Buyer Blog

Hi, I'm Doron Weisbarth with Weisbarth & Associates, and welcome to my October 2026 Market Update! You know, for the past several months, I've been watching our local housing market, hoping to see some indication that this growing inventory of homes for sale is just a temporary phenomenon. Well... so far, the market hasn't been particularly cooperative. Month after month, inventory keeps growing, and I'm beginning to think we may be witnessing something we haven't seen in nearly fifteen years. And while the numbers I'm going to show you are from King County, we're seeing very similar trends in Snohomish and Pierce Counties as well. So, just how significant is this change? Well, in September, King County reached 4.2 months of housing inventory. And to put that into perspective, we haven't seen that much inventory since the first quarter of 2012, as we were finally coming out of the great recession of 2008! Just to explain, months of inventory is essentially a measure of how long it would take to sell all the homes currently available on the market, based on the current pace of sales. Generally speaking, anything below four months is considered a seller's market, between four and six months is a balanced market, and above six months is a buyer's market. So, after nearly fifteen years of living in a market that overwhelmingly favored sellers, we've finally crossed into balanced-market territory. And that raises an interesting question. Where have all the buyers gone? Well... that's the funny thing. They haven't really gone anywhere! Let me show you what I mean. Take a look at these two graphs. They both cover the King County single-family home market. The top graph shows the number of homes available for sale in September of each of the past three years. The bottom graph shows the average monthly number of homes going under contract, or pending sales, from January through September of those same years. Let's start with the top graph. In September 2024, there were about 3,600 homes available for sale. A year later, that number had grown to just under 4,700. And this September, we reached just past 6,000 homes. That's an increase of almost 69% in available homes in just two years! Now, if you saw that number by itself, you might reasonably assume that buyers had simply stopped buying homes. After all, we've been hearing about high interest rates, tech layoffs, affordability problems, and all the other reasons people might be reluctant to buy. But here's where things get interesting. This graph shows the average number of pending homes. For each year, I took the total number of pending sales from January through September and divided it by nine. So these bars show the average number of pending sales per month. Remember, pending sales are a pretty good indication of how many buyers are actually purchasing homes that month. In 2024, we averaged 1,626 pending sales per month. In 2025, it was 1,631. And this year, we're averaging 1,557. So, while the number of homes available for sale has increased by almost 69%, buyer activity has declined by only about 4%. Hardly a decline at all. In other words, buyers haven't disappeared. They're still buying homes at pretty much the same pace they have been for the past couple of years. What's changed is the number of homes they have to choose from. And that changes the entire psychology of the market. Think about it. For years, buyers were conditioned to move quickly, make aggressive offers, and sometimes compromise on things that mattered to them, just to win the deal. Today, those same buyers have considerably more options. They can take their time, compare properties, and be much more selective about what they're willing to buy and how much they're willing to pay. And when they do make an offer, they're negotiating aggressively in their own interest, rather than the seller's. Now, here's something I've noticed while touring homes with my buyer clients. A surprising number of the properties we've visited just aren't all that appealing. Now, that's anecdotal, of course, but it makes me wonder how much of this growing inventory actually consists of homes that buyers really want. And that brings us to pricing. You know, a home doesn't have to be perfect to sell. Buyers have always been willing to accept certain shortcomings, whether it's an outdated kitchen, an awkward floor plan, or a less-than-ideal location. I always say that buying a home is really a process of self-discovery. Because the truth is, you're probably never going to find a home that has absolutely everything you want. There's always some compromise involved. And as a buyer, part of that process is figuring out which features are really important to you, and which ones you're willing to compromise on. But the price has to reflect those shortcomings. When buyers had very few choices, they were often willing to overlook things that bothered them. Today, with so many alternatives available, they're much less inclined to make those compromises unless they're getting something in return, usually in the form of a lower price or other financial concession from the seller. And we're already seeing home prices trending below last year's levels. Even a very attractive, well-presented home can struggle if the asking price doesn't reflect current market conditions. Meanwhile, homes that buyers find desirable and that are priced competitively can still generate strong interest. So we're seeing some homes sell relatively quickly, while others sit on the market for months. By the way, if you'd like to stay informed about what's happening in our local housing market, I invite you to subscribe to my free monthly newsletter at Weisbarth.com/Newsletter. Every month, I share market updates like this one, along with useful information about buying, selling, and owning a home here in the Greater Seattle area. So, what does all of this mean if you're thinking about buying or selling a home? Well, if you're a buyer, I think this is an excellent time to be looking. You've got more homes to choose from, less competition, and considerably more negotiating leverage than we've seen in years. And with prices softening, I think there are some very good opportunities out there right now. In fact, if you're planning to buy a home, I'd encourage you to seriously consider doing so before the end of the year, if that's practical for you. Now, if you're a seller, my advice is a little different. If you have the flexibility to wait, I'd seriously consider holding off until the first quarter of 2027. Our housing market has a very consistent seasonal pattern. Inventory typically reaches its lowest point early in the year, just as buyer activity begins to pick up. That combination tends to shift the advantage pretty strongly back toward sellers. Of course, there's no guarantee that next year will follow the same pattern. But it's something we've seen repeatedly over the years, and I think it's worth considering when deciding when to put your home on the market. Now, every situation is different. And whether you're buying or selling, timing is only one part of a successful strategy. That's why we've developed our proven three-step buyer system and five-step seller system, designed to help our clients make informed decisions and achieve the best possible results, regardless of market conditions. So, if you or someone you know is thinking about buying a home, selling your current home, or perhaps doing both, I'd be happy to help you explore your options and figure out the best timing and strategy. Just email, text, or best of all, call me at 206-779-9808. That's 206-779-9808, for a no-obligation consultation. Let's talk about what makes the most sense for you. And remember, when you work with our team, you're also helping the community. We've been proud supporters of Akin, a local organization that helps children and families thrive. Your business and referrals help us make a real difference in our community. Please remember to like, follow, and subscribe. And don't forget our monthly newsletter, filled with original market analysis, insights, and practical advice. Just visit Weisbarth.com/Newsletter. That's Weisbarth.com/Newsletter. Thanks for watching. I'm Doron Weisbarth with Weisbarth & Associates. Have a spooooky Halloween and I'll see you next month!

