As the fall market sets in, the September 2025 housing data across King, Pierce, and Thurston Counties paints a picture of near balance—with all three hovering around 3.6 months of inventory (MOI). While sellers still hold a slight advantage, the tempo has cooled from last year. Homes are taking longer to sell, buyers have more breathing room, and pricing precision is the difference between “just listed” and “still active.” Let’s dig into what the numbers reveal—and what that means for buyers and sellers in Bonney Lake, Lake Tapps, and the greater Pierce County market.
Pierce County’s market remains the most even-keeled of the three. The median home price slipped slightly month over month to $550,000 (−2.6%) but stayed virtually flat compared to last year (+0.2%). Homes averaged 40 days on market, up modestly from August, with 3.6 months of inventory—slightly tighter than last month.
With 1,387 new listings versus 1,003 closed sales, Pierce sits at 1.38× supply-to-closings. The Bonney Lake and Lake Tapps corridor continues to perform well for clean, move-in-ready homes priced at key buyer search brackets ($625k, $675k, etc.). For sellers, sharp pricing and strong visuals remain essential; for buyers, the steadiness means less urgency but still competition for top-condition homes.
King County’s median price sits at $860,500—down slightly month over month but still up 1.2% from a year ago. Days on market climbed to 36 (up 33% year-over-year), and inventory rose to 3.6 months.
The story here is supply flow. September saw 3,957 new listings but only 2,058 closings—a 1.92× supply-to-closings ratio, the highest of the three counties. Buyers are showing patience and leverage. Sellers in areas like Auburn, Milton, and Edgewood need to lead with pricing discipline and impeccable online presentation. For buyers, repair credits and inspection concessions are increasingly back on the table.
Thurston County posted the strongest year-over-year median price gain (+5.1%) at $520,000, even as the price per square foot fell slightly (−2.1%). That points to a “mix shift”—larger homes selling at lower per-foot prices.
Inventory also held at 3.6 months, but with fewer new listings relative to closings (417 vs 346), Thurston remains the tightest of the three counties. Buyers face less supply pressure here, while sellers benefit from ongoing price resilience—especially for well-staged homes highlighting value per square foot.
Across all three counties, 3.6 MOI signals a “cool seller’s market.” That means overpricing now carries real risk. The sweet spot? Price homes at the top or bottom of major $25,000 brackets to capture both sides of buyer search filters (e.g., list at $625,000 instead of $639,000).
In the Bonney Lake and Lake Tapps markets, pricing correctly from day one ensures visibility in buyer searches and keeps listing momentum strong through the crucial first two weeks.
With days on market creeping up across the board, presentation is no longer optional—it’s leverage. Listings that shine online generate more showings, stronger offers, and shorter timelines.
Professional media, thoughtful staging, and pre-listing prep help preserve list-to-close strength, even as buyers gain more choice. A slower market doesn’t mean fewer opportunities—just that buyers are pickier about value.
With new listings outpacing pending sales, October closings won’t fully absorb September’s supply. Expect a steady pace into the holidays, with week-one activity remaining the best predictor of success.
For sellers, realism is power—price to the market you’re in, not the one you remember. For buyers, this fall market offers something rare in the Northwest: time to think. Balance is back, and that’s good news for everyone navigating a move before year’s end.
