Luke & Rory brokered by EXP Realty

Luke & Rory brokered by EXP Realty We help buyers and sellers navigate the craziness of the real estate market.

Residential & Land Real Estate in the Puget Sound: Seattle, Tacoma, Kent, Federal Way, Auburn, Lakewood, Olympia, Lacey, Puyallup, Bremerton, Sumner

Pierce County is a big market. Lots of moving parts, lots of noise. But when you sit down and look at two weeks of data ...
04/23/2026

Pierce County is a big market. Lots of moving parts, lots of noise. But when you sit down and look at two weeks of data side by side, a pretty clear picture starts to emerge.

Pending homes jumped from 377 to 443. Sold homes moved from 211 to 234. Daily absorption — the rate at which the market is chewing through available inventory — climbed from 21.1 to 23.4. The momentum ratio ticked up from 1.3 to 1.5. By almost every measure, Pierce County is moving faster than it was two weeks ago.

But here's the part worth paying attention to: price reductions went from 190 to 221, and the median pending price actually dropped — from $587,463 down to $569,950.

So what does that mean? It means the market is active, but it's also honest. Homes are selling, and selling at a decent pace — but buyers are pushing back on price, and sellers who are adjusting are the ones getting to the closing table. The ones holding firm? They're showing up in that price reduction column.
Pierce is a market that rewards smart pricing right now. Not aggressive. Not timid. Smart.

📍 Pierce County | Two-Week Recap | April 8–21, 2026

Two weeks ago, Kitsap County was already humming along. This week, it kicked into another gear.Pending homes jumped from...
04/23/2026

Two weeks ago, Kitsap County was already humming along. This week, it kicked into another gear.

Pending homes jumped from 121 to 146. Sold homes went from 63 two weeks to 93 this week. Daily absorption — the pace at which homes are being absorbed by the market — went from 6.3 to 9.3. Inventory dropped to just 0.6 months. And for the first time in a while? Zero expired listings.

Let that last one sink in. Not one home sat long enough to expire off the market.

Back-on-market homes cut in half too, which tells you buyers aren't backing out like they were two weeks ago. They're committing. They're moving.

If Mason County is showing us a market catching its breath, Kitsap is showing us what it looks like when a market doesn't need to. The median pending price nudged up to $562,000, and the homes going under contract are going fast.

If you're a buyer in Kitsap, hesitation is expensive right now. If you're a seller, this is exactly the market you've been waiting for.

📍 Kitsap County | Two-Week Recap | April 8–21, 2026

Two weeks of Mason County data, and the market just told us something worth paying attention to.Two weeks ago, things lo...
04/22/2026

Two weeks of Mason County data, and the market just told us something worth paying attention to.

Two weeks ago, things looked pretty healthy — 52 homes active, momentum running at 1.7, inventory under a month. Sellers were in control, buyers were moving, and the median pending price was sitting at $439,950.

Fast forward to this week: active listings jumped to 80. Price reductions went from 23 to 34. Zero price increases. Ten homes came back on market after going pending. Momentum dropped from 1.7 down to 0.9.

So what does that mean in plain English? More homes are sitting. More sellers are having to adjust. Buyers are being pickier — or backing out.

The daily absorption is still holding at 2.0, which means homes are selling. And the median pending price actually moved up to $483,499, which tells us the homes that are selling are selling well.

This isn't a crash — it's a recalibration. If you're a seller, pricing right out of the gate matters more than it did 30 days ago. If you're a buyer, you've got more room to breathe than you did.
We'll keep watching. That's what we do.

📍 Mason County | Two-Week Recap | April 8–21, 2026

4/8/26Are buyers still out there… or are things starting to slow down? 🤔Looking at the last two weeks in Pierce County, ...
04/09/2026

4/8/26

Are buyers still out there… or are things starting to slow down? 🤔

Looking at the last two weeks in Pierce County, the answer is a bit of both.

Buyer activity has held steady. Pending sales actually ticked up slightly to 377, which tells us buyers are still actively making moves. At the same time, more homes hit the market — jumping from 220 to 288 new listings — giving buyers more choices than they had just a couple weeks ago.

That shift matters.

When supply increases but demand stays about the same, the market starts to feel a little more balanced. Not slow — just less intense.

Pricing reflects that. The median pending price dipped from about $605K down to $587K 📉, suggesting buyers are being a bit more selective or finding opportunities at slightly lower price points. Meanwhile, price reductions climbed to 190, reinforcing that sellers are having to adjust to meet the market.

Inventory also crept up to 0.9 months 📊. Still low, but it’s a step toward giving buyers a little breathing room.

What this means:

For buyers: You’ve got more options than you did a few weeks ago 🏡. You still need to move when the right home shows up — but you may not feel quite as rushed.

For sellers: The window is still strong, but it’s no longer automatic. Pricing and presentation are doing more of the heavy lifting 🎯.

This market isn’t slowing down — it’s just settling into a more sustainable pace.

