Inventory has surged sharply — 245 active single-family listings were on the market at the end of April 2026, compared to 164 a year ago and just 135 in April 2024. That’s a +49% year-over-year increase that is giving buyers more choices and shifting the balance of negotiating power. At the same time, closings remain steady: 45 homes sold in April 2026, consistent with recent months.

Average and median prices both rose in April, with the median reaching $522,565 and the average at $518,127. However, the 2026 YTD average of $476,540 remains modestly below the full-year 2025 average of $497,489, reflecting increased supply at higher price points. The long-term trend remains firmly upward: average prices have grown from $279,928 in 2018 to their current level.

April 2026 At-a-Glance

_{Source: NWMLS Statistical Reports. Data deemed reliable but not guaranteed.}

What Does This Mean for You?

If You’re Selling:
Preparation and pricing win.

• Inventory is the highest it’s been in years — 245 active listings means more competition. Your home must stand out on condition, presentation, and price.
• Homes are averaging 87 days on market. Overpriced listings will sit. Strategic pricing from day one is essential.
• The 97.8% close-to-list ratio still shows sellers can achieve near-asking — when the home is priced right.
• Staging, flexible showings, and thoughtful preparation are your competitive edge in a crowded field.
• Buyers are active — 45 closings in April and 58 pending contracts shows real demand. The right strategy will get your home sold.

If You’re Buying:
More choices, less pressure.

• Inventory is at its highest April level in at least 4 years — buyers have genuine options to compare across price points and neighborhoods.
• With 87 average days on market, there’s time to make thoughtful decisions without waiving contingencies.
• Median closed prices rose in April, but inventory growth creates negotiating room on well-priced homes.
• A close-to-list ratio below 98% signals buyers have more leverage than during the peak years.
• A growing supply and muted urgency among buyers means this may be the best spring in several years to find the right home.

Curious About Your Next Move?

Every property and situation is unique, and personalized guidance can help you navigate the changing market landscape. If you’re thinking of buying, selling, or simply wondering what your home is worth in today’s market, don’t hesitate to reach out. Contact your Windermere Real Estate / Walla Walla agent — we’re here to help you navigate with confidence.

Here’s to making smart, confident moves in 2026!

Data is from sources deemed reliable but is not warranted by NWMLS members. All information compiled from MLS Statistical Reports. Listing and selling brokers are not responsible for errors in data.

Learn More

Click here for the full monthly report

*NWMLS WA Data

The post Walla Walla Real Estate Update – April 2026 appeared first on Windermere Walla Walla.

March 2026 At-a-Glance

_{Source: NWMLS Statistical Reports. Data deemed reliable but not guaranteed.}

What the Trends Tell Us

Inventory has risen sharply — 192 active single-family listings were on the market at the end of March 2026, compared to 128 a year ago and just 110 in March 2024. That’s a meaningful shift that’s giving buyers more choices and slowing the pace of competition. At the same time, closings are healthy: 45 homes sold in March 2026, outpacing both March 2025 (39) and March 2024 (32). The market is moving — just more deliberately.

Median prices are holding in the low $400s. The 2026 YTD average sales price of $462,678 is modestly below the full-year 2025 average of $497,489, reflecting the shift in market mix and increased supply at higher price points. The long-term trend, however, remains firmly upward: average prices have grown from $279,928 in 2018 to their current level.

What Does This Mean for You?

If You’re Buying:
More choices, less pressure.

• Inventory is at its highest March level in at least 4 years — buyers have genuine options to compare.
• With 83 average days on market, there’s time to make thoughtful decisions without waiving contingencies.
• Median list prices have risen, but closed prices are stable — meaning there’s negotiating room on well-priced homes.
• A 98.5% close-to-list ratio means less bidding competition, but well-priced homes still move.
• A balanced 4.3-month supply means neither side has a dominant advantage — a good time to buy strategically.

If You’re Selling:
Preparation and pricing win.

• More listings mean more competition — your home needs to stand out on presentation, condition, and price.
• Overpriced homes sit. With days on market averaging 83, strategic pricing from the start is essential.
• The 98.5% close-to-list ratio shows sellers can still achieve near-asking — when the home is priced right.
• Staging, flexible showings, and thoughtful preparation are no longer optional — they’re your competitive edge.
• Buyers are active — 45 closings in March and 48 homes under contract shows real demand. Your home will sell with the right strategy.

