u/Unique_Edge6323

I work in real estate around the Seattle area, and lately a lot of my buyer conversations start the same way — "we're gonna wait for prices to drop first."

And I get it. The market's soft right now. Inventory's up, homes are sitting longer, plenty of sellers are frustrated. Going off the headlines, waiting feels like the safe move.

But a few things I'm seeing day to day make me think it's not that simple. For one, most sellers aren't actually slashing their list prices — what happens more is they'll quietly work with a serious buyer on the number once one shows up. So there are real deals out there, they're just not showing up as dramatic public price cuts.

The higher end is where it's softest. Anything over $3M has a ton of supply sitting right now, and a lot of those homes just don't move for months.

And on the whole "prices are gonna drop back to 10 years ago" thing — I can only go off what I've watched in this specific market, but it's tended to dip and then climb back to a new high rather than fully reset. Not saying that's a guarantee, just the pattern I've seen.

None of this means anyone should rush. If the finances or the timing aren't right, waiting's a totally reasonable call — everyone's situation is different.

Mostly I'm just curious how other people here are thinking about it. For anyone holding off — what's the signal you're waiting for before you'd feel okay jumping in?

There's a home on the market that we like. It's been on the market for over 90 days - even after multiple price reductions. The sellers reached out saying something like....make a reasonable offer & we will consider.

• Comps older than a month ago aren't as relevant, IMO, as the market has softened more.
• There are comparable listings that are active & haven't sold at 15% below the list price of the subject property.
• Zillow value is about 8% lower than list price
• RPR estimated value is 25% lower than list price (with a 2-star confidence rating)
• My manual comp analysis based on sales in the past 3 months gave me a value that's 20% below list price
• New round of tech layoffs has been announced & that's going to weaken the market even more.
• EDIT: The tax assessed value is about 35% lower

I am not necessarily convinced that a realtor can come up with an analysis that's better than mine. Would a professional appraiser come up with a better analysis?

Given the above - what would be a fair/reasonable price to offer?

Hi all.

When my family decided move from downtown Seattle to the Eastside, we spent three years looking — all the way from Snoqualmie to Snohomish — and still could barely decide where to land. There was so much to weigh, and even more we didn't realize we should've been weighing until later.

Buying a house is quite a journey; figuring out where to buy turned out to be the hard part.

Has anyone else been through this?

I'm curious how other people decided where to buy and especially how you got a real feel for a neighborhood you didn't already know before committing to it.

If you've bought around the greater Seattle area recently, or you're in the thick of it now, I'd love to hear your story: what you did to get to know different areas, what actually helped, and what was frustrating or just impossible to figure out.

Would love to hear how you worked through it. Feel free to share below.

What are the pros & cons of buying a home as a trust vs an individual name?

Juanita/Kirkland Home on a huge lot - originally listed for $799k; finally sold for $530k. Home was sold as-is

That seems like a great price - even if the value was just in the land?

• 3 bed, 1.5 bath
• 1,430 sqft, 0.27acre lot

https://www.zillow.com/homedetails/8716-NE-135th-Pl-Kirkland-WA-98034/48891943_zpid/

We are looking at a home that has an easement for the driveway; and that's the only way to get to the home. This part of the land is owned by a neighbor.

Could that potentially causes issues/disputes in future? Could the easement get dissolved unilaterally by the neighbor who owns that part of the land?

Looking @ homes in seattle and surrounding areas.

Noticing that i cannot find any brick homes in washington?

Being from Oklahoma, majority of our houses are brick. Wondering what’s going on.

Just looking for peoples thoughts. Thank you!

Nice, huge Bridle Trails home in a very good community sells for 750k (18.75%) below original list price.

• 4bed, 4.5+bath, 4470sqft square feet, 0.82acre lot
• Built in 1998
• Prime location in Bridle Trails

Edit: listed for 3.99m; sold for 3.25m

Home was on the market for almost a year; and was likely priced high for last year's market.

https://www.realtor.com/realestateandhomes-detail/13799-NE-32nd-Pl_Bellevue_WA_98005_M29794-11142

Looks like someone got a good deal on this Sammamish Home. It's nice to see Eastside homes sell for less than 800k

4 bd, 2 ba, 1,640 sq ft, 10k lot, 1987 built; decent location (original list price was $895k)

https://www.redfin.com/WA/Sammamish/22456-NE-18th-St-98074/home/266622

Total drop in price was $1.175m. See edit below.

Brand new luxury home in Redmond…4655 sqft with nice upgrades.

Was originally listed for $3.5m in Nov 2025. If I remember right, it was listed for even higher last summer (close to $3.8m?).

Finally, got sold for $2.775m

Looks like Someone got a good deal.

https://www.zillow.com/homedetails/13698-NE-83rd-St-Redmond-WA-98052/455436140_zpid/

(Can any one confirm the very original list price from last summer?)

Edit: Numerous newly constructed homes have sold for $3.5-4m in the vicinity of this home…over the past 18 months.

Edit 2: This home was listed for 3.9m in July 2025. Thanks to u/aflatoon for pointing it out. Total drop in price was $1.175m

https://www.realtor.com/realestateandhomes-detail/13698-NE-83rd-St_Redmond_WA_98052_M97961-05148