July 2026 Shoreline Market Overview

July 2026 Shoreline Market Overview

The Shoreline market saw 35 homes close in July, down from 39 in June but up 6% from 33 sales in July 2025. 

Year to date, 258 homes have sold in Shoreline, continuing to track ahead of last year's pace. 

While the month-over-month dip is typical for July as summer activity slows, the year-over-year gain is an encouraging sign that overall demand is holding.

Economic headwinds remain present. Elevated mortgage rates, persistently high gas prices, and rising inflation continue to factor into buyer decision-making, though the Shoreline market is showing resilience in transaction volume.

Pricing Trends

Shoreline's median sale price rose to $850,000 in July, up from $825,000 last month and 2.4% above July 2025's $830,000. 

This is a positive shift and the first month this year where the median has clearly outpaced the prior year comparison. 

Year to date, the median stands at $817,500, still below last year's overall pace but trending in the right direction.

Price per square foot came in at $508 in July, down from $539 last month and 6.4% below July 2025's $543. 

The year-to-date figure holds at $522, consistent with prior months but still trailing 2025 levels. 

The gap between a rising median price and a declining price per square foot suggests the mix of homes sold in July skewed toward larger properties rather than a broad increase in per-square-foot values.

Days on Market

Homes in Shoreline averaged 39 days on market in July, nearly double June's 15-day pace and 95% above July 2025's 20-day average. 

The year-to-date figure of 32 days already reflects a slower overall pace than last year, but July's number is an outlier even within 2026. This, combined with the sold-to-list ratio slipping below 100%, sends a clear signal that buyers are taking considerably more time and have real negotiating leverage. Sellers need to price carefully from the start, as overpriced homes are sitting.

Negotiation Trends

The sold-to-list price ratio dipped to 99.92% in July, below July 2025's 100.53% and the first month this year where the average Shoreline sale came in under asking price. This does not indicate distress, but it does signal that buyers have gained enough negotiating room to land at or just below list price. 

Year to date, the ratio stands at 100.88% compared to 102.41% through the same period last year, confirming the broader shift toward a more balanced negotiating environment.

July Summary

July's results for the Shoreline real estate market present a divided picture. On the positive side, sales volume is up year over year and the median price has crossed above last year's level for the first time in 2026. 

Those are real wins. However, the 39-day average time on market is a sharp departure from both last month and last year, and the sold-to-list ratio falling below 100% for the first time this year in what should be a strong summer month is a signal that cannot be ignored. Price per square foot also continues to trail 2025 levels. 

Taken together, the Shoreline market is one where demand exists but buyers are selective, patient, and not willing to stretch. Sellers who price accurately from day one are transacting. Those who test the market are finding out quickly that today's buyers will wait them out.

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King County Assessor mailing out property valuations - some residential values are down

The King County Assessor’s office has begun the annual process of mailing property valuation notices to taxpayers. 

While the valuation process is not yet complete countywide, it is clear that upward market pressure was easing in 2025 and, in some cases, lowering residential values in neighborhoods across King County. 

“After several years of significant value increases, the residential housing market in King County is cooling. This cooling is happening in other parts of the state and the country, as well,” said Al Dams, Chief Deputy Assessor. 

“On the commercial side in King County, the high vacancy rates and corresponding value decreases in the big Seattle office towers are dramatic, but the overall commercial market remains stable.”

On the commercial side, as has been widely reported, major office buildings in the Seattle central business district have experienced declining values and rising vacancy rates. According to preliminary figures, values have receded between 5% and 20% in the downtown Seattle office buildings. 

These major office buildings, however, are only a small part of the commercial sector. Commercial values remained relatively stable over the last year, and the decline among downtown office buildings will not create an appreciable increase in property taxes for the vast majority of taxpayers across King County.

It is important to remember that voter approved levies have more impact on property tax increase than do changes in home values.

The total amount of property tax collected is derived from the budgets passed by state, county, and local governments, and by locally approved levies. The value of each property determines proportionally how much each taxpayer will pay of that total amount.

Each year, County Assessors set values on every commercial and residential property value in the state. These values – set effective as of January 1 by state law – are then applied to the next year’s tax bill. Property values are being set as of January 1, 2026, for taxes due in 2027.

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June 2026 Shoreline Market Overview

June brought a modest uptick in activity, with 39 homes closing compared to 38 in May, though sales remain 13% below June 2025's 45 transactions. 

Year to date, 222 homes have sold, compared to 204 through the same period last year, an 8.8% increase that suggests the market is running ahead of last year's cumulative pace despite softer individual months.

