Spring 2026 Eastside Real Estate: Best Months to Buy & Sell
Spring 2026 Bellevue & Eastside Luxury Market Outlook: When to Buy, When to Sell, When to Wait
Published February 23, 2026 | By Freddy Delgadillo, CLHMS® | Realogics Sotheby's International Realty
Spring 2026 isn't just another selling season—it's the first spring market in three years where inventory levels, mortgage rates, and buyer psychology are simultaneously aligned for strategic opportunity. After analyzing Q4 2025 quarterly data and tracking 25+ years of Eastside luxury patterns, here's exactly when to make your move across Bellevue, Kirkland, Mercer Island, and the greater Eastside luxury markets.
The data tells a clear story: Eastside inventory increased 28% year-over-year in Q4 2025, yet months of supply remained at just 2.3—still firmly seller territory. Interest rates dropped to 6.2% in December, the lowest level of 2025. And buyer psychology? Corporate bonus distributions hit in March-April, creating the year's strongest purchasing momentum. The question isn't whether to participate in spring 2026—it's when and how to maximize your advantage.
Your Month-by-Month Spring 2026 Strategy
📅 March 2026: The Preparation Window
For Sellers: This is your last chance to prepare before April's inventory surge. Complete staging, professional photography, and pre-inspection now. Homes that list in late March capture early-movers before competition peaks, often achieving 3-5% premium pricing versus April listings.
For Buyers: March is reconnaissance. Preview neighborhoods, secure mortgage pre-approval (rates typically tick up in April), and identify your top 3-5 target properties. The buyers who close in May started their search in March.
🔥 April 2026: Peak Competition Zone
For Sellers: April brings maximum inventory AND maximum buyer activity. Expect 15-20% more showings than March, but also 30-40% more competing listings. Well-priced waterfront properties receive multiple offers; overpriced homes sit for 45+ days.
For Buyers: April is war. Corporate bonuses hit, relocation packages activate, and every serious buyer is competing. Winning strategies: waive inspection contingencies (after independent pre-inspection), escalation clauses to $50K-$100K above asking, and 21-day closings. Half-hearted offers lose in April.
💎 May 2026: The Sweet Spot
For Sellers: May offers the best balance: still-strong buyer activity (Memorial Day weekend is historically one of the year's top 3 showing weekends) with slightly less new competition as inventory peaks taper. Luxury sellers who "held out" for better spring pricing often achieve it in May.
For Buyers: May is opportunity. The frenzy subsides, sellers who didn't sell in April become negotiable, and you can actually tour homes without 6 other buyers in the driveway. Savvy May buyers secure 2-4% better pricing than April warriors—simply by waiting out the chaos.
⏰ June 2026: Last Call Before Summer Slowdown
For Sellers: June is decision time. If your home didn't sell in April-May, you're facing July's slowdown (vacations, outdoor distractions). Strategic price adjustments in early June can capture the last wave of school-deadline buyers closing before September.
For Buyers: June brings motivated sellers. Properties still active after 60-90 days often accept 5-8% below ask. The trade-off? Slimmer selection. But if you find your target home still available in June, leverage is on your side.
What Makes Spring 2026 Different from 2023-2025
After three years of "waiting for rates to drop," spring 2026 marks the inflection point. Here's what changed:
1. Rate Reality Acceptance
Buyers waited through 2023-2024 expecting rates to return to 3-4%. By Q4 2025, the market collectively accepted 6-6.5% as the "new normal." This psychological shift unlocks pent-up demand—buyers who've been sitting on cash for 18+ months are now transacting at 6.2% rates they would have rejected in 2024.
2. Tech Sector Stabilization
Microsoft, Amazon, Meta, and Google finished their 2023-2024 restructuring. Spring 2026 brings renewed hiring, RSU vesting confidence, and corporate relocation packages resuming at pre-2023 levels. Translation: your $3M-$5M buyer pool just expanded by 30-40% versus 2024.
3. Inventory-to-Demand Balance
Q4 2025 data showed Eastside inventory at 2.3 months—higher than 2024's extreme scarcity (1.8 months), but still seller-favorable. Spring 2026 will likely see 2.8-3.2 months of supply—the "Goldilocks zone" where buyers have choice without overwhelming competition, and sellers maintain pricing power without sitting for 90+ days.
4. Waterfront Scarcity Premium
Our 2025 Waterfront Report confirmed only 3.6% of all Puget Sound home sales are waterfront properties. Spring is peak waterfront season (boating, dock installation, school deadlines), and 2026 inventory remains structurally scarce. Expect Lake Washington, Mercer Island, and Lake Sammamish waterfront to see 8-12% appreciation in spring 2026 alone.
When Waiting Makes Sense (The Scenarios Where Patience Wins)
Spring 2026 isn't optimal for everyone. Here's when holding is the smarter play:
- Your timeline is flexible AND you're betting on rate drops: If you can genuinely wait until Q4 2026 or Q1 2027, there's a scenario where rates touch 5.5-5.8%. But understand: you're gambling on Fed policy, and inventory will be even tighter if rates drop (everyone else is waiting too).
- Your property needs significant renovation: Competing in spring with a dated kitchen, 1980s bathrooms, or deferred maintenance is a losing battle. If you need $150K+ in upgrades, better to tackle them in summer 2026 and list in fall when there's less competition and your investment shows.
- You're selling a $5M+ estate requiring international buyers: Ultra-luxury ($5M+) doesn't follow spring seasonality as tightly. These properties require global marketing, often 120-180 day sales cycles, and benefit from fall luxury buyer tours. Spring works, but fall 2026 may be equally strong for estate-level properties.
- You're buying without selling first and need clarity: If you're purchasing before selling your current home, spring's volatility creates risk. A stable Q3-Q4 2026 market allows you to secure your new home at known pricing, then sell your existing property with one mortgage, not two.
Bottom line: Don't wait because you're hoping for something better. Wait because your specific situation creates strategic advantage by doing so.
25 Years of Spring Markets: What the Data Won't Tell You
From Freddy Delgadillo, CLHMS®
I've represented buyers and sellers through 25+ Eastside spring markets. The pattern never changes: everyone waits until April, then panics. The sellers who win? They list in late March. The buyers who win? They start looking in February and strike in May when April's chaos clears.
Spring 2026 will be no different. What is different: the first time in three years where the math actually works for buyers (6.2% rates + choice) and sellers (still only 2.3 months supply + motivated tech buyers).
Your competitive advantage isn't better data—everyone has the same MLS access. It's executing the strategy before the masses catch on. Let's discuss your spring 2026 plan now, not in April when it's too late.
Ready to Build Your Spring 2026 Strategy?
Whether you're positioning a Bellevue waterfront estate, timing a Kirkland family home purchase, or evaluating Mercer Island luxury properties, let's translate this spring outlook into your personalized action plan.
Freddy Delgadillo | CLHMS® | 25+ Years Eastside Luxury Expertise | Realogics Sotheby's International Realty