The King County housing market in 2026 is softer but far from uniform. The median single-family home sold for $950,000 from January through August, down 3.6% from the same months of 2025. Underneath that number, Eastside areas run from about $1.24 million to $3.65 million, while most of South King County sits between $636,000 and $760,000.
I have spent more than 25 years closing loans around Puget Sound, and I do not sell, I educate. A countywide median is a useful headline, but it hides what you actually face in Kent versus Kirkland. This report breaks King County into its five regions using Northwest MLS map-area data, then shows where each one lands against the 2026 loan limit. For the bigger picture on loans, programs, and costs, start with my King County home loans hub.
King County Housing Market 2026 at a Glance
Here is the county as a whole. I use year-to-date figures (January through August) for most of this report, because a single month in a small area can swing a median by six figures.
| King County (NWMLS) | 2026 | 2025 |
|---|---|---|
| Single-family median sale price, Jan to Aug | $950,000 | $985,750 |
| Single-family median sale price, August | $920,000 | $990,000 |
| Condo median sale price, Jan to Aug | $526,400 | $575,000 |
| Single-family homes sold, Jan to Aug | 11,300 | 11,825 |
| Homes and condos for sale at the end of August | 7,703 | 5,925 |
| Average days on market, single-family sales, Jan to Aug | 30 | 24 |
All figures in this report come from the NWMLS King County area statistics report for August 2026.
What this means for you: prices have eased a few percent, sales are down about 4%, and there are about 30% more homes and condos for sale than a year ago. Homes are also taking about six days longer to sell. None of that is a crash. It is a market where buyers have more choice and more time, and where a well-priced home still sells in about a month.
How Do King County Home Prices Differ by Area?
NWMLS splits King County into about 30 map areas and groups them into five regions: Seattle, the Eastside, North King, Southwest King, and Southeast King. The gap between them is enormous. The most expensive area’s median is more than five times the least expensive one, so “the King County market” really means five different markets that happen to share a loan limit.
Seattle
| NWMLS area | Single-family median, Jan to Aug 2026 | Same period 2025 | Change |
|---|---|---|---|
| Queen Anne, Magnolia (700) | $1,360,000 | $1,420,000 | -4.2% |
| Central Seattle, Madison Park, Capitol Hill (390) | $1,150,000 | $1,180,000 | -2.5% |
| North Seattle (710) | $1,094,000 | $1,152,000 | -5.0% |
| Ballard, Green Lake, Greenwood (705) | $960,050 | $987,000 | -2.7% |
| West Seattle (140) | $830,500 | $850,000 | -2.3% |
| Southeast Seattle: Leshi, Mount Baker, Seward Park (380) | $818,500 | $850,000 | -3.7% |
| Beacon Hill area (385) | $720,000 | $752,000 | -4.3% |
Every Seattle area is down a little, by roughly 2% to 5%. The big story is the spread: a Beacon Hill house and a Queen Anne house differ by about $640,000 at the median. Ballard, Green Lake, and Greenwood (area 705) is the busiest area in the county, with 1,124 single-family sales so far this year, so its median is one of the most reliable numbers in this report. Downtown Seattle (area 701) is almost entirely condos and is covered in the condo section below. My Seattle neighborhood mortgage guide goes neighborhood by neighborhood.
The Eastside
| NWMLS area | Single-family median, Jan to Aug 2026 | Same period 2025 | Change |
|---|---|---|---|
| Bellevue, west of I-405 (520) | $3,650,000 | $3,725,000 | -2.0% |
| Mercer Island (510) | $2,450,000 | $2,510,000 | -2.4% |
| Kirkland, Bridle Trails (560) | $1,970,000 | $2,070,000 | -4.8% |
| Bellevue, east of I-405 (530) | $1,650,000 | $1,660,000 | -0.6% |
| Eastside, south of I-90 (500) | $1,600,500 | $1,780,000 | -10.1% |
| East of Lake Sammamish (540) | $1,449,998 | $1,550,000 | -6.5% |
| Redmond, Carnation (550) | $1,350,000 | $1,366,976 | -1.2% |
| Juanita, Woodinville (600) | $1,244,300 | $1,300,000 | -4.3% |
Every Eastside area has a median above the $1,063,750 conforming loan limit. That does not make every purchase a jumbo loan, because the loan amount is what counts, not the price. But it does mean most Eastside buyers are either putting a large down payment toward a conforming loan or using jumbo financing. The biggest drop is in area 500, south of I-90, at about 10%, while Bellevue east of I-405 is nearly flat. My Bellevue, Kirkland, and Redmond guides cover each city in more detail.
