Q3 2022 Western Washington Real Estate Market Update

The next evaluation of decide on counties of the Western Washington actual estate industry is offered by Windermere Genuine Estate Main Economist Matthew Gardner. We hope that this info may possibly aid you with generating far better-knowledgeable actual estate conclusions. For additional facts about the housing marketplace in your region, remember to do not be reluctant to speak to your Windermere Serious Estate agent.


Regional Financial Overview

The Western Washington labor marketplace proceeds to increase. The addition of 110,000 careers around the previous 12 months represents an spectacular raise of 4.9%. All but seven counties have recovered totally from their pandemic work losses. In total, the location has recovered all the work dropped and has added an more 30,000 new positions. The regional unemployment amount in August was 3.8%. This is .2% increased than at the close of the 2nd quarter. That mentioned, county knowledge is not seasonally modified, which is probably the explanation for the modest enhance. The labor drive has not expanded at its standard pace, which is starting to impression occupation growth. Although the likelihood of a recession commencing at some level this winter season has risen, I am not extremely concerned at this point having said that, I anticipate firms may possibly get started to taper hiring if they experience desire for their goods and services is softening.

Western Washington Residence Profits

In the 3rd quarter, 19,455 houses traded fingers, representing a drop of 29.2% from the identical period a 12 months ago. Product sales have been 15.4% decrease than in the 2nd quarter of this year.

Listing exercise proceeds to enhance, with the ordinary variety of houses for sale up 103% from a calendar year back and 61% higher than in the 2nd quarter of 2022.

Yr about 12 months, revenue fell across the board, but when compared to 2nd quarter they ended up better in Mason, Cowlitz, Jefferson, and Clallam counties.

Pending income (desire) outpaced listings (supply) by a aspect of 1:6. This ratio has been dropping for the past three quarters and signifies a sector transferring back again towards balance. The only concern is no matter if it will overshoot and transform into a buyer’s current market.

A bar graph showing the annual change in home sales for various counties in Western Washington from Q3 2021 to Q3 2022. All counties have a negative percentage year-over-year change. Here are the totals: Jefferson at -6.1%, Skagit at -11.1%, Cowlitz -13.8%, Whatcom -18.7%, Island -19.6%, Grays Harbor -19.7%, Lewis -23.1%, Kitsap -23.4%, Clallam -24.3%, Mason -25.3%, San Juan -27.2%, Thurston -28%, Pierce -28.7%, Snohomish -32.4%, and King -33.9%.

Western Washington House Costs

Larger financing prices and more choice in the industry go on to effects dwelling costs. Whilst prices rose an normal of 3.6% as opposed to a yr ago, they had been down 9.9% from the prior quarter. The present ordinary sale cost of a house in Western Washington is $748,569.

The adjust in list price ranges is a excellent primary indicator and we have seen a change in the marketplace. All but two counties (Island and Jefferson) observed median record prices possibly static or reduce than in the second quarter of 2022.

Prices rose in all but two counties, and numerous counties observed price tag growth effectively earlier mentioned their extensive-phrase averages.

With the selection of properties for sale climbing and list rates commencing to pull back, it is not stunning to see price tag progress falter. We are going by means of a reversion adhering to the overstimulated industry of 2020 and 2021. There will be some unappealing numbers in phrases of income and charges as we move through this period of time of adjustment, but the suffering will be short-term.

A map showing the real estate home prices percentage changes for various counties in Western Washington. Different colors correspond to different tiers of percentage change. Skagit County is the only county with a percentage change in the 9%+ range, Whatcom, Snohomish, Pierce, Thurston, Mason, and Clallam counties are in the 6% to 8.9% change range, Lewis, Kitsap, and Jefferson are in the 3% to 5.9% change range, Grays Harbor and King counties are in the 0% to 2.9% change range, and San Juan and Island counties are in the -9.5% to -0.1% change range.