Curious About Your Next Move?

Every property and situation is unique, and personalized guidance can help you navigate the changing market landscape. If you’re thinking of buying, selling, or simply wondering what your home is worth in today’s market, don’t hesitate to reach out. I’m here for consultations, market updates, or any real estate questions you have—just send a message or call anytime!

Here’s to making smart, confident moves in 2026!

Data is from sources deemed reliable but is not warranted by NWMLS members. All information compiled from MLS Statistical Reports. Listing and selling brokers are not responsible for errors in data.

Learn More

Click here for the full monthly report

*NWMLS WA Data

The post Walla Walla Real Estate Update – March 2026 appeared first on Windermere Walla Walla.

As we wrap up February 2026, the Walla Walla Valley housing market continues to shift in favor of buyers. Inventory is climbing, homes are taking longer to sell, and closed prices are coming in well below asking. Whether you’re buying, selling, or simply keeping an eye on the market, here’s your data-driven look at where things stand heading into spring.

February 2026 At-a-Glance

_{Source: NWMLS Statistical Reports. Data deemed reliable but not guaranteed.}

Market Trends to Watch

Inventory Remains High
Active listings totaled 167 in February 2026—up 56.1% from just 107 listings in February 2025, and a 6.4% increase over January’s 157. This pushes months of inventory to 3.71, almost to the balanced market threshold when compared to the tight conditions we saw in 2024 and early 2025. For comparison, February 2024 had only 109 listings and February 2023 had 135. The trend is clear: buyers now have a broader selection than at any point in recent years.

List Prices Up, But Lower-Priced Homes Drive Transactions
Sellers continue to set ambitious asking prices—the median new listing price in February was $507,500, up sharply from $459,500 a year earlier. However, the median closed price fell to $400,000, down 8.0% from February 2025’s $435,000 and down 7.0% from January 2026’s $430,000. The average sale price of $471,897 also declined 6.8% from February 2025’s $506,302, though it held essentially flat versus January. This growing gap between list and closed prices signals that buyers are negotiating discounts or that lower-priced homes are driving the majority of transactions.

Market Time Improving But Still Elevated
Homes averaged 72 days on market in February, above pre-2024 norms but an improvement from January’s 90-day average. This shows some signs of warming as we head into the spring selling season, particularly for well-priced properties. The close-to-list price ratio of 97.9% confirms that most transactions are closing slightly under asking—meaning negotiation room exists, but realistic sellers are still getting deals done.

Buyer Demand Still Muted
February saw 44 closed sales—up strongly from January’s 24 closings (an 83.3% month-over-month jump, consistent with normal seasonal patterns), and up 4.8% from February 2025’s 42. However, only 35 new pending contracts were recorded, and the absorption rate sits at just 0.269, signaling that overall demand remains tempered compared to the robust pace of mid-2025. Year-to-date, 68 homes have sold at an average price of $470,454.

February Inventory: Year-Over-Year Comparison

February 2026 shows the highest February inventory in four years while maintaining healthy closing activity. The median price pullback from 2025 levels suggests buyers are finding value in the current market.

What Does This Mean for You?

If You’re Buying:
This remains an excellent time to be in the market. With 167 active listings, 3.71 months of inventory, and homes averaging 72 days on market, you have increased negotiating power and a broader selection than buyers have enjoyed in years. With closed prices running well below list prices and a close-to-list ratio of 97.9%, you can be strategic and expect concessions or price reductions. Take your time, compare options, and negotiate confidently—the data supports your position.

If You’re Selling:
Competition is stronger than it’s been in years—homes are taking longer to sell, and buyers are securing discounts off asking price. The gap between median list prices ($507,500) and median closed prices ($400,000) underscores the importance of pricing realistically from day one. Preparing your home well for listing, being open to negotiation, and considering strategic price adjustments will be crucial to attract qualified buyers and avoid extended time on market. Work with your agent to price based on recent closed data, not just active listing prices.

Long-Term Average Sale Price Trend

The 2026 YTD average of $470,454 through 68 sales is tracking below the full-year 2025 average of $497,489, reflecting the seasonal mix of winter transactions. Long-term, average prices have appreciated 67.9% since 2018.