Hi, I’m Doron Weisbarth with Weisbarth & Associates, and welcome to my May 2025 Market Update! April gave us one of the stranger market updates we’ve seen in a long while, maybe forever—a real mix of signals that made it harder than usual to interpret what’s going on. Let’s start with the facts. New listings for single family homes in King County were up 25% over last year—a huge jump. Seattle saw a similar increase at 22%. I marked the area where I want you to focus your attention with red arrows. This wasn’t just a one-off either; it followed a similar surge in March, so the month-over-month increase was also pretty significant. Normally, you’d expect pending sales to follow suit—but that’s not what happened. Pending sales in King County actually declined compared to last year, and they barely budged from March, and in Seattle, the numbers increase just slightly from last year. The result? A sharp increase in the total number of homes for sale: up 72% countywide and 59% in Seattle. That is just mind boggling! And here’s where it gets even more confusing—prices. Median prices shot up to their highest level ever, both in King County and right here in Seattle. So inventory is climbing, buyer activity is flat, and yet prices hit record highs. What’s going on? If you’ve been following my updates, you already know the saying: a confused mind will do nothing. And I think that’s exactly what happened here. First, the implementation of new tariffs sent a jolt through the markets and preceded a notable crash in the stock market. That spooked a lot of buyers—especially those who were planning to fund their home purchase by cashing out stock. Add to that the sudden spike in mortgage interest rates, which shot back up above 7% after spending a good stretch in the mid-6s, and the result was a lot of uncertainty. And as we all know, uncertainty makes people freeze. By the way, if you want to take a closer look at this data and read the full report at your own pace, you’ll find everything in my May newsletter, available online and for download, for free, at Weisbarth.com/Newsletter—that’s Weisbarth.com/Newsletter. Now, the good news is that, as of this recording, interest rates are very slowly beginning to ease back down, the stock market has bounced back, and the broader economy seems to be chugging along just fine. We are seeing more buyer activity again—not as much as we’d like, but the trend is heading in the right direction. And for buyers who’ve gotten used to low inventory levels over the past many years, this recent spike in listings might actually be the nudge they needed to jump back in. For sellers, that’s good news. Because even in a wobbly market, more listings and more choices mean buyers could re-engage—and with prices still holding strong, that creates opportunity. Now, we can’t predict or control erratic market swings, but what we can control—especially in times like these—is smart pricing and strategic marketing. That’s where our team shines. So, if you or someone you know is planning a move soon, let’s talk. We offer a no-obligation consultation where we’ll show you exactly how to tailor our proven systems to your needs—whether you’re buying, selling, or both. And remember, when you work with us, you’re also helping support Akin—an amazing nonprofit that helps kids and families in need thrive. Your business and referrals make a real difference in the community, and with everything that’s going on right now, your help is needed more than ever. So if you’d like to talk—or you want to refer someone—just reach out. You can email, text, or use the contact info in the newsletter. But the best way? Just give me a call directly at 206-779-9808. That’s 206-779-9808. I’d love to connect with new people. Thanks for tuning in! Don’t forget to like, subscribe, and follow for more updates, and be sure to check out the full May newsletter at Weisbarth.com/newsletter. I’m Doron Weisbarth with Weisbarth & Associates, thanks for watching and I’ll see you next month!