The same economic headwinds that dampened May's spring activity, including elevated mortgage rates following the Iran conflict, rising gas prices, and growing inflation pressure, continued to weigh on buyer behavior in June.

Pricing Trends
The median sale price rose to $825,000 in June, up from $777,500 last month, a solid recovery month over month, though still 6.3% below June 2025's $880,000. 

Year to date, the median stands at $800,000, compared to $850,000 through the same period last year, reflecting the ongoing gap in pricing relative to 2025 levels.

Price per square foot came in at $539, down slightly from May's $550 but up 7% year over year from June 2025's $504 and above the year-to-date average of $525. 

Compared to the first half of 2025's $535, the current YTD figure of $525 is only modestly lower, suggesting per-square-foot values are holding up reasonably well despite softer median prices.

Days on Market
Homes sold in an average of 15 days in June, a sharp improvement from 22 days last month and below June 2025's 18-day average. 

This is one of the stronger signals in this month's report. The year-to-date average of 28 days remains slightly above last year's 26-day pace, but June's figure suggests well-priced homes are moving quickly when buyers do engage.

Negotiation Trends
The sold-to-list price ratio rose to 101.97% in June, up from 101.23% in May and above June 2025's 100.91%. This indicates that competitive offers returned in June, with buyers willing to bid above asking on desirable properties. 

Year to date, the ratio stands at 101.03%, compared to 102.72% through the same period in 2025, showing that while negotiation dynamics have normalized from last year's highly competitive environment, June's data points to renewed buyer urgency for well-positioned homes.

June Summary
June delivered some genuinely encouraging data points. Homes sold faster than a year ago, the sold-to-list ratio exceeded last June's figure, and price per square foot is running above 2025 levels year over year. These signals suggest that motivated buyers are still competing for the right homes. 

The persistent gaps in median price and overall sales volume compared to last year reflect the broader economic environment rather than a lack of demand at the right price point. Sellers who price accurately and present well are seeing strong, competitive results.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about Shoreline’s real estate market or your home’s value - always happy to help!

Managing Broker / Premier Properties Director
WINDERMERE REAL ESTATE SHORELINE
206.351.4749
LellaNorberg.com

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Public hearing June 22 for transfer of surplus property to Seattle from the 145th Corridor Phase 1 and 145th Interchange Projects

The Shoreline City Council will hold a public hearing, as required under RCW 39.33, on Monday, June 22, 2026, at 7:00pm at City Hall 17500 Midvale Ave N, 98133 to receive comments (written or oral) on adoption of Resolution 565.

Resolution 565 declares certain real property and improvements from the NE 145th Corridor – Phase 1 and 145th/I-5 Interchange Projects (together the Projects) surplus and authorizes an intergovernmental transfer of the same to the City of Seattle.

145th I-5 interchange transfer area

As part of the Projects, the City of Shoreline acquired strips of property totaling 13,837 square feet along the southern edge of NE 145th Street between Corliss Avenue N and 4th Avenue NE to allow for the construction of right-of-way improvements.

These properties are located within the boundaries of the City of Seattle and were improved as part of the Projects with structural walls, sidewalk, and landscaping. The acquisition cost for the properties was $1,037,650.

145th Corridor Phase 1 Transfer Area

Properties are:

• 145th Street/I-5 Interchange Transfer Area -12,326 SF of previously privately owned property on the south side of 145th including parts of two parcels, Tax Parcel Nos. 2832100170 and 2832100190. Shoreline has constructed retaining walls, sidewalks, and a portion of the 4th Avenue cul-de-sac in this area.
• 145th Corridor Phase 1 Transfer Area – 1,511 SF of previously privately owned property on the south side of 145th including parts of five parcels, Tax Parcel Nos. 2075100005, 2832100190, 2026049026, 2026049040, and 2026049152. Shoreline has constructed retaining walls and sidewalks in this area.

The properties are located within the municipal boundaries of the City of Seattle and Shoreline is seeking to surplus the property (and new improvements) and then transfer to Seattle for inclusion within its public ROW system.

By transferring, Shoreline will no longer be responsible for inspection and maintenance of this area.

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May 2026 Shoreline Market Overview

May is traditionally one of the busiest months of the year in the Shoreline market, making this month's results worth a closer look. Sales came in at 38 closed transactions, down 30% from 54 in April, an unusually sharp decline for this time of year. 

On a positive note, that figure is 5% above May 2025's 36 sales, suggesting some year-over-year improvement, but the month-over-month drop signals that the spring momentum seen in April did not carry through as expected. Year to date, 183 homes have sold.

