices to bounce back to 2022 peak levels, the data doesn’t support that bet in the near term.

This is the question I’m getting from every seller right now – and I’m not going to give you a “it depends” non-answer. Here’s the honest read.

What the Seattle Market Actually Looks Like Right Now

Right now:

Metric	Current reading
King County median sale price	$859,000 (down from $907,000 a year earlier – a 5.3% year-over-year decline)
Active King County listings	3,031, up 14.5% from a year ago
Months of supply	2.9 months – technically still a seller’s market, but the softest it’s been since 2019
Days on market	Well-priced homes moving in under three weeks; overpriced homes averaging 56–77 days

This is not a crashed market. It’s a normalizing one. Qualified buyers are still actively shopping – they’re just comparing harder and moving slower.

The Case for Selling Now

Inventory is up, which helps you as a buyer next. If you’re selling to move up or relocate within the market, higher inventory means more options and less competition when you buy.

The inventory window may close. If mortgage rates drop meaningfully, more buyers re-enter simultaneously, inventory gets absorbed faster, and sellers lose leverage. The buyer-friendly conditions right now are partly a product of elevated rates.

Well-prepared homes are still winning. In the right neighborhoods and price bands – Shoreline, Bothell, Kenmore, parts of Kirkland – well-priced, well-presented listings are still drawing multiple offers.

The Case for Waiting

If you’re counting on prices recovering to 2022 levels: That’s probably not happening in the next 12–18 months. Waiting for a return to peak is a bet against the current trajectory.

If rates drop significantly: A meaningful rate drop would expand the buyer pool and could push prices up. If you can afford to wait and believe rates will fall by 150+ basis points in the next year, there’s an argument for patience.

If your home needs significant work: Selling an unprepared home is harder right now. If you need 2–3 months to properly prepare the property, wait and do it right.

The Framework That Actually Helps

Instead of trying to time the market, ask yourself:

1. What is your actual reason for selling? Relocation, downsizing, estate settlement, divorce, and financial need are real drivers. “The market might get better” is wishful thinking.

2. What is your time horizon? If you’re buying within the same market immediately after selling, price fluctuations largely cancel out.

3. What does your net sheet look like? At $859,000 with your existing loan payoff, what do you net? If that number works for your next step, the market’s current level may be irrelevant. For a complete cost breakdown, see this full seller cost breakdown.

4. Is your home competitive as-is? Buyers right now are choosing between more options. A home that would have sold in a weekend during the last market peak may sit for 30 days if it needs work or is priced optimistically.

What I Tell My Clients

For sellers who have a genuine reason to move, my answer is usually: let’s get the home ready, price it right, and you’ll be fine in this market.

The sellers who struggle right now overprice hoping to “leave room to negotiate,” skip preparation because “the market will handle it,” or wait for a recovery that may not come on their timeline. The sellers who do well treat this like the transaction it is: run the numbers, invest in presentation, price based on current comps, and execute cleanly.

Related reading: If your home is already listed and sitting, here is what to do when your Seattle house isn’t selling.

Frequently Asked Questions

Is Seattle’s housing market going up or down right now?
King County’s median fell 5.3% year-over-year to $859,000. The market is normalizing – prices are softer, buyers have more options, but demand hasn’t disappeared. Well-priced, well-prepared homes are still selling.

Is now a good time to sell a house in Seattle?
If you have a genuine need to move and you’re willing to price and prepare your home correctly, the current market will work for you. If you’re waiting for a return to peak prices from a few years back, the near-term data doesn’t support that timeline.

How long does it take to sell a house in Seattle right now?
Well-priced, well-prepared homes are selling in under three weeks. Overpriced or poorly prepared homes are averaging 56–77 days. The gap between execution quality and market time has never been wider.

What month is best to list a home in Seattle?
Historically, late April through May is the strongest window. But well-prepared homes sell in any month – the market rewards quality year-round.

Text HOME to 206-245-8813 for an honest assessment of what your home would net today. Or download the free Seller’s Guide.

About Emily Cressey
Emily Cressey is a REALTOR®, Broker, and Team Lead at HomePro Associates at Keller Williams Greater Seattle. 23 years of experience in King and Snohomish counties. Visit HomeProAssociates.com or text HOME to 206-245-8813.