Seattle & Eastside Housing Market: Q2 2026

Source-backed guidance · September 2026

The important distinction: these figures are quarterly citywide medians for single-family houses. They are not averages for every property type, forecasts, or estimates of an individual home’s value.

Q2 2026 Seattle Eastside Housing Market Snapshot

The figures come from the Washington Center for Real Estate Research at the University of Washington. WCRER’s city series is based primarily on Cotality data gathered from county property assessors, with direct assessor data used in some cases.1

What the Price Range Actually Shows

The chart is most useful as an orientation tool. Seattle had the lowest median in this seven-city comparison at $1.041 million, while Mercer Island had the highest at $2.25 million.1 Between those points, Kirkland, Issaquah, Redmond, Bellevue, and Sammamish formed a relatively tight Eastside band from about $1.37 million to $1.65 million.

That spread does not mean one city is universally “better value” than another. A city median combines many neighborhoods and property conditions. It can also hide meaningful differences between a renovated home and a project, a smaller in-city lot and a larger suburban lot, or a waterfront setting and an interior location. Condominiums and townhomes may create different entry points because this WCRER series focuses on single-family houses.

Seattle: A Broad Market Inside One City

Seattle’s $1.041 million median is citywide.1 Individual neighborhoods can differ substantially based on housing type, views, lot patterns, transit access, and renovation quality. A Magnolia view property, a Queen Anne Craftsman, and a Beacon Hill townhome should not be evaluated as though the city median describes each one equally.

Use the Seattle real estate guide for the citywide context, then explore the Magnolia guide, Queen Anne guide, and Beacon Hill guide for more local detail.

The Eastside: Several Distinct Price and Lifestyle Decisions

Eastside medians in Q2 2026 ranged from about $1.37 million in Kirkland to $2.25 million on Mercer Island.1 Even within that range, the day-to-day experience changes by city.

Kirkland combines an active waterfront and downtown with established residential areas. Bellevue offers a major urban center alongside wooded neighborhoods and an extensive park system. Redmond connects downtown living, trail access, and employment centers. Issaquah places an urban core near substantial open space and trail networks. Sammamish emphasizes plateau living, lakes, parks, and preserves. Mercer Island occupies a central Lake Washington setting with a limited land base and a notably higher citywide median.

The individual guides provide the right next step: Bellevue, Kirkland, Redmond, Issaquah, Sammamish, and Mercer Island.

What Buyers Should Take From Q2 2026

Start with the right comparison set. A city median can help you decide where to focus, but it cannot tell you whether a specific asking price is supported. Property type, micro-location, condition, usable land, architecture, views, and recent comparable sales all matter.

Next, compare the complete ownership experience rather than price alone. A home that offers more interior space may create a different commute or maintenance profile. A smaller property may deliver better access to a neighborhood center. Waterfront and view homes require specialized review of site conditions, systems, access, and long-term upkeep.

Finally, define your decision rules before touring. The right strategy separates non-negotiables from preferences and establishes how you will evaluate price, condition, and competition. If you are deciding between city and Eastside options, the Seattle or Eastside relocation guide provides a structured comparison.

What Sellers Should Take From Q2 2026

A broad median is context, not a list-price recommendation. Sellers need a current, property-specific analysis built from truly comparable sales and adjusted for condition, design, setting, and market timing. The goal is not simply to select the highest plausible number. It is to choose a launch position that supports attention, confidence, and negotiation leverage.

Presentation also changes how buyers interpret value. Repairs, staging, photography, launch timing, and the story told across digital marketing should work together. Review the luxury seller representation process or request a confidential home valuation to begin with the property rather than the citywide average.

How to Use This Report Responsibly

This report is a dated market snapshot. WCRER updates its dashboards quarterly, and city medians can change as the number and mix of closed sales change.1 A quarter with more high-price transactions can move the median even if not every home has appreciated. The reverse can also occur.

For that reason, every consultation should pair the latest public context with recent comparable sales, active competition, and the specific goals attached to the move. This report is educational and is not an appraisal, prediction, or financial recommendation.

Frequently Asked Questions

What is the Q2 2026 median house price in Seattle?

The WCRER median single-family house price for Seattle was $1,041,000 in Q2 2026.1 It is a citywide figure and does not represent every neighborhood or property type.

Which Eastside city had the highest median in this comparison?

Mercer Island had the highest Q2 2026 median single-family house price in the selected group at $2.25 million.1 A higher city median does not determine the value of an individual property.

Are condominiums included in these figures?

WCRER describes the city house-price series as median prices for single-family houses.2 Buyers comparing condominiums or townhomes should use property-type-specific comparable sales instead.

Plan the Next Step

If you are buying, selling, or relocating across Seattle and the Eastside, start with a focused conversation about the property, timing, and tradeoffs that matter to you. Schedule a consultation with Jacob Blackford for a practical, property-specific plan.