Several macro factors contributed to the slowdown. Mortgage rates, which had been trending downward and fueling optimism earlier in the year, reversed course following the outbreak of conflict with Iran. 

Gas prices spiked in the aftermath, adding pressure to household budgets, and inflation has been rising as a result. Together, these developments shook buyer confidence at what should have been the peak of the spring buying season, causing some buyers to pause or pull back entirely.

Pricing Trends

The median sale price came in at $777,500 in May, down from $827,000 last month and 2.2% below May 2025's $785,000. On a year-to-date basis, the median holds at $785,000, suggesting overall price levels are relatively stable, though monthly figures continue to run below last year.

Price per square foot rose to $550 in May, a meaningful jump from April's $504 and above the year-to-date average of $522. However, it remains 6.6% below May 2025's $589, continuing the pattern of values trailing last year's levels.

Days on Market

Homes averaged 22 days on market in May, slightly slower than April's 19 days. The year-to-date average of 31 days stands in sharp contrast to May 2025's 9-day average, reflecting a fundamentally different market dynamic than the urgency-driven conditions buyers and sellers experienced a year ago.

Negotiation Trends

The sold-to-list price ratio in May was 101.23%, just below May 2025's 101.57%, indicating that well-priced homes are still attracting offers above asking. Year to date, the ratio is 100.83% compared to 103.23% through the same period in 2025, confirming that while sellers are still achieving close to or above list price, the intense bidding competition of last year has eased considerably.

May Summary

Despite a year-over-year uptick in sales, May underperformed for what should be a peak spring month. Rising mortgage rates triggered by the Iran conflict, spiking gas prices, and growing inflation concerns combined to dampen buyer enthusiasm at a critical time. 

The drop from April's activity, combined with prices and price per square foot still running below 2025 levels and days on market significantly higher than a year ago, points to a market navigating real economic headwinds. Sellers who price strategically are still achieving strong results, but the broader conditions needed to drive a true spring surge have not materialized.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about Shoreline’s real estate market or your home’s value - always happy to help!

206-351-4749

LellaNorberg.com

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April 2026 Shoreline Market Overview

Sales activity picked up meaningfully in April, with 54 homes closing compared to 34 in March, and up 20% from 45 sales a year ago. 

This marks a notable rebound in transaction volume after a slower first quarter and suggests improved buyer engagement as we move into the spring market.

Pricing trends, however, continue to show some softness year over year. The median price came in at $827,000, down 5.5% from $875,000 last April and slightly below last month’s $846,250. 

On a year-to-date basis, the median sits at $785,000, indicating that while activity is improving, pricing remains somewhat constrained compared to last year.

Price per square foot also reflects this trend, coming in at $504, down 6% year over year and below March’s $517. 

The year-to-date figure of $514 is also below 2025’s $529.84, reinforcing that while values are relatively stable month to month, they remain lower compared to last year’s pace.

One of the more notable shifts this month is in market pace. 

Homes sold in an average of 19 days, a sharp improvement from 23 days last month and significantly faster than 37 days a year ago. 

This indicates that well-priced homes are attracting buyers quickly, even as broader pricing metrics remain under pressure.

The sold-to-list price ratio further highlights a more balanced market. Homes sold at 100.22% of list price in April, compared to 102.51% last year. 

Year to date, the ratio stands at 100.72% versus 103.71% in 2025, showing that while buyers are still paying close to asking, the intensity of bidding competition has eased.

Overall, April reflects a market that is regaining momentum in terms of sales volume and speed, but with more measured pricing and negotiation dynamics than last year. Buyers are active, particularly for well-positioned homes, but remain more selective, keeping upward price pressure in check.

Summary:

Sales activity strengthened in April with a clear month-to-month and year-over-year increase. Homes are selling faster, signaling solid demand, but prices and price per square foot remain below last year’s levels. 

The market continues to normalize, with less aggressive bidding and more balanced conditions between buyers and sellers.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about Shoreline’s real estate market or your home’s value - always happy to help!

LELLA NORBERG

Managing Broker / Premier Properties Director

WINDERMERE REAL ESTATE SHORELINE

206.351.4749 

LellaNorberg.com

Seattle Magazine Five Star Real Estate Agent 2022-2025

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8 story multifamily development near Shoreline South light rail station

Architect's rendering of The Leeway, under construction near Shoreline South light rail station

One of the new multi-family housing projects being built across the freeway from the Shoreline South light rail station is the Leeway.

At more than 400,000 square feet and eight stories encompassing 360 units, Leeway in Shoreline is one of the largest mixed-use developments in the area.

Tiscareno Architects integrated over 3,000 square feet of retail space in a way that helps differentiate one end of the building from the other.

