If I had to sum up the January 2026 market in one word, it would be: CHOICE.

Across much of the Puget Sound region, buyers are walking into something we haven’t seen in a while — meaningful selection. Not unlimited inventory. Not a full buyer’s market. But enough options that the “panic offer” mindset is starting to loosen.

Inventory Is Up — And That Changes Behavior

Across King and Snohomish counties, inventory is up year over year. We’re still technically in a seller’s market (under ~4 months of inventory), but the experience feels different:

• Buyers can compare more homes
  • Sellers have more competition
  • Well-prepped homes stand out fast
  • Overpriced or under-prepared homes sit and get negotiated

When people have options, strategy matters more.

What This Means:

First-time buyers: Less settling, more selecting. You have space to prioritize location, layout, condition, and long-term resale.

Move-up buyers: More balance. Less extreme bidding in many areas and more room to negotiate repairs or credits. It’s still competitive — just more strategic.

Sellers: Top dollar is still possible — but you have to earn it. In a choice-driven market, presentation, pricing, prep, and week-one strategy are everything.

Standout Market: Kitsap County
Kitsap remains one of the tighter markets in the NWMLS footprint. Limited inventory + strong demand = well-positioned homes still moving quickly.

Big Takeaway: Hyperlocal matters.
Even within the same county, markets vary by city, neighborhood, and sometimes even by street.

If you’re in Bothell, Edmonds, Seattle, or surrounding areas and want a neighborhood-specific snapshot, let’s talk.

#PugetSoundRealEstate #MarketUpdate2026 #KingCountyHomes #SnohomishCounty #KitsapCounty #CherylDillonRealEstate