Seattle, WA
Balanced's marketSeattle's market is in transition: -2.5% YoY, median DOM 8 days. Selective deals only.
DATA · Zillow Research (via scrape.do) · AS OF APRIL 2026
| Detail | Value | Detail | Value |
|---|---|---|---|
| Median list price | $744,333 | Median sale price | $804,967 |
| Sale-to-list ratio | 0.996 | % sold below list | +46.8% |
| Active inventory | 2,177 | New listings | 930 |
How Seattle has moved.
Seattle sits at a median home value of $871,599 as of the latest Zillow read, down 2.5% year-over-year — a meaningful softening that’s putting deal flow back on the table for cash buyers.
The sale-to-list ratio of 0.996 signals a balanced market — neither bid wars nor fire sales dominate. 46.8% of closings land below list, leaving room to negotiate on the right deal but no broad discount across the board.
Rents are the weak side of this market. ZORI is $2,202/mo against a $872k median — a 3.03% gross yield isn’t enough to make most BRRRRs cash-flow at today’s debt costs. Plan to exit, not hold.
Median days-on-market is running around 8 days against 2,177 active listings — that’s a fast-moving market. Speed is the moat; pre-arranged proof of funds and a tight buyers list are the difference between getting under contract and getting outbid.
MDR’s composite investor score for Seattle is 34/100 based on rent yield, sale-to-list discount, motivated-seller proxies, and DOM. Lower tier this quarter. Watch list, not deploy list — re-evaluate next read.
The same data, five operator lenses.
Lead lists, sourcing channels, and disposition strategies tuned to the local market.
ARV math, rehab scope, and exit timing for the local buyer profile.
Buy-rehab-rent-refi-repeat math tuned to local rents, prices, and DSCR.
Buy-and-hold rental analysis tuned to local rents, taxes, and tenant mix.
Subject-to, seller financing, wraps, and lease-options sized for the local market.
Seattle for investors.
Is Seattle a good market for real estate investors in 2026?
Metro Deal Report's composite investor score for Seattle is 34/100, based on rent yield, sale-to-list ratio, motivated-seller proxies, and days on market. Seattle is a lower-tier market right now. Watch list, not deploy list, until the numbers shift.
What is the median home price in Seattle?
The typical home value in Seattle as of the most recent Zillow read is $871,599. Median list price is $744,333 and median sale price is $804,967. Year-over-year change: -2.5%.
What can a landlord expect to rent a property for in Seattle?
Zillow's Observed Rent Index for Seattle is $2,202/mo. Against the typical home value of $872k, that produces a gross annual rent yield of 3.03% — below the national 4-5% baseline, which makes BRRRR difficult at today's debt costs.
Is Seattle a buyer's or seller's market?
Seattle's current sale-to-list ratio is 0.996 with 46.8% of homes closing below list. That's a balanced market — neither side dominates. Median days on market: 8 days. Active inventory: 2,177 listings.
Which investment strategy works best in Seattle?
Seattle's data favors a mixed approach — no single strategy dominates, so selective deal sourcing wins. See the per-strategy breakdowns at /wholesaling/seattle, /brrrr/seattle, and /flipping/seattle.
Loan options for Seattle properties.
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