The project type is planned for five stories of Type III-A construction (protected wood-frame interior, noncombustible exterior) built atop three stories of Type I-A construction (fire-resistive concrete/steel), with 249 structured parking stalls, mostly below grade. 

Construction began in March 2026 and is anticipated to be completed in Summer of 2028.

It will join its companion building The Line.

According to the Daily Journal of Commerce, the Leeway, at 142 NE 147th, will have a long, skinny footprint. It will look south to both The Line and Shea Properties 550 unit Verdant, also on the corner of 1st NE.

--Diane Hettrick

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NWMLS Files Counterclaim in Federal Court

KIRKLAND, Wash. – April 3, 2026 – Northwest Multiple Listing Service (NWMLS) has filed counterclaims in federal court against Compass, Inc., alleging that the brokerage’s “3-Phase Marketing Program” violates Washington’s Consumer Protection Act because it is a deceptive scheme designed to manipulate and hide critical data from the public. 

As set forth in the counterclaims, while Compass markets itself as an innovator by scaling “pocket listings,” it is actually operating a 'closed door' system that hurts both buyers and sellers to line its own corporate pockets.

By withholding inventory from consumers and competing brokers, NWMLS argues Compass is creating a 'two-tier' real estate marketplace: one for the Compass-represented insider, and another, depleted one for the general public.

This case is a battle for the future of the American real estate market.

The NWMLS Standard, Now Law in Washington

In its filing, NWMLS asserts that its transparency rules are not only pro-competitive and pro-consumer, but have now been codified by the Washington State Legislature. Senate Bill 6091, which takes effect this June, mandates that brokers market properties broadly to the public and all other brokers—the exact standard NWMLS has upheld for decades.

Allegations of Consumer Fraud and Data Manipulation

The counterclaims also detail how Compass’s marketing tactics fraudulently mislead the public by:

• Wiping the Slate Clean: Artificially 'resetting' days-on-market and price history to deceive buyers about a property's true demand.
• The 'Pocket Listing' Tax: Limiting home visibility to exclusive internal groups, which NWMLS alleges suppresses the natural 'public auction' effect that fetches the highest price for sellers. As Compass’ partner Redfin has reported, homes sold off-market typically sell for significantly less than comparable homes listed on the MLS.
• Contractual Interference: NWMLS alleges Compass actively encouraged and incentivized its brokers to violate their professional agreements, prioritizing corporate growth over transparency and consumer’s interests.

“This case is about more than just MLS rules; it’s about putting people over corporations,” said NWMLS CEO Justin Haag. “We are standing up for the principle that every family has the right to see every home for sale, because housing data belongs in the sunlight, not in a private vault. It is time to make the housing market more equitable for everyone instead of simply making real estate CEOs richer.”

NWMLS

As the leading resource for the region’s residential real estate industry, NWMLS provides valuable products and services, superior member support, and the most trusted, current residential property and listing information for real estate professionals. 

NWMLS is a broker-owned, not-for-profit organization with more than 2,400 member offices and 30,000+ real estate brokers in Washington state and Oregon. NWMLS operates regional service centers throughout its coverage area, providing dedicated support to its members and fostering a robust, cooperative brokerage environment. NWMLS offers a home listing search and comprehensive broker database at nwmls.com.

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March 2026 Shoreline Market Overview

March 2026 Shoreline Market Overview

The Shoreline market showed modest improvement in activity compared to February, with 34 homes sold, up slightly from 33 last month, but still 21% lower than the 43 sales recorded in March 2025.

Year-to-date, 89 homes have sold, compared to a higher pace at this time last year, indicating that while activity is picking up seasonally, overall transaction volume remains below 2025 levels.

Pricing Trends

The median sale price rose to $846,250 in March, a strong increase from $730,000 in February, but still 11.8% lower than March 2025’s $960,000. This reflects both seasonal momentum and differences in the mix of homes sold compared to last year’s higher-end market.

Year-to-date, the median price stands at $755,000, suggesting pricing remains somewhat softer overall compared to 2025.

The average price per square foot was $517, up slightly from $513 in February, but down 7.3% year over year from $558.

Year-to-date, price per square foot is averaging $522, indicating a moderate decline in value compared to last year, even as monthly pricing shows some stabilization.

Days on Market

Market speed improved significantly in March. Homes sold in an average of 23 days, a sharp drop from 57 days in February, and faster than the 27-day average in March 2025.

However, year-to-date days on market average 42 days, compared to a faster pace last year, indicating that while spring demand is accelerating, the broader market has still been slower overall.