Curious About Your Next Move?

Every property and situation is unique, and personalized guidance can help you navigate the changing market landscape. If you’re thinking of buying, selling, or simply wondering what your home is worth in today’s market, don’t hesitate to reach out. I’m here for consultations, market updates, or any real estate questions you have—just send a message or call anytime!

Here’s to making smart, confident moves in 2026!

Data is from sources deemed reliable but is not warranted by NWMLS members. All information compiled from MLS Statistical Reports. Listing and selling brokers are not responsible for errors in data.

Learn More

Click here for the full monthly report

*NWMLS WA Data

The post Walla Walla Real Estate Update – February 2026 appeared first on Windermere Walla Walla.

As we close out January 2026, the Walla Walla housing market is moving into fresh territory. Whether you’re a homeowner, potential buyer, or seller, understanding the local real estate landscape is key to making the most of your next steps. We’re seeing more choices for buyers and evolving dynamics for sellers—here’s what you need to know.

January 2026 At-a-Glance

_{Source: NWMLS Statistical Reports. Data deemed reliable but not guaranteed.}

Market Trends to Watch

More Homes Coming to Market
The new year began with 157 active listings in January 2026—a 55.4% increase over the 101 listings available in January 2025, and up slightly from 156 in December 2025. This growing inventory means that, for the first time in a while, buyers are in the driver’s seat with a stronger selection and increased negotiating power. For context, January 2024 had just 118 listings, so the market has been steadily building options for buyers over the past two years.

Price Growth for Listings, But Sales Tell a Different Story
The median sale price in January came in at $430,000—up 11.1% from $387,000 in January 2025 and essentially flat compared to December’s $429,500. However, the average sale price of $469,010 represents a 14.1% decline from January 2025’s unusually high $546,017, suggesting that last year’s January was skewed by higher-end transactions. Sellers have been setting ambitious asking prices, but closed sales are settling at more modest levels, revealing a gap between expectations and what buyers are willing to pay right now.

Homes Are Taking Longer to Sell
On average, homes are spending over 80 days on the market. Compared to last year’s pace, this is a noticeable slowdown, underscoring the importance for sellers of patience and savvy pricing—and giving buyers plenty of breathing room to make thoughtful decisions.

Cooling Buyer Activity
January 2026 saw just 24 closed sales—down from 42 closings in December 2025 and 30 in January 2025. While January is historically a slower month, this 20% year-over-year decline and 42.9% drop from December signal a quieter market. This keeps options wide open for buyers and signals that sellers may need to be more flexible to attract interest. 

What Does This Mean for You?

If You’re Buying:
This is a favorable time to shop for a home. With 157 active listings and less competitive pressure, you can be choosy and negotiate confidently. Homes are spending over 80 days on market, giving you time to make thoughtful offers. Take advantage of the current buyer’s market—opportunities may not last forever.

If You’re Selling:
Selling is still possible, but success demands a smart strategy. With inventory up 55% year-over-year and only 24 closings in January, pricing competitively from day one is essential. Making your home shine and staying open to negotiations will be crucial for standing out and attracting today’s selective buyers.

Long-Term Average Sale Price Trend

Average sale prices have increased 77.7% since 2018, from $279,928 to $497,489 in 2025. Even with the 2022–2024 plateau, long-term homeowners in the Walla Walla Valley have seen substantial appreciation.

Curious About Your Next Move?

Every property and situation is unique, and personalized guidance can help you navigate the changing market landscape. If you’re thinking of buying, selling, or simply wondering what your home is worth in today’s market, don’t hesitate to reach out. I’m here for consultations, market updates, or any real estate questions you have—just send a message or call anytime!

Here’s to making smart, confident moves in 2026!

Data is from sources deemed reliable but is not warranted by NWMLS members. All information compiled from MLS Statistical Reports. Listing and selling brokers are not responsible for errors in data.

Learn More

Click here for the full monthly report

*NWMLS WA Data

The post Walla Walla Real Estate Update – January 2026 appeared first on Windermere Walla Walla.

