Arcadia Realty

If you are thinking about buying or selling or simply trying to make sense of today’s headlines, it is important to look at what the local data is telling us.

Across northeast Washington, the market has shifted away from the pandemic frenzy and into something more balanced and sustainable. The latest data from the Spokane Association of REALTORS® and Domus Analytics gives us a clear picture of where we stand.

1. Sales Activity      Steady Growth, not a Surge

For 2025, closed sales increased 2.7% year-over-year, totaling 5,375 homes sold.

That is not explosive growth and that is a good thing.

It tells us buyers are active and participating in the market, but we are no longer experiencing the unsustainable pace of 2020-2022. Today’s buyers are intentional. They are purchasing when it makes sense financially and personally not rushing to compete in multiple-offer scenarios every weekend.

What this means: Demand is present and consistent, supporting a stable market.

2. Prices     Rising at a Sustainable Pace

The median closed price for 2025 was $424,995, up from the prior year.

Price growth continues just more gradually than in past cycles.

This slower appreciation signals stabilization rather than overheating. We are seeing healthy equity growth for homeowners without the dramatic spikes that can lead to market corrections.

What this means: Values are holding strong and trending upward just at a sustainable pace.

3. Inventory     Improving Toward Balance

Inventory is one of the most important indicators of market conditions.

At the end of December 2025:

• There were 2.5 months of housing supply.
• Compared to 2.1 months of supply at the end of 2024

That is a meaningful increase.

While we are still technically below the 4-6 months that defines a fully balanced market, inventory is moving in the right direction. Buyers have more options than they did during the ultra-tight years, and sellers face more competition than they did at the peak.

What does this mean: We are transitioning from a strong seller’s market toward a more balanced environment.

4. Time on Market    a More Thoughtful Pace

Homes are no longer selling overnight in most price ranges.

Properties are taking longer to secure contracts compared to the pandemic surge. This gives buyers room to evaluate condition, location, and pricing and it requires sellers to be more strategic with presentation and pricing.

The urgency has cooled.
The market has not.

What does this mean: Preparation and pricing strategy matter more than ever.

What This Means for Buyers

• You have more choices.
• Negotiation opportunities are returning.
• Competition still exists for well-priced homes, but bidding wars are far less common.
• Being financially prepared remains critical.

This is a market that rewards preparation, not panic.

What This Means for Sellers

• Prices remain strong and historically high.
• Buyers are selective and value conscious.
• Proper pricing is essential, overpricing leads to longer days on market.
• Presentation, staging, and marketing matter more than they did in a frenzy market.

The strategy has shifted from “list and wait for multiple offers” to “price and position correctly from day one.”

The Big Picture

Northeast Washington is not in decline.
It is not in a frenzy either.

Closed sales are up.
Median prices are up.
Inventory is increasing toward balance.

This is what a stabilizing, maturing market looks like.

  

Final Takeaway

The 2026 housing market in northeast Washington is steady, grounded, and strategic.

It is no longer driven by urgency; it is driven by preparation.

And for buyers and sellers who understand the data and move with intention, that creates real opportunity.

If you would like a personalized breakdown of how these trends affect your specific neighborhood or price point, we are always happy to help.