Negotiation Trends

The sold-to-list price ratio in March 2026 was 101.58%, down notably from 107.33% in March 2025, reflecting a clear reduction in bidding intensity.

Year-to-date, the ratio is 101.09%, compared to 104.4% last year, confirming that while homes are still selling at or above asking, the competitive environment has eased considerably.

March Summary

March reflects a market that is gaining seasonal momentum but remains more balanced than a year ago. Sales activity increased from February, and homes are selling more quickly, but overall volume is still lower than 2025 levels.

Prices rebounded month over month, though both median price and price per square foot remain below last year’s levels. At the same time, reduced sold-to-list ratios point to less aggressive competition among buyers.

Overall, Shoreline’s market is transitioning into the spring season with improving activity, but in a more measured and value-conscious environment than the highly competitive conditions seen in 2025.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about Shoreline’s real estate market or your home’s value - always happy to help!

LellaNorberg.com 

206-351-4749

Lnorberg@windermere.com

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Shoreline City Council to hold public hearing on March 30 regarding removal of restrictive covenants on City-owned property located at 18351 10th Avenue NE

The Shoreline City Council will hold a public hearing, as required under RCW 35A.21.410, on Monday, March 30, 2026, at 7:00pm to receive comments (written or oral) on the removal of two restrictive covenants from property the City owns located at 18351 10th Avenue NE, Tax Parcel 616390-0120 (City’s Parcel). 

The property is currently, and will continue to be, used for surface water management in the area.

The restrictive covenants were placed on the City’s Parcel, along with 29 other parcels, by Evergreen Homes in 1947 as part of their development of the area. A local realtor is requesting all 26 property owners to agree to the removal of the restrictive covenants. 

The purpose of the public hearing is to give people an opportunity to provide input on whether the City Council should agree to the removal of the restrictive covenant on the City’s Parcel.

• The first restrictive covenant that the realtor seeks to remove limits development on the properties to single residences. This restrictive covenant is contrary to the MUR-70 zoning for the area. If 75% of the property owners agree to remove the covenant, it will be removed. The properties could then be consolidated for development under the City’s MUR-70 zoning.

• The second restrictive covenant the realtor is seeking to have removed is the racially restrictive covenant. While this covenant has been legally unenforceable under federal and state law since 1948, this action will remove it permanently from the list of restrictive covenants found on the property deeds.

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New bill protects grieving families from scam artists

A bill requested by Attorney General Nick Brown strengthening probate law to protect grieving families from scam artists passed the Legislature with bipartisan support and now heads to the Governor’s desk for his signature.

AG Brown requested the bill in the wake of an investigation and lawsuit by the Attorney General’s Office against a group of people and their companies who took control of 213 deceased strangers’ estates and drained the assets without properly alerting heirs and courts.

HB 2445, sponsored by Rep. Adison Richards, D-Gig Harbor, strengthens state law governing the probate process for handling the estate of a person who dies without a will. 

It sets clear rules for third parties seeking to become probate administrators, preventing strangers from seizing control of a deceased person’s property, siphoning the proceeds, and keeping grieving family members in the dark. The bill passed the state Senate unanimously.

Last year, the Attorney General’s Office sued and won against a group of people and their companies who took control of 213 deceased strangers’ estates and drained the assets without properly alerting heirs and courts. 

The judge ordered John B. Elliott, Shanelle Sunde, and their companies to pay more than $7 million in penalties, restitution, legal fees, and costs. 

The case exposed significant loopholes in Washington law that made it possible for the defendants to become court-appointed probate administrators for estates of people they didn’t know in counties where the deceased people had not lived. 

More information here

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Shoreline Market Report - February 2026

Shoreline Market Report - February 2026

Sales activity picked up meaningfully in February. A total of 33 homes sold, up 65% from the 20 sales recorded in February 2025 and a clear increase from January’s 20 closings. 

This brings the year-to-date total to 53 sales, suggesting that buyer activity strengthened as the market is moving toward the spring season.

While sales increased, prices softened compared with a year ago. The median sale price in February was $730,000, down 6.1% from $774,500 in February 2025 and below January’s $767,500 median. 

On a year-to-date basis, the median price sits at $750,000, which reflects a slightly lower pricing environment than last year.

Looking at value on a per-square-foot basis tells a somewhat different story. Average price per square foot rose to $513, up 3% from $498 last February, although it eased from January’s $550 level. 

Year-to-date price per square foot stands at $527, indicating that underlying property values remain relatively stable even as median prices fluctuate due to the mix of homes sold.

Homes are taking longer to sell than they did a year ago. Average days on market reached 57 days in February, compared with 30 days in February 2025, and up from 52 days in January. 