In 2025, more sellers entered the market than buyers. As a result, inventory grew, sales slowed, and price growth softened. Here are key metrics from 2025:

Home sales fell short of the previous year. Although 30-year mortgage interest rates ended 2025 at their lowest point for the year at 6.15%, home sales lagged behind last years pace. Closings fell 31% behind the previous month ended the year 5% lower than the number of homes that closed in 2024.

Listing inventory grew in 2025. Buyers had more to choices to consider during the year and by year-end there were 32% more homes listed for sale than a year ago. At the end of 2025 there was 4.3 months of inventory compared to just 2.9 at the end of 2024.

Median home price growth slowed. Declining sales coupled with increasing inventory throughout the year put downward pressure on prices. After a 5% annual increase in 2024, Medians sales annual price growth slowed to 2% in 2025.

What will 2026 bring? Windermere’s Economist, Jeff Tucker, offers the following:

1. Mortgage rates will decline slightly. Mortgage rates should remain below 6.25% for most of 2026 and could briefly dip under 6%. The Fed’s rate cut and slower growth have brought the 10 year treasury yields near 4% while the spread between treasuries and mortgage rates has narrowed to its normal range of 2% or less.

2. Existing home sales will pick up (barely). Homes sales have hovered near generational Lowes for three years. While a sharp rebound is unlikely, conditions post to a modest uptick in 2026.

3. Home prices will be roughly flat. Home prices are likely to remain flat in 2026, largely due to higher inventory putting toward pressure on values.

4. Inventory will climb to pre-pandemic levels. The number of homes for sale will likely return to pre-pandemic levels in 2026, possibly as early as spring. Inventory rose sharply in 2025, and a “shadow supply” of homes – those whose owners are waiting for better conditions – remains in the wings.

5. We will avoid a recession in 2026. After early trade policy turbulence, corporate earnings rebounded strongly and tariff concerns have faded as court challenges and new trade deal rolled back some of the costliest restrictions.

Learn More

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The post Walla Walla Real Estate Update – December 2025 appeared first on Windermere Walla Walla.

The Walla Walla real estate market experienced rising supply, moderate price adjustments, and stable buyer engagement heading into winter. Here are a few highlights:

Closings pulled within 4% of last year’s pace. After a slow start, closed home sales have been catching up through the second half of the year. Slightly lower interest rates, along with sellers’ willingness to make concessions, have kept buyers engaged.

Buyers remained active. During the month, new contract originations continued to increase. Pending sales increased 36% compared to the number of pending sales from a year ago. This forward-looking indicator points to an active market to end the year.

Price growth remained moderate. Although November experienced a monthly drop, the median sales price is still experiencing year-over-year growth. But this year’s annual price growth has slowed to just 3% due to increases in inventory coupled with a slowdown in sales.

November’s Listings: 190

The month’s listings declined by 3.5% from the previous month but remained 40% above the number of homes that were listed a year ago.

November’s Closed Sales: 52

November’s closed home sales remained on par with the previous month but ended up 3% above the number of closings for November of last year.

November’s Median Price: $388,000

The month’s median price dropped 12% from the previous month and was 4% below the median price for November of last year.

Learn More

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The post Walla Walla Real Estate Update – November 2025 appeared first on Windermere Walla Walla.

Mortgage interest rates continued to trend lower in October, ending the month at 6.17% for 30-year fixed-rate loans, the lowest level since early October 2024. Pending sales, listings, and prices experienced year-over-year gains. Here are a few highlights from October:

Inventory remained up compared to a year ago. The number of homes listed for sale declined from the previous month but remained 30% above the number of homes listed for sale in October of last year. Inventory increased to 3.8 months compared to 2.6 months a year ago.

Closings continued to lag behind last year’s pace. The number of closed home sales decreased by 5% year-over-year. When compared to the previous month, closed sales decreased by 7%. However, new contract originations increased. Pending sales were up 7.5% over the previous month.

Prices were up modestly over the previous year. Annual declines in closed home sales, coupled with increasing inventory, have slowed price growth. The median sales price increased 3.5% over the median price for October of last year.

October’s Listings: 197

Listings declined 11% from the previous month but ended up 30% above the number of homes listed for sale a year ago.

October’s Closed Sales: 52

Closings fell 7% from the previous month and ended up 9% below the number of home sales that closed in October of last year.

