Q3 2025 Greater Seattle Real Estate Market Update: What to Expect Heading Into Q4
The Greater Seattle real estate market saw some meaningful seasonal shifts in Q3 2025, especially when compared to the high-activity months of spring and early summer. In this report, we’ll break down the latest trends across King and Snohomish counties, analyze how Q3 performed versus both Q2 2025 and Q3 2024, and share key strategies for buyers and sellers as we head into Q4 and begin planning for 2026.
If you prefer a visual breakdown, be sure to watch the full video update at the end of this article.
Q2 2025 vs. Q3 2025: A Seasonal Slowdown Across King & Snohomish Counties
As expected for late summer, both counties experienced a cooling in activity compared to Q2 — historically one of the peak housing seasons in the Pacific Northwest.
📉 Fewer New Listings
King County: New listings dropped 19% from Q2
Snohomish County: Down 14%
📉 Homes Sold Also Declined
King County: Sales decreased 6%
Snohomish County: Down 3%
This aligns with typical seasonal cycles: homeowners tend to list in spring and buyers often pause heading into late summer vacations and back-to-school schedules.
⏳ Homes Took Longer to Sell
King County: Average days on market rose to 31 days (+48%)
Snohomish County: Reached 30 days (+50%)
This increase doesn't indicate distress—just slower buyer urgency compared to the competitive spring months.
🏷️ Homes Sold Below Asking Price
One of the biggest shifts this quarter:
Homes in both counties sold below list price on average—a change from the at- or above-list norms of Q2.
This signals improved negotiating power for buyers and a need for slightly more patience from sellers.
💰 Average Sales Prices
King County: $1,123,784 (-3% from Q2)
Snohomish County: $838,205 (-3% from Q2)
While down slightly from Q2, these price adjustments are moderate and mirror the softer summer demand rather than any fundamental shift in market health.
Q3 2025 vs. Q3 2024: Year-Over-Year Trends Point to More Inventory
Even with the Q2→Q3 slowdown, the market is still outpacing Q3 of last year in several important ways.
📈 More New Listings Than Last Year
King County: +9%
Snohomish County: +7%
This increase means buyers had more options this year, despite the seasonal dip from Q2.
📉 Homes Sold: Mixed Results
King County: No change
Snohomish County: -8%
Sales volume stayed relatively steady in King County but softened slightly in Snohomish.
⏳ Homes Stayed on the Market Longer vs. Last Year
King County: Avg. 31 days, up 41% from Q3 2024
Snohomish County: Avg. 30 days, up 50%
This longer market time reinforces a gradual return to more balanced market conditions where buyers can take more time and sellers must be strategic with pricing and presentation.
💰 Prices Held Steady Year-Over-Year
Both counties: Average prices remained essentially unchanged from Q3 2024
This stability suggests that while the pace of the market has cooled, overall values in Greater Seattle remain strong.
What Q3 Tells Us About Market Dynamics
Even though Q3 saw fewer new listings than Q2, homes were still selling — they simply took longer and often required pricing adjustments or buyer incentives to go under contract.
This reflects a more balanced and healthy market rather than a downturn:
Buyers gained a bit of leverage
Sellers benefited from YoY price stability, but needed patience
Inventory remained limited enough to support strong home values
Strategies for Q4 2025 and Planning Ahead for 2026
For Buyers: Negotiation Opportunities Are Back
Q4 often brings motivated sellers and less competition. With homes trending slightly below list price, buyers can also explore creative negotiation tactics such as:
✔ Closing credits
✔ Repairs paid by seller
✔ Rate buydown contributions
✔ Flexible closing timelines
If you'd like personalized negotiation strategies, I'm always happy to walk you through the options that can save you money or strengthen your offer.
For Sellers: Consider Listing in Q1 2026
If you’re not in a rush, holding off until early 2026 may set you up for better results. The first quarter typically brings:
New buyers returning after the holidays
Lower inventory until about February or March
Renewed job-relocation activity
Higher search traffic and engagement
Now is the ideal time to prepare your home, including:
✔ Cleaning gutters
✔ Trimming trees
✔ Servicing HVAC & major mechanicals
✔ Conducting a pre-inspection to know what you may need to repair and so there are no surprises when you do go to list
✔ Completing easy repairs that boost value like updated flooring, lighting, or paint
These steps can significantly elevate your position once the stronger spring market arrives.
Final Thoughts
Q3 brought predictable seasonal shifts, but Greater Seattle continues to show stability, resilience, and long-term growth. Whether you're buying or selling, understanding these trends can help you make strategic, confident decisions.
👉 For the full breakdown and deeper insights, watch the complete video update below!
If you’d like tailored guidance for your home or neighborhood, feel free to reach out anytime.
Meet Veronica Morss
As a Washington native, Kirkland expert, and award-winning agent, Veronica Morss brings unmatched local insight and a client-first mindset to every real estate transaction. With a proven track record in multimillion-dollar negotiations, she blends deep neighborhood knowledge with the latest marketing strategies to help buyers, sellers, and investors succeed across the competitive Greater Seattle market. Supported by eXp Realty’s global reach, Veronica combines hyper-local expertise with world-class resources to deliver exceptional results, especially within the luxury segment. Her commitment to creative solutions, cutting edge strategy, and white glove service makes her a trusted advisor throughout every stage of the real estate journey.
Veronica Morss, Real Estate Broker
206-853-3491