June Eastside Stats

June 2026 Eastside Market Update

TL;DR: Prices are down and trending lower. The market is balanced but feels different than it did a year ago. Well-priced homes are still moving — but buyers know they have options.

May data is in, and I’m going to be straight with you: prices are down. The median sold price on the Eastside came in at $1.51M — down 6% from April and down 8% year over year. That’s the second consecutive year of year-over-year declines.

And when you zoom out, the picture is genuinely erratic — May’s number is higher than May 2023, but lower than 2022, 2024, and 2025. There’s no clean story here, which is exactly why I’d caution against anchoring to any single data point. What I can say is that the overall direction is downward, and I think it’s worth saying that plainly.

That said, the market isn’t frozen. Nearly 80% of homes sold within 30 days, and 41% sold at or above list price — essentially flat from last month’s 44%. At 2.9 months of inventory, we are in a balanced market, but we are in uncharted recent territory.

Last year at this time we were at 2.1 months — also technically balanced — and this doesn’t feel the same. That extra inventory is real, buyers know it, and they’re acting accordingly.

So what does this mean?

Sellers: This is not a “let’s just try it” market. With inventory at decade-high levels and prices trending down, aspirational pricing isn’t a strategy — it’s a liability. Price based on what’s pending and what’s actively competing with you right now, not what closed a few months ago. First impressions are everything, and you don’t get a second one.

Buyers: If the monthly payment works and you plan to stay five or more years, this is genuinely a good time to buy. More inventory, more negotiating room, and prices that are lower than they were a year ago. If the time is right for you, have the courage to jump in!