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July 2026 Eastside Market Update
Let’s talk inventory, because it’s the defining story this month. At 3.3 months of supply, we’ve blown past anything we’ve seen in over a decade. This eclipses the rough patch of 2018 — which I remember clearly — and appears to reach back to around 2014, which honestly feels like a different era. I was there for both, and this one has its own character.
Technically, we’re still in a balanced market. But the direction of travel is unmistakable: we are approaching buyers’ market territory, and buyers know it. That’s not a crisis — a market simply is. What it does is tell us how to position and strategize. And right now, the strategy conversation is everything.
On pricing: the median sold price came in at $1.56M — up 3.3% from May, but down 3.3% year-over-year. I’ll be honest, the month-over-month bump surprises me a little given the inventory backdrop. My suspicion is mix shift — if more higher-end homes closed in June, the median rises even if the broader market is softer. The year-over-year decline is probably the more honest read, and it’s consistent with where we’ve been heading. For most sellers, the prices of the last three to five years are simply not available right now. That’s a hard truth, but an important one to name plainly.
Sellers: You need to be in it to win it — and that means coming out of the gates in the best condition possible, priced accordingly (yes, that means low). When reviewing comps, use active listings only to confirm you outshine the competition — not to justify a higher price. Those homes may never sell. The first two weeks are the market’s vote, and you want a landslide.
Buyers: Opportunity is real right now, and I’d argue July and August will be especially good months to act. More inventory, less competition, and sellers with increasing motivation. That said, stay vigilant — homes priced right and presented well are still moving fast. Be brave. The buyers who hesitate waiting for the “perfect moment” often watch the best homes go to the buyers who simply showed up ready.
As always — time will tell.