October’s Median Price: $440,179

The median sales price was down slightly (.08%) from the previous month but was 3.5% higher than the median sales price for October of last year

Learn More

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The post Walla Walla Real Estate Update – October 2025 appeared first on Windermere Walla Walla.

Inventory is climbing in the Walla Walla Valley, giving buyers more options. Sellers have been listing properties at a faster rate than buyers have been purchasing them. These changes may reflect that the strong seller’s market Walla Walla has been experiencing is softening.

Closings slid further behind last year’s pace.  September’s closed home sales continued to decline compared to a year ago.  At month’s end, year-to-date closed home sales were 11% off last year’s pace.

Inventory grew significantly compared to a year ago.  The number of homes listed for sale grew 40% over the previous year.  Based on September’s rate of sales, there were 4.8 months of supply compared to just 2.6 months a year ago.

Price growth continued.  The median sales price for the 3rd quarter of this year was up 6% compared to the 3rd quarter of last year.  Inventory growth is expected to slow price growth in the final months of the year.

September’s Listings:  222

The month’s listings declined 2% from the previous month, but at month’s end there were 40% more homes listed for sale compared to a year ago.

September’s Closed Home Sales:  48

The month’s closings increased 12% over the previous month but ended 26% below the number of closings that occurred in September of last year.

September’s Median Price: $443,750

The median price increased 2% over the previous month and was 7% higher than the median sales price in September of last year.

Learn More

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The post Walla Walla Real Estate Update – September 2025 appeared first on Windermere Walla Walla.

During the hot days of August, the real estate market in Walla Walla cooled off a bit.  Closed home sales declined, but buyers experienced expanded opportunities.  Here are a few highlights:

Closed home sales fell further behind last year’s pace.   Monthly closed home sales fell 38% compared to closings in August of last year.  At month’s end, year-to-date total closings had fallen 9% behind last year’s pace.

Pending transactions increased.  Expanded inventory, motivated sellers, along with the slight drop in interest rates, spurred an increase in new contract originations during the month.  Pending transactions saw an increase of 25% compared to the previous month.  This forward-looking indicator points to stronger closing months ahead.

Price growth remained modest.  There were 29% more listings on the market than a year ago, and inventory grew to 5.6 months compared to 2.6 months last August.  The increase in inventory, combined with the slowdown in sales, kept price growth modest.  The Median sales price grew 4% compared to August of last year.

August’s Listings: 228

The month’s listing total experienced a slight decline of 3% but ended up 29% above the number of homes listed for sale a year ago.

August’s Closed Home Sales: 43

The number of closed home sales experienced a sharp decline of 43% compared to the previous month and ended up 38% below the number of closings for August of last year.

August’s Median Price: $435,000

The month’s median sales price declined 3% from the previous month but was 4% higher than the median sales price for August of last year.

Learn More

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The post Walla Walla Real Estate Update – August 2025 appeared first on Windermere Walla Walla.

At the end of July 2025, the 30-year fixed mortgage rate was 6.72%, virtually the same as the average rate for the past year.  However, July was one of the most active months of the year in the Walla Walla valley.

Buyers got busy.  July was the best closing month of the year.  After falling behind last year’s pace as much as 8%, the month’s strong activity helped narrow the gap.  At month-end, closed home sales were just 3% behind last year’s pace.

Sellers stayed busy.  Listings have been growing all year long, a trend that continued through July.  Even with the strong closing month, the number of homes listed for sale saw growth of 8% over the previous month.  By the end of the month, the number of homes listed for sale had increased 37% above the number of listings a year ago.  At the current rate of sales, there were 3 months of inventory.

Price growth continued.  Prices continued to increase over the previous year.  July’s median price was 7% above the median price for July of last year.  However, year-over-year price growth remained at a more modest 3.5%.  The growing inventory is expected to keep annual price growth in the 3%-4% range for the remainder of 2025.

July’s Listings: 236

The month’s listings increased 8% over the previous month and ended up 37% above the number of homes listed for sale in July of last year.

July’s Closed Home Sales: 76

Closings surged 43% ahead of the previous month and ended up 17% ahead of the number of closings in July of last year.

July’s Median Price:  $449,750

The month’s median sales price increased 2.5% over the previous month and was up 7% over July of last year.

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The post Walla Walla Real Estate Update – July 2025 appeared first on Windermere Walla Walla.