This is a question we get a lot, and if you’ve been watching the Pierce County real estate for a while, you know it follows a fairly predictable cycle: the inventory level (i.e., # of homes for sale) starts to climb right after the first of the year – and that number keeps climbing until May, sometimes June.
Once inventory peaks, Buyers typically chip away (aka, negotiate!) at the available homes for sale during the late Summer months, and then we get a nice little bump of market activity during our gorgeous Fall before everyone hibernates for the Winter. (See the chart below showing the last 10 years of this cycle).
Will Buyers Ever Get the Upper Hand?
So what does that actually feel like on the ground here in Pierce County? Well, inventory hit a 10-year high in June 2026 at 3.9 months. Historically speaking, that is still a very balanced market, but Sellers are definitely noticing the shift. Homes that don’t sell “immediately” (<7 days) are likely to experience one or more of the following:
- Longer days on market (average = 30 across the county)
- One or more price drops before receiving an offer
- Continued negotiations to either get into contract or get through the inspection process
Rates & Prices Stay High
While it may sound like Buyers have regained the upper hand, affordability remains an ongoing challenge. The median price in June was $585,000 – even higher than it was during those frenzied Covid years! Mortgage rates also keep pushing up after dipping below 6% earlier this year. (Scroll down for some further insight around this from Windermere Economist Jeff Tucker).
So back to our first question: is the late Summer market worth jumping into? We’d say yes – because there are opportunities in every market! But both Buyers & Sellers need to be prepared and motivated in order to succeed.
Don’t Step over a Dollar to Save a Dime
Sellers who properly prepare & position their homes are still able to sell for historically high prices. Buyers are penalizing listings with deferred maintenance, highly personal design choices, busy streets and awkward floorplans. If you’re not sure if your home has these issues (or how to resolve them) let’s talk!
Buyers still need to be prepared to act quickly and decisively in the hottest zip codes and price points (because some things really never do change). These hot homes sell fast and lately we’ve seen cash offers making a comeback. If you’re someone who needs a bit more time to decide (or you have a very firm budget) consider opening your search to additional neighborhoods and be sure to use your inspection period to really understand the scope and cost of potential projects.
Looking Ahead
If you’re thinking about entering the market in 2027, now is the perfect time to strategize and create your personal to-do list. Sellers can take advantage of mild PNW Fall weather to get important exterior projects done. Painting, siding, roof & chimney issues are big ticket items that can turn off Buyers. Get these done and you can list anytime -- and sell for more money!
Buyers also can also use this time to plan ahead -- even if you’re not quite ready to make an offer yet. If you have a certain house, neighborhood or lifestyle you’re searching for, let’s talk about it so you’re not caught off guard when your dream property hits the market. We’ll make sure you’re prepared to compete.
