Bellevue Washington Housing Market Series | December 2025
A neutral citywide market… with a luxury price point that is absolutely stealing the show.
If you’ve been watching the Bellevue housing market, you can feel the shift depending on where you’re looking.
This is a full breakdown of what is actually happening right now across the entire city.
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 aggressively discounting. 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 a lot of inventory and buyers know more options are coming. They are taking their time and comparing value carefully. Even with that, homes are still selling close to list price, which shows builders are holding firm. This segment feels slower and more deliberate.
Condos
Condos are fully in buyer territory. Inventory is high and days on market are longer. Buyers are picky. They want views, parking, updated interiors, and walkability, and they are willing to wait for it. Sellers are still landing around 97 percent of list price, but condition matters more here than anywhere else.
Townhomes
Townhomes are also in a strong buyer market. Homes are sitting much longer and buyers are not rushing. Sellers are giving up more on price and need to be dialed in on presentation. If it does not feel turnkey, buyers move on quickly.
Residential Resale by Price Point
Under $1.149M
This range is neutral but leaning slightly soft for sellers. Homes are taking longer to sell and buyers are negotiating more aggressively. Condition and location matter a lot here.
$1.150M to $1.449M
This is one of the strongest segments in Bellevue right now. Homes are moving fast and sellers are getting close to full price. Buyers feel pressure and act quickly.
$1.450M to $1.849M
Still favoring sellers, but buyers are more selective. Well-presented homes move quickly. Anything that feels off sits.
$1.850M to $2.049M
This range is tight with limited sales, but strong pricing. Buyers move slower until they find the right home, then act quickly.
$2.050M and Above
This is where Bellevue really stands out. The luxury market is moving fast, even with higher inventory. Serious buyers are decisive and writing quickly when the right property hits. This segment is strong, active, and operating almost like its own market.
Brandice’s Final Thoughts on Bellevue
At a glance, Bellevue looks like a neutral market. Homes are still selling, buyers have options, and nothing feels extreme. But once you break it down, it becomes very clear that not all price points are behaving the same. The luxury market is moving differently and is a big part of what is holding the overall numbers together.
• Buyer Tip
Do not rely on citywide numbers to guide your decisions. Some price ranges are competitive, while others give you more time and negotiating power. Understanding where your budget falls will completely change your experience.
• Seller Tip
Your strategy needs to match your price point. Some homes are still moving quickly, especially in higher ranges, while others require more patience and stronger positioning. Pricing and presentation matter more than the overall market headline.
What This Means
Bellevue is not one market. It is multiple markets happening at the same time depending on price point and property type.
If you are buying or selling here, strategy matters. Where you fall in these ranges will completely change your experience.
If you want a custom breakdown for your price point or your specific neighborhood, I can walk you through it.
📩 brandice@snohomesbybrandice.com
📞 425-367-3881
Relocating to Bellevue? Explore Bellevue here
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December 2025 Price Point Report
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