Selling a Sammamish Home When Inventory Has Doubled: What to Expect

What Doubled Inventory Means for a Sammamish Seller

When buyers have twice as many homes to look at, they compare harder. They tour more homes. They notice which ones are priced high. And they wait for price cuts on the ones that are.

Here is how the Sammamish single-family market changed in a year.

Source: NWMLS monthly data through October 2026.

Over the 12 months through October, the Sammamish single-family median was $1,653,750. That is down about 8% from the 12 months before, the biggest drop of the seven cities I track.

How Long It Takes to Sell

The homes that sold in October went in a median of 18 days. That sounds fast, and for well-priced homes it is. But that number only counts homes that sold. The 201 homes still for sale are the ones that did not.

Showings tell the rest. Each listing got about 3 showings on average in October, down from about 5 a year ago. Fewer buyers are walking through each home. So the first few weeks matter more than ever. That is when your home is new and gets the most attention.

Price Cuts: What the Numbers Show

Sellers got about 94% of their original asking price on average. But the median home sold for about 96% of its last list price. The gap between those two numbers is the price cuts. Most of the discount happened before the offer, when sellers lowered their price.

I assess property values professionally every day, and the homes I see sit the longest are the ones priced off last spring’s sales instead of this fall’s. A home priced right from day one often sells close to its asking price. A home priced high usually gets cut, then sells for less than it could have.

My guide on how to price your home to sell in King County walks through the method.

What Buyers Are Asking For Right Now

Buyers in Sammamish are looking hard at condition. Updates, roofs, drainage, and lot slope come up a lot. They are also comparing Sammamish to Bellevue and Issaquah. Over the last 12 months, the Bellevue single-family median was $1,840,000 and Issaquah’s was $1,410,000. Buyers who can stretch to Bellevue, or who want to save with Issaquah, are weighing those options.

Many buyers ask for help with closing costs or a rate buydown. Sometimes that nets you more than a price cut. My post on seller concessions explains how a credit works.

Your First 14 Days on the Market

Here is the plan I use with Sammamish sellers right now.

• Price from the last 60 to 90 days of sales near you, not from last spring or from the listings you are up against.
• Fix the things buyers will flag: moss, gutters, peeling paint, and anything a buyer’s inspector will write up.
• Launch with great photos on a Thursday, so you have a full weekend of showings.
• Check showing feedback after the first weekend. If you get showings but no offers, it is usually price.
• Decide by day 14. If no strong offer has come in, make one real price change instead of two small ones.

Want to know what selling will cost? See what it costs to sell a home in Sammamish and the full Washington cost breakdown.

Frequently Asked Questions

How long does it take to sell a home in Sammamish?

In October 2026, the median Sammamish house that sold took 18 days. Homes that are priced high can sit much longer. With 201 homes for sale, plan for buyers to take their time.

Is it a buyer’s market in Sammamish?

It is more balanced than it has been in years. Supply is 4.5 months, up from 2.0 a year ago, and sellers got about 94% of their original asking price on average. Buyers have more choice and more room to negotiate.

Should I cut my price if my Sammamish home does not sell?

If you are getting showings but no offers after the first two weeks, price is usually the reason. One clear price change tends to work better than several small cuts. Look at what has sold near you in the last couple of months first.

Do Sammamish sellers need to offer concessions?

Not always, but many buyers ask. A credit toward closing costs or a rate buydown can sometimes net you more than a price cut. Compare both offers side by side before you decide.

Market data from NWMLS, monthly data through October 2026 (12-month median, homes for sale, months of supply, days on market, percent of original and last list price, pending sales, showings per listing).