A seller’s market happens when there are more buyers than homes for sale. For Washington home buyers, that usually means more competition, faster-moving listings, and a greater chance of facing multiple offers. The best way to improve your odds is to prepare your financing early, work closely with a knowledgeable agent, and be ready to act quickly when the right property appears.
In this kind of market, sellers usually have the advantage because they can compare multiple offers and choose the one that works best for them. Even when two offers have the same price, one may still be more attractive because of financing terms, timing, or other details.
For instance, if a seller has two offers for the same amount, but one is all cash and the other has financing, the seller typically will select the all cash offer. That’s because the all cash offer will be completely free from certain risks which may be present in the other offer.
A seller’s market usually develops when demand is strong and available inventory is limited. Some areas are especially desirable, while others face development limits that keep housing supply tight. Well-established neighborhoods in up-scale market areas are typically likely candidates for becoming a seller’s market. Easy credit financing is another contributing factor.
One way to evaluate local conditions is to check the median sales price as a percentage of the listing price for an area. If it is greater than 100%, this is a seller’s market. Washington real estate currently favors sellers, with 2.64 months of supply and homes selling at 99.56% of asking price in 2026. As examples, Tacoma’s housing market currently favors sellers, with 1.5 months of supply and homes selling at 100.94% of asking price, while Marysville’s housing market currently favors sellers, with 0.9 months of supply and homes selling at 101.37% of asking price. These markets have been boosted because of their proximity to the city of Seattle. Being close to Seattle has increased their value, and their relative affordability has caused many would-be buyers to flock in this direction.
Buying in a seller’s market often requires more preparation, more flexibility, and faster decision-making. If you must live in a certain area, and there are extremely compelling reasons for buying a home in a seller’s market, then expect to pay more and work harder to get the type of home that you want.
Buyers in WA State should be especially aware of local competition, because Washington real estate currently favors sellers, with 2.64 months of supply and homes selling at 99.56% of asking price in 2026. Competitiveness can also vary by market. Even markets such as Bellevue can still be very competitive for buyers. In November 2025, homes in Bellevue received 2 offers on average and sold in around 29 days.
To get the home you want, try to be flexible with the basic criteria of what type of home it is. Work with a great real estate agent. Move fast and use our tips to be competitive with other potential homebuyers.
If you are interested in purchasing a new home or in refinancing your current property, be sure to consult with your trusted home mortgage professional.
Sammamish Mortgage can help. We serve clients across Washington, Idaho, Colorado, Oregon, and California. Since 1992, we’ve been providing several mortgage programs and products with flexible qualification criteria to borrowers across the Pacific Northwest. Visit our website to get an instant rate quote or to use our online mortgage calculator. Or, reach out to us if you are ready to get pre-approved for a mortgage.
Washington currently favors sellers. The content states there are 2.64 months of housing supply statewide in 2026, and homes are selling at 99.56% of asking price, which points to a competitive market for buyers.
A seller’s market happens when there are more buyers than homes for sale. That usually leads to more competition, faster-moving listings, and a higher chance of multiple-offer situations.
It can still make sense to buy in a seller’s market if you need to live in a certain area or have strong reasons to purchase now. Buyers should expect more competition, higher prices, and the need to prepare financing early and act quickly.
The strongest steps mentioned are preparing financing early, working with a knowledgeable local agent, moving quickly when the right home appears, and making the overall terms attractive to the seller. Even when price is similar, financing terms and timing can make one offer stand out over another.
Buyers should do more than just start looking and hope financing works out later. The content recommends applying for mortgage approval before shopping so financing is ready early, because sellers often prefer offers with fewer financing uncertainties.
Sometimes buyers do offer above asking price in a seller’s market, especially when they want a specific home and expect competition. The content notes that buyers may need to offer 1% or more above the asking price, but that can lead to a bidding war and a higher final cost.
The content suggests that a significant earnest money deposit can help show a seller that a buyer is serious. The exact amount and handling can vary by transaction, so buyers should review that part of the offer carefully with their real estate agent and mortgage professional.
A personal letter can sometimes help when two offers are otherwise very close. The content describes it as a possible tie-breaker by helping the seller connect with the buyer and feel more confident about how the property will be treated.
Sellers often prefer cash because it removes some of the risks that can come with financing. When two offers are priced the same, a cash offer may look more attractive because there are fewer financing-related uncertainties.
Competition can vary by market, but the content highlights Tacoma and Marysville as seller-favored markets and notes that their proximity to Seattle has boosted demand. It also says buyers can still face strong competition in places such as Bellevue.
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