Pierce County Housing Market Update: What the Last 12 Months of Inventory Tell Us

If you’ve been keeping an eye on the Pierce County real estate market, you may have noticed things feel a little different than they did earlier this year. Looking at inventory trends from the past 12 months helps tell a clearer story of where the market has been — and where it may be heading as we move into winter.

Inventory Rose Through Spring and Summer

As expected, active listings steadily increased from late winter into late spring and summer. More sellers entered the market during the busiest time of year, pushing inventory from the low 1,400s up to the mid-2,600s. This seasonal rise is common, but this year the increase was noticeable as higher interest rates and changing buyer behavior slowed absorption.

By late summer and early fall, inventory peaked at just over 2,700 active homes, showing that supply began to outpace demand slightly.

A Seasonal Slowdown Heading into Winter

As we moved into fall and now winter, active listings began to decline, landing just above 2,000 homes by December. This drop reflects typical seasonal behavior — fewer homeowners list during the holidays, and some sellers choose to wait for the spring market.

While inventory is shrinking, it’s still higher than it was at this time last year, offering buyers more options than they’ve had in recent winters.

What’s Happening With Buyers?

Pending listings — homes under contract — remained relatively steady throughout much of the year, peaking around 1,300 to 1,350 in the late spring and summer. Since then, pendings have declined gradually into the low 1,000s, reflecting seasonal buyer pullback rather than a sudden loss of demand.

This tells us that buyers are still active, but they’re taking a more thoughtful and selective approach.

What This Means for Sellers

Today’s market rewards sellers who price their homes correctly and prepare them well. Homes that are staged, well-maintained, and realistically priced are still selling — while overpriced listings are sitting longer and often require price adjustments.

The days of “list it and they will come” are largely behind us, but motivated buyers are still out there.

What This Means for Buyers

For buyers, this shift creates opportunity. With less competition than during the spring and summer, there’s more room for negotiation and less pressure to rush. That said, well-priced homes in desirable areas still move quickly, so being prepared is key.

The Bottom Line

The Pierce County housing market is experiencing a healthy seasonal slowdown, not a downturn. Inventory is tightening as we head into winter, buyer demand remains steady, and the market is finding a more balanced pace.

Whether you’re thinking about buying, selling, or just staying informed, understanding these trends can help you plan with confidence.

If you’d like a personalized look at what these numbers mean for your neighborhood or your goals, I’m always happy to help.