North King County
| NWMLS area | Single-family median, Jan to Aug 2026 | Same period 2025 | Change |
|---|---|---|---|
| Lake Forest Park, Kenmore (720) | $910,000 | $939,000 | -3.1% |
| Richmond Beach, Shoreline (715) | $842,500 | $900,000 | -6.4% |
North King sits in the sweet spot for conforming loans: high enough to need a solid income, low enough that even a small down payment keeps the loan under the limit. Shoreline’s 6.4% drop is one of the larger ones in the county, which is worth knowing if you have been watching the light rail station areas there. See my Shoreline guide and Lake Forest Park home loan guide.
South King County
| NWMLS area | Single-family median, Jan to Aug 2026 | Same period 2025 | Change |
|---|---|---|---|
| Renton Highlands, Kennydale (350) | $850,028 | $901,500 | -5.7% |
| Renton, Benson Hill (340) | $760,000 | $775,000 | -1.9% |
| Black Diamond, Maple Valley (320) | $749,950 | $764,000 | -1.8% |
| Burien, Normandy Park (130) | $701,000 | $699,950 | +0.2% |
| Kent (330) | $700,000 | $710,000 | -1.4% |
| Skyway (360) | $680,000 | $664,940 | +2.3% |
| West Hill Auburn, Jovita (100) | $667,500 | $655,000 | +1.9% |
| Auburn (310) | $650,000 | $615,000 | +5.7% |
| Enumclaw (300) | $650,000 | $655,000 | -0.8% |
| Federal Way, Dash Point (110) | $650,000 | $645,000 | +0.8% |
| Des Moines, Redondo (120) | $636,000 | $659,950 | -3.6% |
South King County is the only region where several areas are up from last year: Auburn, Skyway, West Hill Auburn, Federal Way, and Burien. One likely reason: these are the price points where a household on one or two ordinary incomes can still buy a house, so demand stays steady even when Seattle and the Eastside cool. Most of these medians fall under the House Key Opportunity down payment program’s $725,000 price cap, which matters for first-time buyers. My Renton, Kent, and Des Moines guides go deeper.
Comparing two parts of King County and wondering how the financing changes between them? I am glad to run both price points side by side so you can see the real difference in cash to close. Call me at (206) 601-3426 or send a quick email, and we will keep it pressure-free.
Where Does the King County Housing Market Cross Into Jumbo Loans?
King County’s 2026 conforming loan limit is $1,063,750 for a one-unit home. A loan above that is a jumbo loan, which usually asks for a larger down payment, stronger credit, and more cash left in reserve after closing. The table below shows, as an illustrative example, the down payment you would need at each area’s median price to keep the loan at or under the limit.
| NWMLS area | 2026 median | Down payment to stay conforming |
|---|---|---|
| North Seattle (710) | $1,094,000 | About 3% |
| Central Seattle, Capitol Hill (390) | $1,150,000 | About 7.5% |
| Juanita, Woodinville (600) | $1,244,300 | About 14.5% |
| Redmond, Carnation (550) | $1,350,000 | About 21% |
| Queen Anne, Magnolia (700) | $1,360,000 | About 22% |
| East of Lake Sammamish (540) | $1,449,998 | About 27% |
| Bellevue, east of I-405 (530) | $1,650,000 | About 36% |
| Kirkland, Mercer Island, West Bellevue (560, 510, 520) | $1,970,000 and up | Typically jumbo |
Every other area in the county has a median under the limit, so a buyer at the median there can stay conforming with any standard down payment. Loan limits come from the FHFA conforming loan limit data, and every loan is subject to credit approval and a full loan estimate.
Here is how to read this. If you are shopping in Redmond at the median, you can either bring about 21% down and keep a conforming loan, or bring less and use a jumbo loan. Neither is automatically better. Some jumbo programs allow 10% down, and the right choice depends on your reserves, your income type, and how long you plan to stay. My jumbo home loan guide and the comparison of 10% vs 20% down on a jumbo loan walk through that decision.
Is the King County Housing Market Favoring Buyers in 2026?