Year-to-date, homes are averaging 55 days on market, reflecting a slower pace than last year’s very tight conditions.

Even with the longer marketing times, buyers are still paying very close to asking price. Homes sold for an average of 101.33% of list price in February 2026, compared with 101.38% in February 2025, showing that well-priced homes continue to attract strong offers.

Summary

February brought a notable increase in sales activity compared with last year, pointing to improving buyer engagement as the market heads toward spring. Median prices declined year over year, though price per square foot remains slightly higher, suggesting stable underlying values. 

Homes are taking longer to sell than they did during last year’s faster market, but buyers are still paying very close to list price. Overall, the data points to a market that is active but more balanced than the tight conditions seen last year.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about the market or your home’s value - always happy to help! 206-351-4749 LellaNorberg.com

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January 2026 Shoreline Real Estate Market Overview

By Lella Norberg

Shoreline Windermere

The Shoreline real estate market opened 2026 with 20 closed sales, a solid improvement over January 2025, when only 15 homes sold, representing a 33.3 percent year-over-year increase. 

While activity was lower than the 29 sales recorded in December, that decline reflects normal seasonal patterns rather than a market shift.

This stronger start to the year suggests buyers are gradually reentering the market after a slower 2025, though overall transaction levels remain modest by historical standards.

Pricing Trends

The median sale price in January was $767,500, down 3.9 percent from January 2025 and well below December’s unusually high median of $899,950. 

Monthly swings are common in winter months when the number of sales is limited and the mix of properties can vary widely.

In contrast, the average price per square foot rose sharply to $550, up 13.8 percent from January 2025. 

This metric often provides a clearer view of underlying value trends and suggests that well prepared, desirable homes continue to command strong pricing even in a selective buyer environment.

Days on Market

Homes took longer to sell in January, averaging 52 days on market, compared to 48 days in January 2025. 

This increase of 8.3 percent indicates that buyers remain deliberate and are taking more time to make decisions.

The winter market traditionally moves at a slower pace, and the current data aligns with typical seasonal behavior rather than signaling a major change in demand.

Negotiation Climate

The sold price to list price ratio for January 2026 averaged 100.2 percent, slightly higher than 100.04 percent in January 2025. This shows that, despite longer marketing times, competitively priced homes are still selling very close to or slightly above asking price.

January Summary

January points to a market that is stable but measured. Sales volume improved compared to last year, price per square foot strengthened, and buyers remained active when properties were priced and presented well. 

At the same time, longer days on market and a lower median price highlight that affordability concerns and economic caution are still influencing behavior.

As the spring market approaches, these early indicators suggest gradual momentum building rather than rapid change. Buyers and sellers who stay aligned with current conditions should find balanced opportunities in the months ahead.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about the market or your home’s value - always happy to help! 

206-351-4749 

LellaNorberg.com 

LNorberg@windermere.com

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December 2025 Shoreline Real Estate Market Analysis

December 2025 Shoreline 

Real Estate Market Analysis

December closed out the year with 29 closed sales, down from 37 in November and 35.6 percent lower than December 2024, when 45 homes sold. 

This seasonal slowdown was more pronounced than last year and reflects continued buyer caution as affordability pressures, interest rates, and economic uncertainty persisted through year end.

For all of 2025, Shoreline recorded 417 total sales, compared to 511 in 2024, marking a meaningful decline in overall transaction volume. 

Buyer activity was consistently lower throughout the year, even as pricing remained relatively resilient.

Pricing Trends

The median sale price in December rose sharply to $899,950, a 6.5 percent increase year over year from December 2024. 

This jump reflects a smaller, higher end pool of homes closing at year end rather than broad based price appreciation.

On a year-to-date basis, the median price finished at $848,000, exactly matching 2024’s median of $848,000. 

This points to overall price stability across the year despite slower sales and longer market times.

The average price per square foot increased to $492 in December, up modestly from November and 2.5 percent higher than December 2024. 

For the year, price per square foot averaged $513, consistent with a market that held value even as activity softened.

Days on Market

Homes spent an average of 40 days on market in December, up from 37 in November and significantly higher than 29 days in December 2024. This reflects a slower winter market and more deliberate buyer decision making.

For the full year, average days on market landed at 29, compared to 22 in 2024, confirming a clear shift toward a more measured pace in 2025.

Year End Takeaway

While sales volume declined meaningfully in 2025, pricing proved remarkably steady. The identical year over year median price underscores that Shoreline continues to benefit from strong long-term demand, even in a more challenging interest rate environment.

