Is Sammamish a Good Place to Buy Right Now?

Is Sammamish a Good Place to Buy? What the Numbers Say

The biggest Sammamish story is supply. In September, 244 single-family homes were for sale. That is 109% more than a year ago. It works out to 5.4 months of supply, the highest of the seven cities I track.

Sellers are feeling it. Sammamish homes sold for 93.4% of their original list price, the lowest of my seven cities by a wide margin. The 12-month median single-family price is $1,675,000, down 6.5% from the year before. Pending sales rose 20% from August, but they are still about 2% below last year.

Source: NWMLS monthly data through September 2026, and NWMLS, week of October 5, 2026 (trailing 4 weeks).

Where the Extra Homes Are

I pulled active single-family listings by price tier on October 4. The lower tiers are growing fastest. Homes from $1 million to $1.5 million are up 215% from last year. Homes from $1.5 million to $2 million are up 116%. Homes above $2 million are up 65%.

The three tiers add up to 236 homes, not 244. My pull and the monthly report were taken at different times. Some of this growth is price drift, with homes moving between bands. Layoffs and return-to-office orders have also hit this part of the Eastside. The timing lines up, but I cannot tell you why any one seller listed.

Why a Single Sammamish Median Can Mislead You

Sammamish only sells about 46 single-family homes in four weeks. That is a small sample. In the week of September 7, the four-week median was $1,342,500. In the week of October 5 it was $1,585,000. The market did not jump $240,000 in a month. A few more big-house sales moved the median.

This is why I lean on the 12-month median when I answer this question. It is slower and steadier. Right now it says prices are drifting down, not falling off a cliff.

What Buyers Can Do With This Extra Room

1. Offer under the list price on homes that have sat. Active Sammamish listings average about 60 days on market, and many have been listed far longer.
2. Ask for seller help. About 17% of single-family sales here included concessions, which is low compared with South King County, so ask early and ask clearly.
3. Take your time on inspections. More choice means you can walk away from a home that does not check out.
4. Watch the price band. The $1M to $1.5M tier has the most new supply, so that is where you will find the most options.

At today’s 7.28% rate and 20% down, a home at the 12-month median would run about $9,168 a month in principal and interest. That is before taxes and insurance. If you are weighing that against another city, see my Sammamish vs. Bellevue comparison and my Issaquah vs. Sammamish guide.

The Risks of Buying in Sammamish Right Now

Prices could keep sliding. The 12-month median is already down 6.5%, and inventory is still climbing. If you buy and plan to sell in two or three years, you could be buying before the bottom. Buy because the home fits your life and your budget, not because you are trying to time the low.

Condos are a tiny part of this market, with only 20 active listings. The 12-month condo median is $600,248, down 6.9%. If you are coming from South King County, my equity upgrade guide shows how to work the numbers. New to the city? My Living in Sammamish guide covers neighborhoods and schools, and my relocating to Sammamish guide covers the move itself.

Frequently Asked Questions

Is Sammamish a buyer's market?

It leans that way. With 5.4 months of supply and sellers getting 93.4% of their original price, buyers have more negotiating room than they did a year ago. Many agents call 4 to 6 months of supply balanced, so Sammamish is at the high end of that range.

Are Sammamish home prices dropping?

Slowly. The 12-month single-family median is $1,675,000, down 6.5% from the year before. Single-month medians swing a lot because the market is small.

How much does it cost to buy in Sammamish?

At the 12-month median of $1,675,000, 20% down is about $335,000. At a 7.28% rate, principal and interest on the rest is about $9,168 a month, before taxes and insurance.

Should I wait for Sammamish prices to fall more?

No one can call the bottom. Prices are drifting lower and inventory is high, which helps buyers today. If the home fits your life and budget, that extra room is already working for you.

Market data from NWMLS, week of October 5, 2026 (trailing 4-week sold figures) and NWMLS monthly data through September 2026. Price-tier counts pulled October 4, 2026. Payment uses Freddie Mac PMMS 7.28% (week of Oct. 1, 2026). Gregory Dorrell is a licensed real estate broker (WA License #111862) with Coldwell Banker Danforth. This post is provided for informational purposes and does not constitute financial or investment advice.