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Buying Where to Buy a Home in Seattle for Under $800K (2026) If you are searching for homes for sale in Seattle under $800K, here is the honest starting point: $800,000 is now below the city median. Seattle’s median house closed at $1,010,000 in June 2026, and even Southeast Seattle, long the affordable corner of the city, hit $989,500. So $800K no longer buys the middle of […]
Selling Preparing Your Seattle Home for Sale: What’s Worth Doing in 2026 Most sellers ask me the same question first: what do I need to fix before we list? The honest answer is less than you think, but the few things that matter, matter a lot. This guide walks through how to prepare your Seattle area home for sale in 2026, what earns its money back, what […]
Neighborhood Guides Leschi and Madrona: A Guide to Lake Washington Living in Seattle Most buyers know Leschi and Madrona by their views before they know them by name. The two neighborhoods spill down the western shoulder of Lake Washington, and on a clear day the water and the Cascades do a lot of the selling. Leschi Seattle real estate sits right on the lake, wrapped around a marina […]
Neighborhood Guides The Best Neighborhoods in Southeast Seattle: Mt. Baker to Rainier Beach, Compared (2026) If you are searching for the best neighborhoods in Southeast Seattle, here is the honest answer: it depends on what you refuse to give up. The six neighborhoods below share the same backbone (the 1 Line light rail, Lake Washington, and some of the best food in the city), but they differ sharply in price, […]
Neighborhood Guides Hillman City: Columbia City’s Quieter Next-Door Neighbor Ask ten Seattle buyers about Hillman City and eight will say “you mean Columbia City?” That mix-up is exactly why this pocket of Southeast Seattle is worth your attention. Hillman City Seattle sits a half mile south of Columbia City’s restaurant row, shares the same parks, schools zone, and light rail corridor, and typically costs […]
Neighborhood Guides Rainier Beach Buyer’s Guide: Seattle’s Best Value Near Light Rail If you have watched prices climb in Columbia City and Seward Park and wondered whether any close-in lakefront neighborhood is still attainable, Rainier Beach Seattle homes are the answer worth studying. The typical home here is valued around $732,000 as of June 2026, roughly $250,000 below the Southeast Seattle median and well under the citywide […]
Market Updates Seattle Housing Market Update: June 2026 How the Seattle housing market in June 2026 treated you depended entirely on where you stood. Citywide, the median house price (the middle sale: half sold for more, half for less) slipped 6% from a year ago. Meanwhile, Southeast Seattle houses closed at a median of $989,500, up 11% over the same stretch. In other […]
Selling Selling Your Home in Seattle: What It Takes in 2026 Selling a home in Seattle today is different from selling two or three years ago. Inventory is up, buyers have more choices, and the homes that sell fast and at strong prices are the ones that are prepared and priced correctly from the first day on the market. The homes that are not tend to […]
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Buying Buying a Home in Seattle: What You Need to Know Before You Start Buying a home in Seattle is not complicated, but it does have a specific rhythm. Inventory moves fast in some neighborhoods, slowly in others. The financing process has its quirks in Washington State. And the things that trip up buyers here, whether that is sewer scopes or escalation clauses, are not things you will figure […]
Neighborhood Guides Seward Park, Seattle: Lakefront Living Without the Madison Park Price If you love the idea of Madison Park (lake access, mature trees, a slower pace) but not the price tag, Seward Park is worth a real look. It sits on a stretch of land along Lake Washington, anchored by a 300-acre park peninsula of old-growth forest and shoreline, and the median home here sold for […]
Neighborhood Guides Columbia City, Seattle: A Neighborhood Guide for Home Buyers (2026) If you are researching Columbia City, here is the short version: it is one of the most walkable, most characterful neighborhoods in South Seattle, with a light-rail line straight to downtown, a landmark business district you can stroll end to end, and a food and music scene that punches far above its size. The trade-off […]
Buying Condo vs. Townhouse vs. House in Seattle: The Real Costs Compared (2026) “Should I buy a condo or a townhouse?” is one of the most common questions Seattle buyers ask, and the honest answer is that it depends less on the building than on the math behind it. On paper, a condo, a townhouse, and a single-family house can look like three versions of the same thing: […]
Neighborhood Guides Living in Mt. Baker, Seattle: The Complete 2026 Neighborhood Guide If you are thinking about living in Mt. Baker, Seattle, here is the short version: it is one of the few neighborhoods in the city where you can have a lakefront park, a light-rail commute, grand historic homes, and a $4 taco truck dinner all within the same square mile. Mt. Baker sits on the […]
Neighborhood Guides Living on Beacon Hill: Seattle’s Most Underrated Neighborhood? If you are weighing Beacon Hill Seattle real estate against the pricier neighborhoods up north, here is the short version: you get a downtown light-rail commute, the largest Olmsted-designed park in the city, and what may be Seattle’s most exciting food scene, all at a price that still makes sense. The median home on Beacon […]
Selling What Is My Seattle Home Worth in 2026? (And Why Zestimates Miss) If you are wondering “what is my Seattle home worth in 2026”, the honest answer is that the number on Zillow is probably not it. Online estimates are a fine starting point, but they miss the things that actually move price in this city: your exact block, your view, your floor plan, and a market […]
Market Updates Seattle Housing Market Update: May 2026 If you only read headlines, you’d think Seattle home prices are falling. The data says otherwise, at least for houses. The Seattle housing market in May 2026 split sharply along two lines: single-family homes versus condos, and close-in neighborhoods versus the county at large.   Southeast Seattle: A Record May for Houses Southeast Seattle (NWMLS […]
Buying Seattle First-Time Home Buyer Guide (2026) Buying your first home in Seattle can feel out of reach. After all, the median home here runs around $850,000, and the down payment math alone stops most renters before they start. However, here’s what most first-time buyers don’t know: Washington State and the City of Seattle run some of the most generous down payment […]
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