Autumn 2025 Market Update: Stability Returns as Sellers Hold Ground

As we move deeper into autumn, the Puget Sound housing market continues to recalibrate. October brought fewer listings, longer market times, and surprisingly steady prices. After two years of volatility, what we’re seeing now looks more like balance — and that’s good news for both buyers and sellers.

📊 Market Highlights (October 2025)

(Data sourced from NWMLS, Federal Reserve & Reece Homes Research)

In short: fewer listings, slower sales pace, but stronger pricing discipline.

📉 What’s Changing — and What Isn’t

After a brief late-summer uptick in listings, new inventory tapered off in October — helping stabilize supply. At the same time, homes are taking longer to sell (averaging 47–50 days) but are still closing near asking, particularly when priced and presented well.
This isn’t a “crash” or a runaway boom — it’s more of a balancing act. Buyers have more breathing room; sellers still hold ground if they play smart.

💰 Current Mortgage Rates & Forecasts

Though we removed mortgage rates from the highlights table (to keep focus on local stats), they remain a vital piece of the puzzle for affordability and strategy:

• As of early November 2025, U.S. 30-year fixed mortgage rates is 6.17%.
  
  

• Forecasts from major institutions:
  
  

  • Fannie Mae expects rates to average ~6.4% by end of 2025 and drop to ~5.9% by late 2026. 
    
    

  • Mortgage Bankers Association (MBA) projects rates will remain in the 6.0%-6.5% range through 2026 and beyond. 
    
    

  • Capital Economics sees the potential for rates to drift back up toward ~6.5% by end-2026, given inflation and bond market pressures.
    
    

What this means for you:

• For buyers: While rates are elevated compared to the historically low era, they are projected to edge lower in the coming year. If you’re ready, today’s window offers a strategic start.
  
  

• For sellers: Because rates remain elevated, many buyers remain cautious — meaning presentation, timing and pricing matter more than ever.
  
  

• For both: Keeping an eye on refinance/adjustment opportunities makes sense as forecasts suggest moderate rate relief ahead rather than dramatic drops.
  
  

🏡 Why This Autumn May Be Ideal for Buyers

If you felt locked out during the ultra-competitive market of 2021–2022, this season may be your opening:

• You now have more inventory (though still low) and less frenetic competition.
  
  

• Homes are sitting longer, which gives you room to negotiate on price, terms and inspection conditions.
  
  

• The pricing softening in Snohomish (~4.3% down YoY) gives flexibility for buyers looking north of King County.
  
  

Do note: elevated rates mean monthly payment calculations still matter more than ever — but if you lock in now and rates drop later, you have both price and rate upside. The key is preparation.

🏠 For Sellers: Pricing Smart Pays Off

While inventory is low, buyers are more selective — and they expect value.

• Overpricing can stall momentum quickly in today’s market.
  
  

• Homes that show well and hit the right price point are still selling within a few weeks.
  
  

• Sellers who invest in presentation (staging, visuals, pricing strategy) continue to outperform the average.
  
  

Even with longer days on market, homes are closing within ~1–2% of list — signaling that demand remains healthy when meet-market conditions are applied.

🔮 Looking Ahead

We’re entering historically the quietest stretch of the year — but that doesn’t mean inactivity. Rates have held in the low-6% range since late summer, and major economists expect downward drift over the next 12–18 months. Lower rates could prompt more buyer activity and raise inventory as some homeowners become comfortable moving off their older, low-rate mortgages.

Translation: This winter could quietly set the stage for next spring’s surge — maybe slower now, but meaningful if you lean into strategy.

💬 Your Move

If you’ve been waiting for the “right time” to buy or sell, this autumn is about strategy, not speed. The clients who are winning aren’t rushing — they’re using data, timing & preparation to make thoughtful moves.

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