Seattle and Kirkland Real Estate: Houses and Condos Are Sending Different Signals

If you're buying or selling in Seattle or Kirkland, the first thing I'd separate is the property type. The latest Altos reports, displayed October 1, 2026, show that houses and condos aren't offering the same market backdrop. Seattle has the clearest contrast, while Kirkland's condo pricing adjustments deserve a closer look.

Seattle houses still show a slight seller's advantage. The Market Action Index is 36, compared with 38 last month. Altos uses this index to compare sales activity with available inventory. The lower month comparison is worth watching, but it doesn't tell us that every seller has lost negotiating power or that prices are about to fall.

The current median house list price is $949,950, with 1,309 active listings and median time on market of 49 days. Those are asking-price and inventory figures, not closed-sale results. For a buyer or seller, nearby comparable properties still matter much more than a citywide median.

Seattle condos show a slight buyer's advantage. Their Market Action Index is 28, unchanged from last month. Median list price is $595,475, inventory is 1,690, and median time on market is 70 days. That's a different starting point from the house market, particularly when we're evaluating listing history and competing options.

Does that mean every condo is a bargain? No. The right comparison includes the building, monthly costs, condition, financing considerations, and the actual alternatives available. The citywide reading gives us context; it doesn't replace a property-by-property review.

Kirkland is closer to the middle of the index. Houses have a Market Action Index of 32, up from 31 last month, while condos are at 31, down from 32. Both remain in Altos' slight-seller-advantage category. These are small changes in opposite directions, so I wouldn't present them as a dramatic shift.

Kirkland's current median list prices are $1,580,000 for houses and $640,000 for condos. Both property types show median time on market of 63 days. One notable difference is price reductions: 44% of current condo listings have had a decrease, compared with 35% of houses. That means a larger share of condo sellers has adjusted an asking price. It does not mean condo values fell 44%.

For buyers, my takeaway is to look for evidence rather than assume leverage. How long has the specific property been listed? Has the price changed? What similar homes are available? Those answers help us decide how to approach an offer.

For sellers, the takeaway is to match your price and expectations to your actual competition. A house and a condo in the same city can need different strategies, and a well-supported asking price is more useful than relying on a broad market headline.

This update covers Seattle and Kirkland only. I'll add Bothell, Bellevue, Redmond, and Sammamish when their current reports are verified. If you're considering a move in Seattle or Kirkland, let's start with your property type, neighborhood, and goals, then build the strategy around the relevant numbers.

Source: Altos Research live Seattle and Kirkland house and condo reports, displayed October 1, 2026. Active-listing figures; not closed-sale prices.

Reports: Seattle houses | Seattle condos | Kirkland houses | Kirkland condos