Why May Feels Different for Buyers This Year

Why May Feels Different for Buyers This Year
A real-time look at what’s shifting in King & Snohomish County

If you’ve been casually browsing homes, or seriously trying to buy, you may have noticed something lately; May doesn’t feel quite the same this year. For the last few years, buying a home in King or Snohomish County felt a bit like an Olympic sport. You had to be faster, stronger, and have more cash than the next person just to get a “maybe.” But this year, the dynamic has shifted just enough that it’s creating a different kind of opportunity, especially for buyers who are paying attention.

As we hit the first week of May 2026, the data from the NWMLS is telling a new story. It’s a story I’m calling the “Sigh of Relief.” Here is why this spring market feels different, and better, for you.

There are more options as inventory is finally breathing

One of the biggest hurdles we’ve faced in Western Washington is the “inventory drought. We’re now seeing more homes come on the market. That doesn’t mean there’s an oversupply, far from it, but buyers aren’t as limited as they were.

In Snohomish County, active listings are up a staggering 51% year-over-year. In King County, we’ve seen a 35% increase in homes for sale. What does that actually mean:

• More Choice: You aren’t just choosing between “House A” and “No House.” You can find something that fits your needs
• More Time: The median “Days on Market” has crept up to about 14–35 days depending on the neighborhood. You actually have time to sleep on a decision.
• More Comparison: You can compare homes more thoughtfully instead of making a snap decision

The Competition Isn’t Gone, It’s Just Different

With more options comes a change in behavior.

Buyers right now are looking closely at condition, layout, and value. However, let’s be clear, this is still a competitive market in many segments, especially in desirable areas across the Eastside, Seattle, and parts of Snohomish County.

Homes that are move-in ready and well-priced are still getting strong attention, but the ones that miss the mark are sitting longer than they used to.

That’s important because it creates contrast. Instead of everything selling immediately, you’re seeing:

• Some homes receive multiple offers
• Others have price reductions or linger on the market

That kind of split market gives buyers more insight and sometimes more leverage. That means strategy matters more than ever, knowing when to move quickly and when you have time to pause

Interest Rates Are Still Part of the Conversation, but not THE conversation

The “rollercoaster rate” has leveled out. The “relief” here isn’t just about the number, it’s about predictability. In 2023 and 2024, rates were swinging so wildly that your pre-approval could change between Tuesday and Thursday. Today, that stability means you can budget with confidence. Monthly payments matter more than ever, which means buyers are being intentional. They’re running numbers, thinking long-term, and weighing value more carefully.

Prices are Holding Steady (Not Spiking)

We are seeing a much more “rational” market as

• King County median prices held nearly flat at $840,000.
• Snohomish County saw a tiny dip to $747,000.

This is the “balanced market” we’ve been waiting for. Sellers are pricing more realistically, and buyers are finally able to negotiate things like inspection contingencies again.

What This Means If You’re a Buyer

This version of the market rewards awareness.

Right now, buyers who tend to do best are the ones who:

• Understand the difference between a “hot” listing and an overlooked opportunity
• Stay ready so they can act when the right home appears
• Don’t assume every situation requires the same aggressive approach

There’s more nuance, and that’s not a bad thing.

The Bottom Line

May still has energy. It still has movement. Homes are still selling every day across King and Snohomish County. But this year, it also has something we haven’t seen in a while:

A little more space to think.

Not unlimited time. Not total control.
But enough of a shift that buyers can be strategic instead of purely reactive.

And in a market like ours, that can make all the difference.

Are you curious about how this balance looks in your specific neighborhood? Whether you’re looking in Edmonds, Ballard, or Lake Stevens, the ‘vibe’ of the market can change block by block. Reach out and we can talk about the area that interests you.