Full Bellevue Washington Housing Market Series – December 2025

A Neutral Citywide Market… With a Luxury Price Point That’s Absolutely Stealing the Show

BELLEVUE WHOLE CITY

Bellevue is sitting in a pretty calm spot right now. Inventory is high enough that buyers have choices, but homes are still moving in just over two weeks. Sellers are landing around 97 percent of their list price, which tells you buyers are negotiating but not going wild with discounts. This is what a neutral market feels like. Both sides have room to breathe and nobody is controlling the pace.

NEW CONSTRUCTION

New construction is leaning toward the buyers. Builders have 72 homes on the market and only 14 went under contract, so buyers are taking their time. They know more options are coming and they want value for the price. Even with that, homes are still selling at about 98 percent of list, so the builders are holding firm. This range feels slow and deliberate. Buyers are shopping carefully, comparing upgrades, layouts, and location before committing.

CONDOS

Condos are fully in buyer territory. Inventory is high and days on market are noticeably longer. Buyers are picky right now. They want views, parking, updated interiors, and walkability, and they are willing to wait for it. Sellers are getting around 97 percent of list, which shows that demand is still there, but buyers hold the upper hand. Homes that are dated or overpriced are sitting.

TOWNHOMES

Townhomes are in a strong buyer market. Homes are sitting for close to two months, which is a huge signal that this range has slowed way down. Buyers have plenty of options and they are not rushing. Sellers are giving up more of their price, landing around 96 percent. If you are selling in this range, presentation and pricing really matter. Buyers want a turnkey feel, otherwise they keep looking.

RESIDENTIAL RESALE BROKEN DOWN BY PRICE POINT

UNDER 1.149M

This range is neutral, but leaning slightly soft for sellers. Homes are taking about 25 days to move and buyers are negotiating hard, pulling the accepted price down to around 93 percent of original. Buyers in this range are sensitive to condition and busy streets. They want a move-in ready home and they will pass quickly if something feels overpriced. Sellers need to be realistic about pricing because buyers are paying attention.

1.150M to 1.449M

This range is moving. Homes are selling fast at only 7 days on the market and buyers are paying almost full price at 99.4 percent of list. This is clearly a seller-favored zone. Buyers feel pressure here because good homes do not last. They move quickly, and if you hesitate, you are writing backup offers.

1.450M to 1.849M

Still trending in the seller direction, but not quite as hot as the range below it. Homes are moving in about a week and sellers are keeping most of their price, around 96.8 percent. Buyers are active, but they are also selective. The homes that show well get traction instantly. Anything that feels dated or overpriced gets ignored.

1.850M to 2.049M

This range is tight and leaning toward sellers. Days on market are down to 6 and nearly every listing gets close to its asking price. But only 2 homes actually sold last month, so it is a thinner pool. Buyers in this range tend to be slower to commit, but once they see the right home, they move decisively.

2.050M and above

This is where Bellevue really flexes its luxury market. Homes are moving in one week and sellers are keeping strong pricing at 97.4 percent. Even though inventory is high at 58 homes for sale, the buyers who are serious are touring quickly and writing when they see the right property. This range is active and competitive in its own quiet luxury way.

If you want a custom breakdown for your price point, I’m happy to run the numbers and talk strategy.

📩 brandice@snohomesbybrandice.com
📞 425-367-3881

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