Introduction When buying or selling a home, the importance of home inspections cannot be overstated. In this guide we’ll share the 11 most costly inspection pitfalls that every seller should know, as well as a home inspection checklist for buyers. This information is aimed at helping both sides protect their assets and investments while also ensuring a smooth home buying or selling process. The Importance of Home Inspections For Sellers: Home buyers want to know your home inside and out before making their final decision about making an offer. While homebuyers are as individual as the homes they plan on purchasing, one thing they all share is a desire to ensure that the home they will call their own is as good beneath the surface as it appears to be. Questions about the roof, wiring, plumbing, and foundation are on the minds of buyers, and they will seek help from a professional, licensed home inspector. For Buyers: Finding your ideal home in Seattle can be challenging, and after you find it, a home inspection might seem like an extra cost. However, this step is crucial to ensure your investment is sound. Including a home inspection contingency in your purchase agreement allows you to negotiate repairs or withdraw from the purchase based on inspection results. The Need for Professional Home Inspections While you might be capable of handling some inspection tasks, professional inspectors are better equipped to identify hazardous materials like asbestos or radon, as well as mold and pest issues. Their expertise provides more leverage during negotiations and ensures the safety and integrity of your future home. 11 Most Costly Inspection Pitfalls for Sellers Defective Plumbing: Defective plumbing can manifest itself in two different ways: leaking and clogging. A visual inspection can usually detect leaks, such as water marks and stains on walls or ceilings, or wet spots in the cabinet under kitchen or bathroom faucets. For clogging, an inspector might turn on faucets in the highest bathroom and then flush the toilet to observe any potential reduction in water flow. Dirty water when a faucet is first turned on indicates rusting pipes, which can result in severe water quality problems and costly repairs. Damp or Wet Basement or Crawl Space: Inspectors check for powdery white mineral deposits on basement walls and a mildew odor. Sealing a crack in or around the basement foundation could cost from hundreds to thousands of dollars, depending on severity. Adding a sump pump and pit could run around a couple of thousand dollars, and complete waterproofing of an average 3-bedroom home could range from $5,000 to $25,000. Inadequate Electrical Wiring: Homes should have a minimum of 100 amps service. Inspectors test all electrical switches, outlets, GFI outlets, exposed wires, and the electrical panel to ensure safety and code compliance. Poor Heating & Cooling Systems: Insufficient insulation and inadequate or poorly functioning heating or cooling systems are common issues. Inspectors check if the furnace is within its typical life span of 15-25 years and if there are service records. Cracked heat exchangers, which can emit deadly carbon monoxide, must be replaced. Roofing Problems: Water leakage through the roof can result from physical deterioration of asphalt shingles, curling, splitting, or mechanical damage from wind storms. Leaking gutters and downspouts can lead to major internal problems. Damp Attic Spaces: Problems with ventilation, insulation, and vapor barriers can cause water, moisture, mold, and mildew to form in the attic, leading to premature wear of the roof and structure. Rotting Wood: Rotting can occur in door or window frames, trim, siding, decks, and fences. Inspectors may probe the wood to check for rot, especially where wood contacts soil. Masonry Work: Rebricking can be costly, but if left unattended, repairs can lead to water and moisture penetration into the home. This can result in clogged chimneys or even a collapsed chimney. Unsafe or Overloaded Electrical Circuits: Overloading circuits can create fire hazards. Inspectors check if circuits, especially the common 15 amp circuits and larger service circuits for appliances, are safe and up to code. Adequate Security Features: Beyond security systems, inspectors look for proper locks on windows and patio doors, deadbolts on doors, and smoke and carbon monoxide detectors. Structural and Foundation Problems: Inspectors investigate footings and foundations for structural integrity. Large cracks, settling, and slippage can be expensive to repair and may require addressing underlying issues. Comprehensive Home Inspection Checklist for Buyers Roof and Chimney Roof: Evaluate the condition of shingles and roof deck for rot. Chimney: Inspect for leaning and cracks in the masonry cap. Bathrooms Plumbing: Check for leaks and water damage. Fixtures: Test water pressure and drainage. Kitchen Plumbing: Examine plumbing under the sink. Electrical: ensure that there are sufficient outlets that are safe Appliances: Test exhaust fans, appliances, and garbage disposal. Interior Walls and Floors: Check for damage. Light Fixtures: Test all fixtures. Doors: Ensure they latch properly. Smoke Detectors: Verify placement and operation. Wooden Structures Damage and Paint: Inspect for damage, missing sections, and paint condition. Windows and Doors Insulation and Rot: Assess insulation quality and check for rot. Operation: Ensure they are square and airtight. Exterior and Grounds Foundation and Drainage: Inspect for damage. Gutters and Exterior Walls: Check condition. Structures: Ensure the garage, shed, fences, and deck are in good condition. Basement Moisture and HVAC: Look for moisture and evaluate the HVAC system. Attic Ventilation and Insulation: Check for stains, leaks, damage, proper ventilation, and insulation. Conclusion Understanding these 11 problem areas and following the comprehensive home inspection checklist helps identify potential issues and prevents costly surprises. Whether you are a seller preparing to list your home or a buyer looking to make an informed purchase, these insights are crucial. For a free, no-obligation PDF hard-copy version of this report contact Doron Weisbarth directly at 206-779-9808. For specific questions or advice, feel free to email doron@weisbarth.com. If you found this information useful, please subscribe to our blog. And don’t forget to follow us for more great tips. Thanks for reading!