If you're wondering whether 2025 is the year to buy, sell, or hold—you're not alone. The Puget Sound market is shifting again, and April gave us clues about what to expect for the rest of the year.

In the past, we’ve seen springtime surge with bidding wars, ultra-low inventory, and fear-driven decisions. But April 2025 brought a different tone: cautious optimism mixed with rising inventory, strategic sellers, and buyers hunting for value. So, what changed—and what’s still coming?

🏡 A Quick Snapshot of the April 2025 Market

Seattle's median home price hit $910,000, up 3.4% year-over-year. Homes averaged just 7 days on the market, but the more noteworthy trend is inventory—King County saw a 22.5% increase in listings from March. This is more than a seasonal bump; sellers are stepping back in with realistic expectations.

Over 40% of homes still sold above asking price in April. But that stat only applies to homes that were priced right and in great condition. Overpriced listings with visible flaws are sitting, seeing price drops, or requiring major concessions.

🧭 What Buyers Are Facing Right Now

Buyers are cautiously optimistic—but not immune to stress. Mortgage rates are floating in the 6.5%–6.8% range. Affordability is a real issue—median rent in Seattle now requires a $91,000+ income, and monthly mortgage costs are outpacing that quickly.

However, this is the first time in a while that buyers actually have options. Snohomish and Pierce Counties are seeing solid inventory under $800K. VA and FHA buyers who were sidelined in 2022–2023 are reentering the market. And with some homes sitting longer, buyers can negotiate again—rate buydowns, credits, and inspection wiggle room are back on the table.

Pro Tip: Leverage matters more than luck. Be pre-approved, understand your max monthly payment (not just price), and work with someone who can help you compete creatively.

📉 Sellers: It’s Not a Fire Sale, But It’s Not Easy Either

Sellers who hoped for a spring surge might be surprised. The market is active—but strategic. More homes on the market means more buyer scrutiny. Over 71% of sellers offered concessions in Q1 2025. That’s not desperation—it’s adaptation.

Gone are the days of getting five offers after a weekend. Today, you’ll still sell fast—but only if your home is priced in line with condition, staged to show well, and marketed to the right buyer demographic. Otherwise, you risk price drops or becoming “stale.”

🔮 What Might Happen in the Rest of 2025

Let’s talk predictions. Based on market activity and lender behavior, here’s what I expect for the back half of the year:

• Inventory will keep rising into early summer as school ends and more sellers list. Expect a leveling-off in July or August.
• Buyer activity will peak from late May to July as shoppers try to move before school starts and rates rise again.
• Rates likely stay above 6% through fall. Don’t expect Fed cuts to dramatically improve mortgage rates in 2025.
• Concessions will become standard. Credits, rate buydowns, and flexible closing terms will keep deals together.
• Accurate pricing will determine your outcome. Homes priced 3–5% below market are driving the highest offer volume. Overpriced homes are collecting dust.

The market is normalizing—not collapsing. Buyers and sellers both need to operate with precision, not emotion.

📊 Real Estate Is Still Local—Even Block by Block

Every zip code tells a different story. One neighborhood might be seeing bidding wars while another sees price reductions. That’s why generalized advice doesn’t work in this market. What matters is what’s happening in your neighborhood, with your price point and your buyer pool.

🎯 Final Thoughts & Expert Advice

Whether you're buying or selling, you need to view real estate as a strategic move. That means reviewing the data, understanding the emotional triggers buyers respond to, and making smart adjustments based on market behavior—not just instinct.

I’ve been helping clients navigate both hot and soft markets. This one is neither. It’s strategic. And if you play it right, it can still deliver big wins—whether you’re buying your dream home or moving equity into your next chapter.

📬 Let’s Build a Smart Plan

If you're considering a move—or just need help figuring out if it’s the right time—I’m happy to talk. No pressure. Just facts, strategy, and tailored guidance based on where the market’s going, not where it’s been.

📍 Aaron Miriello – Your Trusted Realtor
📧 Email: aaron@primenorthwesthomes.com
📞 Phone: 206-999-8875
🏡 Website: primenorthwesthomes.com
🔗 Contact Card: https://www.flowcode.com/page/aaron_ohcontactcard