Buyers Have the Edge as 2026 Kicks Off

As we close out January 2026, the Walla Walla housing market is moving into fresh territory. Whether you’re a homeowner, potential buyer, or seller, understanding the local real estate landscape is key to making the most of your next steps. We’re seeing more choices for buyers and evolving dynamics for sellers—here’s what you need to know.

January 2026 At-a-Glance

_{Source: NWMLS Statistical Reports. Data deemed reliable but not guaranteed.}

Market Trends to Watch

More Homes Coming to Market
The new year began with 157 active listings in January 2026—a 55.4% increase over the 101 listings available in January 2025, and up slightly from 156 in December 2025. This growing inventory means that, for the first time in a while, buyers are in the driver’s seat with a stronger selection and increased negotiating power. For context, January 2024 had just 118 listings, so the market has been steadily building options for buyers over the past two years.

Price Growth for Listings, But Sales Tell a Different Story
The median sale price in January came in at $430,000—up 11.1% from $387,000 in January 2025 and essentially flat compared to December’s $429,500. However, the average sale price of $469,010 represents a 14.1% decline from January 2025’s unusually high $546,017, suggesting that last year’s January was skewed by higher-end transactions. Sellers have been setting ambitious asking prices, but closed sales are settling at more modest levels, revealing a gap between expectations and what buyers are willing to pay right now.

Homes Are Taking Longer to Sell
On average, homes are spending over 80 days on the market. Compared to last year’s pace, this is a noticeable slowdown, underscoring the importance for sellers of patience and savvy pricing—and giving buyers plenty of breathing room to make thoughtful decisions.

Cooling Buyer Activity
January 2026 saw just 24 closed sales—down from 42 closings in December 2025 and 30 in January 2025. While January is historically a slower month, this 20% year-over-year decline and 42.9% drop from December signal a quieter market. This keeps options wide open for buyers and signals that sellers may need to be more flexible to attract interest. 

What Does This Mean for You?

If You’re Buying:
This is a favorable time to shop for a home. With 157 active listings and less competitive pressure, you can be choosy and negotiate confidently. Homes are spending over 80 days on market, giving you time to make thoughtful offers. Take advantage of the current buyer’s market—opportunities may not last forever.

If You’re Selling:
Selling is still possible, but success demands a smart strategy. With inventory up 55% year-over-year and only 24 closings in January, pricing competitively from day one is essential. Making your home shine and staying open to negotiations will be crucial for standing out and attracting today’s selective buyers.

Long-Term Average Sale Price Trend

Average sale prices have increased 77.7% since 2018, from $279,928 to $497,489 in 2025. Even with the 2022–2024 plateau, long-term homeowners in the Walla Walla Valley have seen substantial appreciation.

Curious About Your Next Move?

Every property and situation is unique, and personalized guidance can help you navigate the changing market landscape. If you’re thinking of buying, selling, or simply wondering what your home is worth in today’s market, don’t hesitate to reach out. I’m here for consultations, market updates, or any real estate questions you have—just send a message or call anytime!

Here’s to making smart, confident moves in 2026!

Data is from sources deemed reliable but is not warranted by NWMLS members. All information compiled from MLS Statistical Reports. Listing and selling brokers are not responsible for errors in data.

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*NWMLS WA Data