Eastside Market Report — July 2026
Here's what actually happened on the Eastside this month — not the national headlines, the real local numbers I'm seeing on the ground.
The topline: prices have softened modestly year-over-year across most Eastside cities, though this isn't a uniform market — Issaquah is actually up in its most competitive pockets while most other cities are flat to down slightly.
City-by-city snapshot:
Sammamish — median price $1.5-1.6M, homes selling in 5-29 days depending on price tier, prices down slightly year-over-year.
Bellevue — median price $1.5M, homes going pending in about 8 days, prices flat to down slightly.
Issaquah — median price $1.05-1.15M, the one bright spot this month with Issaquah Highlands up roughly 9% year-over-year.
Redmond — median price $1.05-1.25M, moderate days on market, prices down slightly.
Kirkland — median price $1.2-1.4M, days on market ranging 13-38 depending on neighborhood, prices down in the double digits year-over-year by some readings — this is the widest source disagreement of any city this month, worth a direct MLS check before quoting a specific figure publicly.
Mercer Island — median price $2.1-2.6M, homes moving in 5-22 days, prices down modestly.
Woodinville — median price $1.2-1.5M, the least consistent figure across data sources this month, needs a direct MLS pull before publishing a specific number.
What's driving it: mortgage rates easing gradually into the low-to-mid 6% range, inventory still tight almost everywhere relative to historical norms, but homes still moving fast when priced right.
What I'm telling buyers this month: this is a positioning market, not a timing market. Waiting for a dramatic correction has been a losing bet for years running on the Eastside specifically, given the underlying fundamentals of job growth and limited buildable land.
What I'm telling sellers this month: pricing precision matters more now than it did two years ago. Overpricing and expecting the market to catch up remains the single biggest mistake I'm seeing.