Published October 26, 2026 in Market Update

More choice in GH & UP, but homes still move at a steady pace

By Thomas Earnest

Real estate, GH & UP Buy Box

The one fact that changes what you should do right now: more homes are on the market. The Real Estate Data Aggregator counted homes for sale up 28.6% in 98466, up 17.4% in 98332, and up 17.2% in 98467, all in the three months ending August 31, 2026. Buyers have more to compare. That means your price and your home's condition matter more than they did a year ago.

Inventory is up, and the national picture backs that up

Realtor.com reported that active listings topped 1.16 million homes for sale nationally in September 2026. Realtor.com also reported that price cuts hit 20.8% of listings nationally that month, the highest share since October 2022. Locally, that pattern is showing up too. More choice for buyers does not mean demand has disappeared. It means the homes that are priced well are still selling.

Pending sales say buyers are still active

More inventory has not stopped buyers from writing contracts. The Real Estate Data Aggregator counted 95 pending sales in 98466, up 2.2% from a year earlier. In 98335, pending sales reached 143, up 0.7%. In 98467, pending sales held flat at 54, unchanged from a year ago. Demand has slowed in some spots, but it has not stopped.

Prices are mostly up, with one exception

The Real Estate Data Aggregator put the median sale price in 98466 at $699,000, up 10.1% from a year earlier. In 98332, the median reached $1,022,441, up 8.8%. In 98329, the median was $675,000, up 14.4%. In 98335, it came in at $970,000, up 4.9%. The one honest exception is 98467 in University Place, where the median dipped to $686,250, down 8.8% from a year ago. That is worth knowing if you own there.

Homes are still selling, and many are selling fast

Speed tells you how much demand is really left. In 98467, the Real Estate Data Aggregator measured a median of just 9 days on market. In 98332, it was 13 days, actually 9 days shorter than a year ago. In 98466 and 98335, homes sat for 16 days. The longest wait was in 98329 at 31 days, which is 19 days longer than a year ago. Not every home sold fast, but most did not sit long.

Quick contracts back this up. The Real Estate Data Aggregator found that 48.3% of homes in 98335 went under contract within two weeks of listing. In 98467, that share was 48.2%. In 98466, it was 44.2%. In 98332, it was 42.7%. In 98329, 35% of homes did the same, even as that ZIP took longer on average.

What sellers are getting at the closing table

The Real Estate Data Aggregator showed that in 98466, homes sold at exactly 100% of list price on average. In 98329 and 98335, the average was 99.8%. In 98332, it was 99.6%. In 98467, it was 99.4%. Every ZIP code in this market averaged within 1% of list price. That is a solid result in a market with more inventory than last year.

Mortgage rates are a real factor right now

Realtor.com reported that mortgage rates climbed above 7% for the first time since January 2025. That affects what buyers can afford. It also affects how many sellers choose to move. Both sides of the market are watching rates closely. The Federal Housing Finance Agency reported that U.S. house prices rose 2.6% from July 2025 to July 2026. Local prices in most of GH & UP are rising faster than that national pace.

One more thing worth saying: the numbers above cover whole ZIP codes. One street, one neighborhood, or one price range can read very differently from the ZIP as a whole. If you want to know what is happening on your block, text me.