Sammamish, Washington Housing Market

How much can you negotiate in Sammamish?

Only 24 out of every 100 homes for sale have found a buyer. The other 76 are still waiting. Your offer may be the only one on the table. About 1 in 4 sellers has already dropped their price. Each one has learned their first price was too high. Start below their new price, not their old one.

A typical Sammamish home takes 33 days to find a buyer. Half of them take even longer. That is 18% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago. There are 226 homes for sale in Sammamish. That is the most in ten years. It is 56 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.

Is now a good time to buy in Sammamish?

Asking prices are 22.8% below their Jan 2024 peak. You are not buying at the top. 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 108 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.

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. 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. A tenant on the median income can pay about $6,171 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast.

What numbers should you underwrite a Sammamish deal with?

• Price growth to assume — +4.2%/yr. 1 year: -5.6% · 5 years: +4.2% · ten years: +7.1%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what Sammamish does without one. Underwrite closer to +4.2%. Measure growth per square foot. Sammamish median list price grew 5.9% a year, but price per square foot grew 7.1%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.
• Months of carrying cost — 2. A typical home takes 33 days to sell. Budget that long when you exit or refinance. It is 18% slower than a year ago.
• Odds you cut your price to sell — 1 in 4. About 23% of homes on the Sammamish market right now have already cut their asking price. Assume you are one of them when you sell. Do not underwrite an exit at your asking price.
• Comp on this, not median price — $589/sqft. The typical Sammamish listing shrank from 3,607 to 3,039 sqft since Jul 2016. So median price hides real growth: 98% per sqft versus 77% on the median. Comp on median price and you will overpay for small homes.
• Competition when you exit — +47%. That is how much the number of homes for sale grew in a year. Your resale will face a bigger crowd than today's comps did.
• Price-to-income ratio — 7.1×. 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. Incomes are rising faster than home prices. Affordability is improving.
• Tenant rent ceiling — $6,171/mo. 30% of the median household income of $246,858. Rents above this line shrink your tenant pool fast.

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

Yes, if you negotiate. Buyers have the upper hand in Sammamish right now. 0.24 out of every 100 homes for sale have a buyer, 23% of sellers have cut their price, and a typical home takes 33 days to sell.

Are Sammamish home prices going up or down?

Asking prices are 22.8% below their Jan 2024 peak. You are not buying at the top. Prices are still falling. Waiting has paid off so far. Let listings age, then come back lower.

What price growth should I assume for Sammamish?

+4.2%/yr. 1 year: -5.6% · 5 years: +4.2% · ten years: +7.1%. Do not use the ten-year rate. Most of that growth landed in the 2020 and 2021 boom. The five-year rate is what Sammamish does without one. Underwrite closer to +4.2%. Measure growth per square foot. Sammamish median list price grew 5.9% a year, but price per square foot grew 7.1%. The gap is smaller homes, not weaker growth. The house you buy will not shrink. The one-year rate is a timing signal. It is not an underwriting input.

How fast are homes selling in Sammamish?

A typical Sammamish home takes 33 days to find a buyer. Half of them take even longer. That is 18% slower than a year ago. Those sellers are paying to own a house they want to sell. Search for homes listed 60+ days ago.

Is Sammamish a renters' market or an owners' market?

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. Just 2.1% of homes sit empty. A well-priced rental fills fast here.

What rent can Sammamish tenants afford?

A tenant on the median income can pay about $6,171 a month. That is the standard 30% affordability line. Rents above it thin your tenant pool fast. The median Sammamish household earns $246,858 a year.