The clearest signal is inventory. Months of supply measures how long it would take to sell every listing at the current pace of sales. A low number favors sellers; a higher one gives buyers more room. Here is each region at the end of August.
| Region (homes and condos) | For sale, end of August | Sold in August | Months of supply |
|---|---|---|---|
| Eastside | 2,665 | 558 | 4.8 |
| Seattle | 2,699 | 596 | 4.5 |
| Southeast King | 1,393 | 364 | 3.8 |
| North King | 186 | 54 | 3.4 |
| Southwest King | 717 | 210 | 3.4 |
| All of King County | 7,703 | 1,791 | 4.3 |
Months of supply is my calculation from the NWMLS listing and sales counts, grouping map areas into regions the way NWMLS does. Many agents treat somewhere around four to six months as a balanced market. By that yardstick, the Eastside and Seattle have moved into balanced territory, where buyers can negotiate on price, ask for repairs, or request a seller credit toward closing costs. South and North King are still a bit tighter, so the best-priced homes there can still draw more than one offer.
Days on market tell the same story. Single-family homes are averaging about 30 days to sell this year, up from 24. That extra week is time you can use to get an inspection, compare loan options, and avoid waiving protections you would rather keep.
King County Condo Prices in 2026
Condos have softened more than houses. The countywide condo median is $526,400 so far this year, down about 8.5% from $575,000. Downtown Seattle (area 701), which is almost all condos, is down about 11.4%, from $667,250 to $591,000. At the other end, Kirkland’s condo median is about $999,900 and West Bellevue’s about $881,250, both lower than last year.
Lower condo prices can be a real opening, especially for first-time buyers. The catch is that condo financing depends on the building as well as on you. The lender reviews the homeowners association’s budget, reserves, insurance, and owner-occupancy, and some buildings do not meet conventional or FHA guidelines. I always recommend checking that before you write an offer.
What the King County Housing Market 2026 Means for You
If you are buying your first home, South King County and the Seattle areas under $850,000 give you the most room under the loan limit and the most down payment assistance options. More inventory means you can be choosy. Try your numbers in my Seattle mortgage calculator before you tour.
If you are moving up on the Eastside, the softer market works in your favor on the buy side, but it also means your current home may take longer to sell. Plan your down payment and your timeline together, and decide early whether you want a conforming loan with a larger down payment or a jumbo loan with more cash in reserve.
If you are comparing counties, south Snohomish County offers lower prices under the same loan limit. My Snohomish County vs King County comparison and the Snohomish County housing market report show the trade-offs.
If you are focused on Seattle, my answer to whether 2026 is a good time to buy in Seattle covers the city-only view.
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Frequently Asked Questions: King County Housing Market 2026
What is the median home price in King County in 2026?
According to NWMLS, the median single-family sale price in King County was $950,000 from January through August 2026, down from $985,750 in the same months of 2025. The August median alone was $920,000. The condo median for January through August was $526,400.
Are home prices dropping in King County?
Modestly, and not everywhere. The countywide single-family median is down 3.6% year to date, with Seattle and Eastside areas down anywhere from less than 1% to about 10%. Several South King areas, including Auburn, Skyway, Federal Way, and Burien, are flat to slightly up.
What is the most affordable part of King County?
South King County has the lowest single-family medians, led by Des Moines and Redondo at about $636,000 and Federal Way, Auburn, and Enumclaw at about $650,000 for January through August 2026. In Seattle, the Beacon Hill area is the most affordable at about $720,000.
Is King County a buyer's market in 2026?
It is closer to balanced than it has been in years. The county had about 4.3 months of supply at the end of August, with the Eastside near 4.8 and Seattle near 4.5, so buyers there have more room to negotiate. South and North King are tighter at about 3.4 to 3.8 months.
Do I need a jumbo loan to buy on the Eastside?
Not always. Every Eastside area has a median above the $1,063,750 conforming limit, but the loan amount is what matters. At the Juanita and Woodinville median of about $1,244,300, a down payment of about 14.5% keeps the loan conforming, while in Kirkland, Mercer Island, and West Bellevue most purchases typically use jumbo financing.
How long does it take to sell a home in King County in 2026?
Single-family homes averaged about 30 days on market from January through August 2026, up from 24 days a year earlier. Well-priced homes in tighter areas still sell faster, while higher-priced Eastside listings often take longer.
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Ready to Talk Through the King County Housing Market 2026?
The King County market is giving buyers something they have not had in a while: time and choice. The right move depends on which of these five markets you are shopping in and how your financing lines up with the loan limit. Let's connect to talk about your goals.
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Tell me the part of King County you are considering, and I will show you whether you land in conforming or jumbo territory and what your cash to close could look like.
Keith Akada, NMLS #112443, The Mortgage Reel
Phone: (206) 601-3426
Email: keith@mortgagereel.com
Website: themortgagereel.com
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Keep exploring: King County home loans, Bellevue, Kent, Snohomish County housing market 2026, and jumbo home loans.