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Bellevue Housing Market Update April 2026
By: Brandice Raybourn
Quick Take
In my latest review of the Bellevue housing market, I've identified a massive split that generic reports are missing. Inventory is up and homes are moving quickly across Bellevue. If you are selling a home right now and you are sitting, you need to take an honest look at your property. When a home is priced right and shows well, it is not sitting.
Inventory is sitting at 421 homes for sale, but 193 of those are condos. The next largest portion is new construction. There is not a lot of that inventory spread out across residential resale, which is why my data shows certain price points still feel incredibly tight.
The lower and mid price ranges are where things feel the most competitive right now. That is where buyers are running into each other and having to act quickly. Once you move up in price, things slow down just enough for buyers to think through decisions a bit more.
New construction is the outlier. It is moving, but with more patience and more negotiation happening, and the median sales price is sitting at 2.45M.
Overall, this is a strong, steady market. Sellers are getting results, but only when they meet buyer expectations. Buyers are active, very active across the board.
Quite a few homes in the 1.2M to 1.449M resale range went over list price, and a couple went well over.
Whole City
Homes are moving quickly, and sellers are still getting strong results, but buyers are not just throwing offers around blindly, at least not everywhere.
My analysis indicates this market is doing very well, but specific high-performing homes are pulling the averages up.
When you see homes going pending in under a week while still landing right around list price, that tells you buyers are active and serious. This market is doing very well, but some homes are pulling these averages up and bringing the days on market down.
For sellers, this is a good environment, but it is not a “price it however you want” market. The homes that are positioned well are the ones getting the attention and the offers.
New Construction
New construction is noticeably more patient. This longer timeline tells you buyers are taking their time. They expect value, finishes, and sometimes incentives.
- Brandice’s Insider Tip: Builders are still getting deals done, but there is more back-and-forth. Most are closing for less than the original list price.
- Remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos are holding 193 active listings right now.
The median sales price dropped quite a bit from last month’s 1.0915M and is now sitting at 760K. It is important to understand my distinction here: This does not mean condo values dropped; it means more lower-priced units sold this month. Everything is grouped together in generic data, which is why I manually separate it for my clients.
Buyers are active here, but more cautious. HOA dues, long-term value, and monthly costs are playing a bigger role in decision making.
Sellers are still seeing movement, just with a little more pause before offers come in.
Townhomes
Townhomes are one of the more interesting parts of the market right now.
They are moving quickly, very similar to single-family homes, and buyers are treating them like a real alternative instead of a compromise.
This usually means buyers are being priced out of single-family options or they simply prefer the lifestyle, and they are acting quickly when a good one hits the market.
Residential Resale by Price Point Breakdown
This is where you can really see how buyers are behaving.
Under 1.199M
This range is very limited and competitive. There is not a lot of inventory, and when something good comes up, buyers move quickly. This is where first-time buyers and entry buyers are competing the most.
1.2M to 1.449M
Let’s talk about this range for a second.
Seeing sellers get 105.2% of original list price is wild, but honestly, it should probably be higher based on what actually happened last month.
There were a lot of ramblers that hit the market in this range, and some went as high as 116.7% over list price. Nearly every single one went pending fast and over list price.
I looked to see if there was a pattern or location trend, but they were scattered all over the city. Buyers did not care about neighborhood in this case, they cared about the product.
The reason the percentage does not look even higher is because a few homes did not perform as well and brought the average down.
If you have a great rambler, in a great location, and it is priced right, you will likely see strong results right now.
This is one of the most aggressive parts of the market.
1.45M to 1.849M
Homes are selling quickly, but condition, layout, and location matter more here. Not everything gets the same response.
If you are on the market and you are not getting offers, this is where you need to take a step back and be honest with yourself.
1.85M to 2.149M
Just like the price points below, the pace is still strong.
Buyers are active, but they are not rushing the same way they are in the lower ranges. Homes are still selling around list price, but without that same intensity.
2.15M and Up
There is more inventory here and more choice, so buyers take more time.
This range actually has the most inventory in Bellevue for resale right now, but it is not the most competitive. It is steady.
Homes are still selling, but they need to stand out.
Brandice’s Final Thoughts on Bellevue
This is a strong market, but it is not a free for all. Homes are moving quickly and buyers are active, but that activity is not spread evenly across every price point. The lower and mid ranges are where most of the competition is happening, while higher price points are giving buyers a little more space to think through decisions.
• Buyer Tip
Your experience depends heavily on your price range. In the lower and mid ranges, you need to be ready to act quickly when the right home comes up. As you move up in price, you gain more time and more negotiating power.
• Seller Tip
This is a great market if you are positioned correctly. The homes that are priced right and show well are getting strong results. If your home is sitting, it is worth taking a hard look at pricing, presentation, and how it compares to what buyers are choosing.
Why This Matters
Bellevue is no longer a one-size-fits-all market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on old news or broad city averages.
If you are in a lower price range, it feels competitive. If you are in a higher range, it feels selective. You do not need to time the market—you need to understand your specific slice of it.
If you own a home in Bellevue and want to know how these numbers impact your equity specifically, request your free personalized Bellevue Equity Snapshot here.
Brandice Raybourn
Coldwell Banker Danforth
brandice@snohomesbybrandice.com
Read last month's report here: Bellevue Housing Market Update | March 2026
Compare this report: Bellevue Housing Market Update | April 2025
Read report for nearby city:
Lynnwood Housing Market Update April 2026 With Resale Price Point Breakdown
Everett Housing Market Update April 2026 With Resale Price Point Breakdown
Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
Marysville WA Housing Market Update April 2026 with Resale Price Point Breakdown
Snohomish Housing Market Update April 2026 with Resale Price Point Breakdown
Lake Stevens Housing Market Report April 2026 with Resale Price Point Breakdown
Relocating to Bellevue? Check out my community page here:
Moving to Bellevue, WA? Real Estate Insights with Brandice Raybourn
Recent Bellevue Market Reports
April 2026
March 2026
February 2026
January 2026
Under $1.149M
Wondering how this applies to your home or search? Start here:
Bellevue Real Estate Questions – April 2026
Yes, but only if you are realistic.
Homes are moving quickly across Bellevue, but not everything is getting the same response. If your home is priced right and shows well, buyers are there and you will likely see strong activity pretty fast.
If it is sitting, the market is not slow, it is reacting to your pricing or presentation. This is not a market where you can just test a number and wait.
It depends on where you are buying.
If you are in the lower and mid price ranges, it can feel competitive and fast. You may run into other buyers and need to make decisions quickly.
If you are in higher price points or looking at new construction, you have more room to think, compare, and even negotiate a bit.
So yes, it can be a good time to buy, you just need to understand what your price range actually feels like right now.
Some are, but not all.
The clearest example right now is the 1.2M to 1.449M range, where multiple homes went well over list price, especially properties like ramblers that buyers are actively looking for.
At the same time, there are homes in other ranges selling right at list price or even below, which is why the averages can feel misleading.
This is very property specific right now.
Buyers are active, very active.
You can see it in how quickly homes are going pending across multiple price points. The difference is buyers are being more selective about where they act.
They are not chasing everything, but when a home feels right, they are moving quickly and confidently.
There can be, depending on the situation.
In competitive price ranges, especially under about 1.45M, there is usually very little room. Buyers are moving quickly and competing when the home is right.
In higher price points and new construction, there is more flexibility. Buyers have more options, take more time, and sellers are more open to negotiating.
So negotiation really depends on the type of home and price point, not just the market as a whole.