Buyers have had more time and leverage than in recent years, while sellers have needed to price thoughtfully and prepare homes carefully to achieve strong results. As the market moves into 2026, 

Shoreline enters the new year balanced, with stable values and opportunities on both sides for those aligned with current conditions.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline, 900 N 185th, Shoreline WA 98133. Feel free to reach out anytime with questions about the market or your home’s value - always happy to help! 

Lnorberg@windermere.com
206-351-4749

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November 2025 Shoreline Market Report

November 2025 

Shoreline Market Report

By Lella Norberg

Sales Volume

November saw 37 home sales, a slight dip from 40 in October, and 9.8% lower year-over-year than the 41 sales in November 2024.

Year-to-date, Shoreline has recorded 389 sales in 2025, compared to 466 during the same period in 2024 — a 16.5% decrease, consistent with slower buyer activity throughout the year.

Median Price

The median sale price in November was $760,000, down from $827,500 in October, and 1.94% below November 2024’s $775,000.

Year-to-date, the median sits at $840,000, compared to $848,500 in 2024, showing a modest 1% year-over-year decline.

Price per Square Foot

The average price per square foot rose to $491 in November, up from $464 in October, and 2.3% higher than $480 in November 2024.

Year-to-date, the average is $515, compared to $516 in 2024 — virtually unchanged, reflecting stable overall value despite a less competitive environment.

Days on Market

Homes spent an average of 39 days on market in November, up slightly from 38 in October, and faster than 42 days in November 2024.

Year-to-date, the average is 29 days, compared to 26 in 2024, indicating a more measured market pace in 2025.

Sold-to-List Price Ratio

In November 2025, homes sold at 100.05% of list price, slightly above 99.98% in November 2024, and flat month-over-month.

Year-to-date, the average stands at 101.5%, compared to 102.07% in 2024, showing fewer bidding wars and more balanced pricing.

Summary

The Shoreline market in November 2025 continued to reflect a steady, price-conscious environment. 

While sales volume is down and days on market are up, pricing has held firm overall — with median and per-square-foot prices only slightly below 2024 levels.

Buyers remain cautious amid economic uncertainty and elevated mortgage rates, but well-priced listings are still selling near asking, and November’s price-per-foot rebound shows demand for quality homes remains. 

As the year winds down, Shoreline is closing out 2025 in a balanced, stable position, with opportunities for both buyers and sellers who are aligned with current market realities.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Feel free to reach out anytime with questions about the market or your home’s value - always happy to help! lnorberg@windermere.com

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Presentation: Getting the Most Out of the Sale of Your Home December 1, 2025

Real estate expert and 
attorney Laura Henderson

Join us for a free presentation by real estate expert and attorney, Laura Henderson, who will provide a full walk-through of the sale process, how to address deferred maintenance, and what repairs or modifications you should make to maximize your revenue from your sale.

Monday December 1, 2025 from 12:30 - 1:30pm

Shoreline Lake Forest Park Senior Activity Center 18560 1st Ave NE Bldg. G, Shoreline WA 98155

FREE but REGISTER - Call or visit the Shoreline Lake Forest Park Senior Activity Center 206-365-1536

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Making the Most Out of the Sale of Your Home - presentation December 2, 2025

Laurel Cove is excited to invite you to a special free presentation with financial and longevity advisor Scott Schill from S.R. Schill & Associates

Tuesday, December 2, 2025 from 1 - 2pm
Laurel Cove 17201 15th Ave NE, Shoreline, WA 98155

Topic: Making the Most Out of the Sale of Your Home
Includes complimentary refreshments

Scott will share practical strategies to help you:

• Lower potential taxable income
• Protect your home-sale proceeds
• Plan financially for the long haul
• Create a more reliable cash flow

As a leader in longevity-focused financial planning, Scott blends fiduciary advising with forward-thinking planning tools to support healthspan, wealthspan, and overall financial well-being.

If you'd like to learn more or secure your spot, please RSVP:
206-900-6016
Or email michael.francart@encorecommunities.com

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October 2025 Shoreline Market Report

October 2025 Shoreline Market Report

Sales Volume

October recorded 40 home sales, essentially flat compared to 39 in September, but still down 31% year-over-year from 58 sales in October 2024.

Year-to-date, Shoreline has seen 352 closed sales, compared to 425 at this point in 2024 — a 17% decline, highlighting a consistently slower market pace throughout the year.

Median Price

The median sale price in October was $827,500, nearly unchanged from $830,000 in September, and up just 0.85% year-over-year from $820,500 in October 2024.

Year-to-date, the median remains flat at $850,000, matching 2024 exactly — a sign of price stability despite lower demand.

