Bellevue Real Estate Market Report Q3 2025: Eastside Home Sales & Housing Trends
Q3 2025 Bellevue & Eastside Market Report: What You Need to Know
By Freddy Delgadillo, Realogics Sotheby's International Realty
As we head into the holiday season and look toward 2026, I wanted to share what I'm seeing in our Bellevue and Eastside market. This isn't just data for data's sake—this is about understanding what's really happening so you can make smart decisions whether you're thinking about buying, selling, or just wondering what your home is worth today.
The Big Picture: Balance is Back
After years of chaos—bidding wars, offers sight unseen, buyers waiving every contingency—our market is finding its footing again. This is good news, not bad news. Here's why:
The market isn't crashing. It's maturing.
What the Numbers Tell Us (And What They Don't)
Inventory: Finally, Choices
The Eastside saw 63.57% more homes for sale in Q3 2025 compared to Q3 2024—jumping from 711 homes to 1,163 homes. That's significant.
What this means for you:
If you're a buyer: You're no longer racing against 15 other offers on every property. You can breathe, think, negotiate, and actually do your due diligence.
If you're a seller: This doesn't mean your home won't sell. It means pricing and presentation matter more than ever. The "throw it on the market and watch it sell in 48 hours" days are behind us.
My strategic take: This inventory surge isn't a sign of weakness—it's sellers who've been waiting for the right moment finally making their move. Many held off during the 2022-2023 uncertainty. Now they're ready.
Pricing: Holding Strong Where It Counts
Despite all that new inventory, median prices are stable and growing:
Eastside median: $980,000 (up 4% year-over-year)
Mercer Island: $2,413,000 (holding firm as the luxury stronghold)
King County overall: Growing modestly with 2.5 months of supply
What this tells me: Well-positioned homes in desirable locations with the right pricing are still commanding strong numbers. But overpriced listings? They're sitting. And sitting. And eventually, they're getting reduced.
Strategic insight most reports miss: The gap between "well-priced" and "wishful thinking" has never been wider. In the frenzy years, overpricing by 10-15% didn't matter—someone would still buy it. Today? That's the difference between selling in 14 days versus 90+ days.
Days on Market: Buyers Are Taking Their Time
Homes are staying on the market longer compared to Q3 2024. This isn't a red flag—it's market normalization.
What buyers are doing differently:
Conducting full inspections (remember when everyone waived those?)
Comparing multiple properties before deciding
Negotiating repairs and credits
Not feeling pressured to make split-second decisions
What sellers need to understand: Your home will likely take 30-45 days to sell instead of 7-10 days. That's normal. That's healthy. And if your home is sitting longer than that, we need to talk about pricing or positioning.
What the Report Doesn't Tell You (But I Will)
Here's where my 25+ years of experience comes in. The RSIR report gives you the data, but I'm going to give you the strategy:
1. The Q1 2026 Opportunity Nobody's Talking About
Everyone assumes spring (March-May) is the best time to sell. And it used to be. But here's what's changing:
Why Q1 2026 (January-March) might be smarter:
Less competition from other sellers who are waiting for "spring"
Buyers searching in January-February are serious—they're not casually browsing on Sunday afternoons
Corporate relocations happen Q1 (fiscal year budgets reset, people move before summer)
You close and move before the spring chaos hits
I'm having this conversation with several clients right now. If you've been thinking "I'll list in April," let's talk about whether January makes more sense for YOUR situation.
2. The Tale of Two Markets
The data shows one "Eastside market," but I see two distinct markets:
Market A: Move-in Ready, Well-Priced Homes
Selling in 10-21 days
Multiple offers still happening (yes, really)
Selling at or above list price
Buyers fighting for the "perfect" properties
Market B: Needs Work, Overpriced, or Poorly Positioned
Sitting 60-120+ days
Price reductions every 2-3 weeks
Buyers making lowball offers
Eventually selling for less than if they'd priced correctly from day one
The lesson: It's not about whether homes are selling. It's about which homes are selling—and why.
3. Condominiums Are Quietly Outperforming
While everyone focuses on single-family homes, look at what's happening with Eastside condos:
38% increase in inventory (396 to 547 homes)
Strong buyer interest despite more choices
Seattle condos saw 9.63% increase in sales year-over-year
Strategic insight: First-time buyers and downsizers are active. If you own a condo or are thinking about buying one, this segment is healthier than most people realize. Lock-and-leave lifestyle is appealing right now—especially for empty nesters who don't want to deal with yard maintenance.
4. The Luxury Market ($2M+) Plays by Different Rules
Mercer Island's $2.4M median proves something important: Luxury doesn't follow the same patterns as the broader market.
High-net-worth buyers aren't interest-rate sensitive the same way first-time buyers are. They're making lifestyle decisions, not affordability decisions. If you're in the luxury space, your marketing, positioning, and network matter infinitely more than "market trends."
What This Means for YOUR Next Move
Let me break this down into action items:
If You're Thinking About Selling:
Do this:
✓ Get a proper comparative market analysis (CMA) from someone who knows your neighborhood (me)
✓ Price it right from day one—not "test the market" pricing
✓ Make your home show-ready—buyers are choosier now
✓ Consider Q1 2026 timing instead of waiting for spring
Don't do this:
✗ Overprice because "someone sold for
X down the street" (markets shift monthly)
✗ Skip repairs thinking "buyers will deal with it" (they won't in this market)
✗ Wait for the market to "get better"—this IS the better market compared to 2023
If You're Thinking About Buying:
Do this:
✓ Take advantage of actual negotiating power for the first time in years
✓ Be thorough with inspections and due diligence
✓ Work with an agent who knows how to negotiate (not just write offers)
✓ Don't wait for interest rates to drop to 3%—they won't, and prices will rise when/if they do
Don't do this:
✗ Lowball every property thinking "it's a buyer's market"—it's not, it's balanced
✗ Assume you have infinite time to decide—good properties still move fast
✗ Try to time the market perfectly—you'll miss opportunities
The Bottom Line
The Eastside market in Q3 2025 is exactly where it should be: balanced, rational, and functional.
Sellers who price correctly and present well are finding success. Buyers who are decisive and reasonable are winning properties. And the people struggling? They're the ones treating this like it's still 2021 (it's not) or assuming it's 2008 (it definitely isn't).
My prediction for Q4 2025 into Q1 2026:
Inventory will tighten slightly over the holidays (it always does)
Serious sellers will list in January before the spring rush
Buyers will remain active but selective
Well-positioned properties will continue to sell at strong prices
Let's Talk
If you're thinking about making a move—or just curious what your home is worth in today's market—let's grab coffee. No pressure, no obligation. Just honest conversation about your specific situation.
I've been doing this for over 25+ years in Bellevue and the Eastside. I've seen the ups, the downs, and everything in between. And I can tell you this: The best time to make a decision is when you're informed.
So let's get you informed.