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As we settle into the start of 2026, I’ve been getting a lot of the same questions from clients and friends alike: What’s happening with the market right now? Is it a good time to buy or sell? The short answer—things are moving, but they’re doing so with a little more balance than we’ve seen in the past few years.
Pierce County: A Balanced Start to the Year
Here in Pierce County, the market is beginning the year in a fairly balanced place. Median home prices are sitting around $560,000, which reflects stability more than rapid growth or decline. We’re seeing more homes come to market compared to this time last year, which has given buyers a bit more breathing room—and that’s showing up in longer average days on market.
With about 2 months of housing inventory, this tells us sellers need to be thoughtful about pricing and presentation. The days of putting a sign in the yard and expecting multiple offers over the weekend are mostly behind us. That said, well-priced and well-prepared homes are still selling, and sellers who take a strategic approach are still receiving multiple offers for their homes.
Overall, Pierce County is leaning neutral. It’s not overly favoring buyers or sellers, which makes it a great environment for thoughtful negotiations and realistic expectations on both sides.
A Quick Look Beyond Pierce County
While Pierce County feels balanced, not every surrounding area looks exactly the same.
Kitsap County—especially areas like Port Orchard—is showing a bit more strength for sellers right now. Inventory remains tighter, and the chance of selling is higher compared to Pierce County. This means sellers in Kitsap may still have a bit more leverage, while buyers should be prepared to act decisively when the right home comes along.
Thurston and Mason Counties are closer to Pierce County’s pace, with homes taking longer to sell and buyers having more options to choose from. These markets continue to reward patience and good planning.
What This Means If You’re Buying or Selling
The biggest takeaway as we head into 2026 is this: real estate decisions right now benefit from good information and a clear strategy.
For sellers, pricing correctly from the start, preparing your home well, and understanding your local micro-market are key. For buyers, having options is a good thing—but it’s still important to be ready when the right opportunity appears.
Every county, neighborhood, and even street can tell a slightly different story, which is why I always encourage a personalized conversation rather than relying on headlines alone.
If you’re curious how these trends affect your specific plans this year, I’m always happy to talk it through—no pressure, just honest guidance. Here’s to a steady and intentional start to 2026.