Price per Square Foot

The average price per square foot dropped to $464, down slightly from $469 last month, and down 9.2% year-over-year from $511 in October 2024.

Year-to-date, it averages $518, just below $520 in 2024, reflecting only minor downward movement across the year despite sharper declines this month.

Days on Market

Homes in October took 38 days to sell, up from 34 in September and 41% longer than 27 days in October 2024.

Year-to-date, average days on market has risen to 28 days, compared to 25 in 2024, showing a modest but steady slowdown in buyer urgency.

Sold-to-List Price Ratio

In October 2025, homes sold at 100.17% of list price, slightly above 99.94% in September, and nearly identical to 100.14% in October 2024.

Year-to-date, the average ratio is 101.65%, compared to 102.28% last year, reflecting slightly softer negotiation strength for sellers, though homes are still typically selling near or just above asking.

Summary

October 2025 reflects a market that is cooler than last year, but generally stable. While sales volume remains significantly lower year-over-year, pricing has held firm: the median price is unchanged from 2024, and homes are still selling close to list price.

That said, the drop in price per square foot and the increase in days on market point to more selective buyer behavior, influenced by affordability concerns, higher interest rates, and broader economic uncertainty.

As we move into late fall, sellers should expect longer timelines and more price sensitivity, while buyers may find more flexibility and negotiation room — especially on homes that linger.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Reach out anytime with questions about the market or your home’s value - I'm always happy to help!

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LFP Town Center acquired by DLC Management group for $28 million

LFP Town Center lower level. Photo by Steven H. Robinson

Town Center in Lake Forest Park has a new owner.

It was acquired by DLC Management of Elmsford, N.Y. for $28 million as part of a ten-property $625 million deal which includes Alderwood Plaza in Lynnwood and eight properties in California.

The previous owner, Merlone Geier Partners, still owns the Shoreline Place (Sears) property in Shoreline.

According to reporting in CSA news, "DLC will take over leasing, property management, and construction management of this bundle of grocery-anchored centers acquired from Merlone Geier Partners, owners and developers of open-air properties that span the West Coast."

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September 2025 Shoreline Real Estate Market Report

September 2025 Shoreline Real Estate Market Report

Sales Volume

• September 2025: 39 homes sold, up from 35 in August but down 4.9% YoY compared to 41 in September 2024.
• Year-to-date: 311 sales in 2025 vs. 367 in 2024, a 15% decline, showing a clear slowdown in activity compared to last year.

Median Price

• September 2025: $830,000, down from $890,000 in August and 2.2% lower YoY than $849,000 in September 2024.
• Year-to-date: $850,000, slightly below $855,000 in 2024, suggesting modest price softening overall.

Price per Square Foot

• September 2025: $469, down from $512 in August and 8% lower YoY than $510 in September 2024.
• Year-to-date: $525 in 2025 vs. $521 in 2024, showing a slim 0.8% increase YTD, even though September itself underperformed.

Days on Market

• September 2025: Homes averaged 34 days on market, up from 26 in August and 36% longer YoY than 25 days in September 2024.
• Year-to-date: 26 days in 2025 vs. 24 in 2024, reflecting a slightly slower market pace overall this year.

Sold-to-List Price Ratio

• September 2025: 100.13% of list price, up from 99.94% in August, but slightly lower than 100.21% in September 2024.
• Year-to-date: 101.85% in 2025 vs. 102.61% in 2024, confirming a modest decline in bidding strength and competition compared to last year.

Summary

The Shoreline market in September 2025 showed sluggish sales volume and softening prices, both compared to last year and relative to last month. The median price slipped to $830,000, while the average price per square foot dropped 8% YoY, marking one of the steeper monthly value declines this year. Homes also took longer to sell, averaging 34 days, a clear increase from both August and September 2024.

Year-to-date numbers confirm the cooling trend: 311 sales in 2025 versus 367 in 2024, with slightly lower prices, a slower pace, and weaker list-to-sale price ratios. While homes are still selling close to list price, the bidding wars and urgency of 2024 have eased, reflecting affordability pressures, high interest rates, and a cautious economic outlook.

Overall, the market is stable but more balanced, with buyers exercising greater leverage and patience, and sellers needing to adjust expectations to align with today’s conditions.

Lella Norberg is a long-time Shoreline resident and a Managing Broker with Windermere Real Estate Shoreline. Reach out anytime with questions about the market or your home’s value - I'm always happy to help!

Lella Norberg 206-351-4749 Lnorberg@windermere.com

Windermere Real Estate/ Shoreline

900 N 185th, Shoreline WA 98133

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