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August 2026 Market Overview
August delivered the clearest sign yet of a shifting market inventory kept climbing while the pace of sales eased.
Active listings reached 303, up 32.9% year-over-year and a multi-year high for the month, while new listings taken rose to 84 (+18.3% YOY). But only 52 homes closed in August, down 11.9% from July’s 59 even though still up 8.3% year-over-year, and because closings slowed while inventory kept growing, months of inventory jumped from July’s 5.1 to 5.8, the highest reading of 2026.
Pricing held its ground: the median closed price of $448,450 was essentially flat month-over-month (-0.3%) and up 3.1% year-over-year, while the average closed price jumped 5.7% to $484,907, a gap worth watching, as it echoes July’s mix-shift pattern rather than a broad price move. Pending sales rose modestly to 70 (+6.1% YOY), a reasonable September leading indicator.
With inventory at a multi-year high and sales pace easing, August was the month leverage visibly shifted toward buyers, sellers who price to today’s market, not last spring’s, are the ones still closing.
August 2026 Market Snapshot
|
Metric |
August 2026 |
Context / Year-Over-Year |
|
Active Listings |
303 |
Up 32.9% YOY (228 in Aug 2025); up slightly from July’s 301 a multi-year high for the month |
|
New Listings Taken |
84 |
Up 18.3% YOY (71 in Aug 2025); YTD 672 vs 599 (+12.2%) |
|
Closed Sales |
52 |
Down 11.9% from July’s 59; still up 8.3% YOY (48 in Aug 2025) |
|
Pending Sales |
70 |
Up 6.1% YOY (66 in Aug 2025); YTD 488 vs 457 (+6.8%) |
|
Median Closed Price |
$448,450 |
About flat MoM (-0.3% from July’s $450,000); up 3.1% YOY ($435,000 in Aug 2025) |
|
Average Closed Price |
$484,907 |
Up 5.7% from July’s $458,946; up 3.9% YOY ($466,520 in Aug 2025) |
|
Months of Inventory |
5.8 |
Up from July’s 5.1 and Aug 2025’s 4.8 the highest reading so far in 2026 |
|
2026 YTD Closings |
401 |
Jan–Aug pace, up 6.1% YOY (378 through Aug 2025); tracking above 2025’s full-year 590 |
|
2026 YTD Avg Price |
$483,851 |
Below full-year 2025 avg of $497,489 (-2.7%), but above 2024’s full-year $477,848 |
|
FOR SELLERS • Price to today’s market, not spring’s with 303 active listings (a multi-year high), buyers have real alternatives. • Expect a longer runway: months of inventory jumped to 5.8, the highest reading of 2026, as closings slowed 11.9% from July. • Presentation and pricing precision matter more with this much competing inventory professional photography, staging, and a strong first-two-weeks push. • Consider buyer incentives (closing-cost credits, rate buydowns, home warranties) rather than large price cuts to stand out. |
FOR BUYERS • You have more selection than any August in years inventory is up 32.9% year-over-year. • Sellers are adjusting: months of inventory at 5.8 signals real negotiating room on price and terms. • Closings slowed 11.9% month-over-month homes are sitting longer, so there’s less pressure to rush a decision or waive contingencies. • Look first at listings with longer time on market or a recent price reduction; that’s where sellers are most motivated. |
If you’re selling
- Price to today’s market, not spring’s with 303 active listings (a multi-year high), buyers have real alternatives.
- Expect a longer runway: months of inventory jumped to 5.8, the highest reading of 2026, as closings slowed 11.9% from July.
- Presentation and pricing precision matter more with this much competing inventory professional photography, staging, and a strong first-two-weeks push.
- Consider buyer incentives (closing-cost credits, rate buydowns, home warranties) rather than large price cuts to stand out.
If you’re buying
- You have more selection than any August in years inventory is up 32.9% year-over-year.
- Sellers are adjusting: months of inventory at 5.8 signals real negotiating room on price and terms.
- Closings slowed 11.9% month-over-month homes are sitting longer, so there’s less pressure to rush a decision or waive contingencies.
- Look first at listings with longer time on market or a recent price reduction; that’s where sellers are most motivated.
Curious About Your Next Move?
Every property and situation is unique, and personalized guidance can help you navigate today’s changing market. Whether you’re thinking about buying, selling, or simply wondering what your home may be worth, contact your Windermere Real Estate / Walla Walla agent. We’re here to help you understand the numbers and move forward with confidence.
Here’s to making smart, confident moves in 2026!
Data is from sources deemed reliable but is not warranted by NWMLS members. Statistics reflect single-family residential sales in the Walla Walla Valley. Listing and selling brokers are not responsible for errors in data. Not intended to solicit properties already listed.
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*NWMLS WA Data