A bar graph showing the annual change in home sale prices for various counties in Western Washington from Q3 2021 to Q3 2022. Skagit county tops the list at 12.5%, followed by Mason, Whatcom, and Pierce counties at 8.6%, Thurston at 8.4%, Snohomish at 7.8%, Clallam at 7.6%, Jefferson at 5.8%, Kitsap at 4.8%, Lewis at 3.6%, Grays Harbor at 2.9%, King at 2.7%, Cowlitz at 0.7%, Island at -3.1%, and finally San Juan at -9.5%.

Property finance loan Fees

This stays an unsure time period for house loan prices. When the Federal Reserve slowed bond buys in 2013, traders were being accused of acquiring a “taper tantrum,” and we are viewing a very similar reaction right now. The Fed seems to be information to watch the housing sector go as a result of a period of pain as they toss all their equipment at lowering inflation.

As a outcome, house loan fees are out of sync with treasury yields, which not only carries on to thrust fees substantially higher, but also results in violent swings in equally directions. My latest forecast calls for prices to peak in the fourth quarter of this yr before starting off to slowly but surely pull back. That claimed, they will remain in the 6% range right up until the conclusion of 2023.

A bar graph showing the mortgage rates from 2020 to the present, as well as Matthew Gardner's forecasted mortgage rates through Q4 2023. After the 5.62% figure in Q3 2022, he forecasts mortgage rates continuing to climb to 6.7% in Q4 2022, 6.55% in Q1 2023, 6.35% in Q2 2023, 6.15% in Q3 2023, and 5.60% in Q4 2023.

Western Washington Times on Market place

It took an ordinary of 24 times for a household to sell in the third quarter of the calendar year. This was 7 a lot more days than in the similar quarter of 2021, and 8 days additional than in the next quarter.

King and Kitsap counties had been the tightest marketplaces in Western Washington, with residences getting an ordinary of 19 times to sell.

Only one particular county (San Juan) noticed the typical time on market place drop from the similar interval a yr back. San Juan was also the only county to see market time fall between the 2nd and third quarters of this 12 months.

The biggest maximize in current market time compared to a 12 months back was in Grays Harbor, where it took an average of 13 more times for properties to market. In contrast to the next quarter of 2022, Thurston County saw ordinary current market time rise the most (from 9 to 20 days).

A bar graph showing the average days on market for homes in various counties in Western Washington for Q3 2022. King and Kitsap counties have the lowest DOM at 19, followed by Thurston and Snohomish at 20, Island and Pierce at 21, Whatcom and Skagit at 23, Cowlitz at 24, Mason at 25, Lewis at 26, Clallam and Jefferson at 27, and Grays Harbor and San Juan at 34.


This speedometer displays the condition of the region’s genuine estate current market applying housing stock, rate gains, property gross sales, interest premiums, and bigger financial factors.

Listings are up, gross sales are down, and a shift towards potential buyers has commenced. Just after a ten years of sellers dominating the current market, it is considerably as well early to say that the change is sufficient to switch the market place in favor of prospective buyers, but the pendulum has commenced to swing in their direction. A belief that the housing current market is on its way to collapsing will hold some potential buyers sidelined, although other individuals could be waiting for mortgage loan costs to settle down. What ever their explanations, I manage that we will see a transient interval wherever annual price tag progress will convert damaging in a number of marketplaces, but it is only due to the fact the sector is normalizing. I surely don’t see any systemic risk of property values falling like they did in the mid-to-late 2000s.

A speedometer graph indicating a slight seller's market in Western Washington for Q3 2022.

All things regarded as, I have moved the needle towards prospective buyers, but it stays, for the time becoming, a seller’s market.

About Matthew Gardner

Matthew Gardner - Chief Economist for Windermere Real Estate

As Main Economist for Windermere Actual Estate, Matthew Gardner is accountable for examining and deciphering financial knowledge and its influence on the authentic estate market place on each a local and countrywide level. Matthew has more than 30 several years of professional encounter both equally in the U.S. and U.K.

In addition to his day-to-working day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors chairs the Board of Trustees at the Washington Center for Authentic Estate Investigate at the University of Washington and is an Advisory Board Member at the Runstad Heart for Authentic Estate Scientific tests at the University of Washington in which he also lectures in real estate economics.

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