Sammamish, Washington Housing Market

What stands out in Sammamish?

• The median household earns $246,858 a year: among the highest incomes of 765 tracked cities. Tenants can carry higher rents.
• Homes for sale are up 105% on last year: among the fastest inventory growth of 765 tracked cities. Supply is building fast, which shifts leverage to buyers.
• 2.1% of homes are vacant: among the lowest vacancy of 765 tracked cities. Empty homes are scarce, so well-priced rentals fill.

How far have Sammamish prices fallen?

Asking price per square foot in Sammamish is 18.6% below its Feb 2024 high and down 6.9% over the last year. Prices were above the year before in 71% of months since the data starts, so this market has climbed back from drops before. 28% of sellers have cut their price. Underwrite with no price growth for now and let the seller carry the next cut.

How much more is for sale in Sammamish than before the pandemic?

There are 244 homes for sale in Sammamish, 67% more than in 2017–2019 at this time of year. That count is up 105% on last year, with 78 new listings this month. More choice means you can walk away from any home priced for the market of three years ago.

Is now a good time to buy in Sammamish?

The median asking price is 25.1% below its Jan 2024 peak. Per square foot the gap is smaller: 18.6% below the Feb 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower. Sammamish prices have risen in 79 of the last 111 months. Drops here have been short and shallow. Buying in a slow month has rarely hurt a long hold.

There is no rush. Prices are still coming down. Watch the homes you like. Come back after they cut. Let the seller move first.

How much can you negotiate in Sammamish?

For every 100 homes still for sale, 20 are under contract. In 2017–2019 at this time of year it was 68. The rest are still waiting for a buyer. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start your offer below their new price.

Sammamish listings spend a median 49 days on the market. That is 23% longer than a year ago. There are 244 homes for sale in Sammamish. That is the most in ten years. It is 61 times the low of Dec 2021. Every one of them competes with the house you want.

What to do about it

• Search Sammamish homes listed 60+ days ago that have already cut their price.
• Offer below the reduced price.
• Keep your inspection and financing contingencies.
• Ask the seller to pay closing costs.
• You can lose a few offers here and still win.

How does Sammamish compare with other Washington markets?

Ranked among the 25 Washington markets we track:

• Asking price: the priciest of 25. Sammamish is at $1,742,582. Closest: Bellevue.
• Buyer competition: 2nd least competitive of 23. Sammamish is at 0.20 buyers per home. Closest: Richland and Kennewick.
• Time on market: 6th shortest time on market of 25. Sammamish is at a median of 49 days on market. Closest: Seattle and Spokane.
• Price cuts: 6th most price cuts of 25. Sammamish is at 28% of sellers cutting. Closest: Puyallup and Tacoma.

Who will rent from you in Sammamish?

Only 15 out of every 100 Sammamish households rent. This is an owners' town. The renter share is growing. Five years ago it was 13 in 100. Sammamish added about 500 renter households in five years. Renter households here average 2.7 people. Families rent here. Buy bedrooms. Studios will sit.

Households grew 6% in five years. The housing stock grew 5%. Demand is outrunning supply. Just 2.1% of homes sit empty. A well-priced rental fills fast here.

The median Sammamish household earns $246,858 a year. Incomes here have grown 6.0% a year since 2019. Incomes are rising faster than home prices. Affordability is improving. A typical home costs 7.1 times the median income. Most locals cannot buy. That keeps rental demand deep. It also caps the rent they can pay. At 30% of income, a tenant on the median income can pay about $6,171 a month.

To see what one Sammamish address would rent for and cash flow, run it through the app.

What numbers should you underwrite a Sammamish deal with?

• Price growth to assume — +1.6%/yr. Sammamish grew 6.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Sammamish grows about 1.6% a year. That is the number to type in. Prices fell 6.9% over the last year. Use it for timing. The five-year rate is the better guide.
• Odds you cut your price to sell — 1 in 4. 28% of Sammamish listings have cut their asking price. Underwrite your exit below asking.
• Competition when you exit — +105%. Homes for sale in Sammamish are up 105% on last year, so your resale faces more competition than today's comps did.

Read how price cuts signal a market turning and how we read these numbers, then run the numbers on a deal.

What is the median home price in Sammamish?

The median asking price in Sammamish is about $1,743,000 as of Sep 2026, down 3.1% from a year ago. This is the asking price on homes listed for sale. Sites that report sold prices or estimated home values will show a different number. Our Sammamish figures cover the 2 ZIP codes with a Sammamish mailing address, which can reach past city limits.

Is Sammamish a buyer's or seller's market in 2026?

Buyers have more room in Sammamish than usual. We compare Sammamish with 2017–2019 at this time of year: there are 20 pending sales per 100 listings, against 68 then; 28% of sellers have cut their price, against 15% then; there are 67% more homes for sale.

Are Sammamish home prices going up or down?

The median asking price is 25.1% below its Jan 2024 peak. Per square foot the gap is smaller: 18.6% below the Feb 2024 high. Part of the drop is smaller homes coming to market. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What is the best month to buy a house in Sammamish?

Across 9 full years, Sammamish asking prices ran lowest in October, about 2.8% below the year's average. They peaked in January. The most homes for sale show up in July, about 40% above the yearly average.

What price growth should I assume for Sammamish?

Assume +1.6% a year. Sammamish grew 6.3% a year over the decade. Ignore that rate. Most of it landed in the 2020 and 2021 boom. Without the boom, Sammamish grows about 1.6% a year. That is the number to type in. Prices fell 6.9% over the last year. Use it for timing. The five-year rate is the better guide.

What is the fair market rent in Sammamish?

HUD's fiscal year 2026 fair market rent for King County is $2,501 a month for 2 bedrooms and $3,272 for 3 bedrooms. The figures include tenant-paid utilities and cover the whole county.