Eastside Seller Advisory: What June 2026 NWMLS Data Means for Your Market
Quick answer: June 2026 NWMLS data shows the Eastside settling into a narrower band than earlier this year — most submarkets now sit in a balanced 3 to 4 month supply range. The exceptions: Bellevue East of 405 remains a true seller's market at 2.46 months, while Bellevue West of 405 stands alone as a buyer's market at 6.11 months. Kirkland's median price jumped 22.9% year over year despite balanced supply — a sign of real strength beneath the surface.
Information and statistics compiled and reported by the Northwest Multiple Listing Service. June 2026 data.
If you've been watching the Eastside market and trying to figure out whether now is the right time to sell, here's the honest answer: it depends entirely on which of nine very different Eastside submarkets your home sits in. The good news in June's data is that the wild swings we saw earlier this year have started to narrow — most areas are now clustered in a balanced range. But two areas remain clear outliers, and if your home is in either one, that matters a great deal.
How to Read This Data: The Number That Matters Most
Months of Supply answers one question: if no new homes were listed today, how long would it take to sell everything currently on the market? Under 3 months signals a strong seller's advantage. Between 3 and 6 months is a balanced market that rewards precise pricing and presentation. Above 6 months, buyers have the leverage.
It's the single clearest signal in any given month, and it's what the chart and city breakdowns below are built around.
Market by Market: Your Honest Seller Verdict
Bellevue – East of 405 — Area 530
2.46 months supply · Median $1,620,000 · -3.9% YoY · Closed sales +7.8% YoY
✅ Favorable — The Eastside's Strongest Seller's Market
East Bellevue is the only Eastside submarket firmly under the 3-month threshold this month, and closed sales are up nearly 8% year over year even as pricing normalized slightly. This is the one area where sellers hold clear leverage right now.
East Side, South of I-90 — Area 500
3.33 months supply · Median $1,535,000 · -10.9% YoY · New listings +25% YoY
⚠ Balanced — Priced Right, It Moves
A 25% jump in new listings has pulled this area into balanced territory, and the double-digit price pullback reflects that added competition. Pending sales are still up nearly 16% year over year, though — buyers haven't disappeared, they've just gotten more choices.
Mercer Island — Area 510
3.47 months supply · Median $2,350,000 · -6.2% YoY · Pending sales -23.3% YoY
⚠ Balanced — Watch the Pending Trend
Mercer Island's pending sales dropped notably from a year ago, worth watching heading into fall. Still balanced, not distressed, but this is a market where pricing precision matters more than it did earlier this year.
East of Lake Sammamish — Area 540
3.47 months supply · Median $1,472,500 · -1.8% YoY · New listings +52% YoY
⚠ Balanced — Most New Inventory on the Eastside
New listings here surged 52% year over year, the largest increase of any Eastside area. Prices have held remarkably steady despite that wave of new competition, which speaks to genuinely strong underlying demand in the Sammamish/Issaquah corridor.
Kirkland / Bridle Trails — Area 560
3.63 months supply · Median $2,600,000 · +22.9% YoY · Closed sales +3.2% YoY
⚠ Balanced — But the Price Story Stands Out
Kirkland's median price is up nearly 23% year over year — the single largest price gain on this list — even with supply sitting in the balanced range. That combination tells you buyers are actively competing for the right homes here, even if overall inventory has normalized.
Bothell — Area 610
3.96 months supply · Median $1,147,000 · -4.4% YoY · Closed sales -30.9% YoY
⚠ Balanced — Closed Sales Cooling
Bothell sits at the upper edge of balanced, and the notable drop in closed sales year over year is worth a closer look for anyone selling here. New listings are still up sharply, so the slowdown looks more like a timing gap than a demand problem — but pricing strategy matters more here than it did a year ago.
Juanita / Woodinville — Area 600
3.28 months supply · Median $1,200,000 · -7.7% YoY · New listings +27.6% YoY
⚠ Balanced — More Options, Softer Pricing
A sharp rise in new listings has given buyers more to choose from here, and pricing has softened accordingly. Still solidly in balanced territory, not a buyer's market, but sellers should expect more competition for buyer attention than a year ago.
Redmond / Carnation — Area 550
4.06 months supply · Median $1,409,950 · +0.7% YoY · Closed sales -17.5% YoY
⚠ Needs Strategy — Precision Pricing Required
Redmond sits just past the 4-month balanced midpoint, and closed sales have pulled back meaningfully from a year ago even as prices held essentially flat. This is a market where homes priced to true value move; homes priced on hope sit.
Bellevue – West of 405 — Area 520
6.11 months supply · Median $3,650,000 · -19.8% YoY · New listings +43.5% YoY
🔴 Serious Conversation Needed
This is the one Eastside submarket where honesty requires saying plainly: conditions currently favor buyers. At 6.11 months of supply and a near-20% pullback in median price, this ultra-luxury West Bellevue corridor — including the Medina, Clyde Hill, Yarrow Point, and Hunts Point micro-markets — is absorbing a significant wave of new inventory (+43.5% YoY) more slowly than a year ago. That doesn't mean homes here aren't selling; it means differentiation, realistic pricing, and exceptional presentation matter more in this price tier than anywhere else on the Eastside right now. If your home is in this area, this is worth a direct, honest conversation.
Frequently Asked Questions
Is it a good time to sell a home on the Eastside in 2026?
It depends entirely on which Eastside submarket your home is in. As of June 2026 NWMLS data, Bellevue East of 405 is the only area under 3 months of supply, favoring sellers. West Bellevue (West of 405) is the only area above 6 months, favoring buyers. The remaining seven areas, including Kirkland, Redmond, Mercer Island, and Bothell, sit in a balanced 3 to 4 month range that requires precise pricing strategy.
How many months of supply does Kirkland have in 2026?
Kirkland / Bridle Trails (NWMLS Area 560) had 3.63 months of supply as of June 2026, with a median price of $2,600,000, up 22.9% year over year.
Is West Bellevue a buyer's market in 2026?
Yes. Bellevue West of 405 (NWMLS Area 520) had 6.11 months of supply as of June 2026, the only Eastside area above the 6-month buyer's market threshold, with a median price of $3,650,000, down 19.8% year over year.
What is the strongest seller's market on the Eastside right now?
Bellevue East of 405 (NWMLS Area 530) had the lowest months of supply on the Eastside in June 2026 at 2.46 months, the only area firmly in seller's market territory.
How is the Bothell real estate market performing in 2026?
Bothell (NWMLS Area 610) had 3.96 months of supply in June 2026, with a median price of $1,147,000, down 4.4% year over year, placing it in the same balanced, needs-strategy range as most of the Eastside.
Freddy Delgadillo
Luxury Real Estate Advisor | Judah Realty | Realogics Sotheby's International Realty
🏆 CLHMS 🎓 CRS ⭐ ABR 🌐 Bilingual EN/ES 🏛️ 25+ Years Eastside
Nine markets, nine different stories — and your home's story deserves a real conversation, not a generic estimate. Whether you're in a seller's market or navigating a slower one, let's talk about what these numbers mean for your specific property.
📞 (425) 941-8688 | ✉️ freddy@judahrealty.com
10237 Main Street, Bellevue, WA 98004