Week Ending: 4/8/26
Active Listings: 627
New Listings: 288
Pending: 377
Sold: 211
Price Reductions: 190
Price Increases: 17
Back on Market: 49
Expired: 30
Months of Inventory: 0.9
Median List Price (Pending): $587,463





4/8/26Over the past couple weeks in Kitsap County, the market has shifted just enough to feel—but not enough to slow thi...
04/09/2026

4/8/26

Over the past couple weeks in Kitsap County, the market has shifted just enough to feel—but not enough to slow things down.

Two weeks ago, we were sitting in a really tight market with just 0.5 months of inventory. Fast forward to this week, and inventory has opened up a bit to 0.8 months. That might not sound like much, but it’s giving buyers a little more breathing room than they had before.

At the same time, we saw a jump in new listings (85)—one of the higher weeks we’ve seen recently. But here’s the interesting part… even with more homes hitting the market, pending sales dipped to 121.

That tells us buyers are still active—but a bit more selective. They’re not jumping on everything. They’re waiting for the right home at the right price.

And speaking of price, the median list price of pending homes dropped to $552,633, down from the previous spike. That lines up with what we’re seeing: buyers are engaging, but they’re being more intentional about where they spend.

We’re also seeing a noticeable increase in price reductions (49), reinforcing the idea that sellers are having to adjust more quickly if they want to stay competitive.

So the theme right now:
👉 More options for buyers
👉 Still solid demand
👉 But pricing matters more than ever

Here’s how this week broke down:

🏡 New listings: 85
📩 Homes accepted an offer (Pending): 121
🔑 Homes sold: 63
📉 Price reductions: 49
📈 Price increases: 10
🔁 Back on market: 16
🚫 Expired listings: 6





04/08/26Over the past two weeks in Mason County, the market quietly picked up speed again.After a dip in pricing and som...
04/09/2026

04/08/26

Over the past two weeks in Mason County, the market quietly picked up speed again.

After a dip in pricing and some heavier price reductions at the end of March, buyers stepped back in with more confidence. Pending sales jumped to 38, which is the highest we’ve seen in a few weeks — a strong sign that demand is still very much alive.

At the same time, inventory is still tight at under 1 month (0.9). That combination — strong demand with limited supply — is what keeps this market moving.

One of the biggest shifts? The median price of homes going under contract bounced back up to about $440,000 after dropping at the end of March. That tells us buyers didn’t disappear — they just needed the right opportunities, and when they saw them, they acted.

We are still seeing price reductions (23), though not as aggressive. So the theme continues:
👉 Buyers are active
👉 But they’re price-sensitive

If a home is dialed in right, it’s moving. If not… it sits.

Here’s how the most recent week broke down:

🏡 New listings: 22
📩 Homes accepted an offer (Pending): 38
🔑 Homes sold: 20
📉 Price reductions: 23
📈 Price increases: 1
🔁 Back on market: 6
🚫 Expired listings: 4





Pierce County’s market kept moving this week — just at a slightly more measured pace.We saw new listings hold steady rig...
03/26/2026

Pierce County’s market kept moving this week — just at a slightly more measured pace.

We saw new listings hold steady right around the same level as last week, but buyer activity cooled off a bit with fewer homes going pending. That doesn’t mean demand disappeared — it just means buyers may be taking a little more time and being more selective compared to the previous week’s surge.

Even with that slight slowdown, over 370 homes still went under contract, which is a strong number and a reminder that homes are still selling when they’re priced right.

Pricing tells an interesting story this week. The median pending price jumped back up to about $605K, showing that higher-priced homes are still attracting serious buyers. At the same time, price reductions ticked up again, now at 176 — reinforcing that the market is active, but not forgiving. Sellers who miss the mark on pricing are having to adjust.

Inventory remains tight at just 0.7 months, so while things may feel a bit more balanced week-to-week, this is still very much a seller-leaning market overall.

Here’s how the numbers shook out this week:

🏡 New listings: 220
📩 Homes accepted an offer (Pending): 374
🔑 Homes sold: 206
📉 Price reductions: 176
📈 Price increases: 17
🔁 Back on market: 42
🚫 Expired listings: 14





This week in Kitsap County, the market tightened up again—and buyers didn’t waste any time.Even with fewer new listings ...
03/26/2026

This week in Kitsap County, the market tightened up again—and buyers didn’t waste any time.

Even with fewer new listings compared to last week, buyer activity picked back up with 141 homes going pending. That’s a strong signal that demand is still very much in play, especially when inventory is limited.

And here’s the bigger story… months of inventory dropped to just 0.5. That’s about as tight as it gets. When supply gets that low, it creates pressure—buyers have fewer choices, and the well-priced homes don’t sit around long.

We also saw the median pending price jump back up to $595,125, which suggests buyers may have shifted back toward higher price points after last week’s dip.

At the same time, price reductions are still steady, which tells us this isn’t a free-for-all market—buyers are active, but they’re still selective. Homes need to be dialed in to move.

Bottom line: inventory is tight, demand is steady, and the homes that hit the market right are moving fast.

Here’s how the week shook out:

🏡 New listings: 62
📩 Homes accepted an offer (Pending): 141
🔑 Homes sold: 71
📉 Price reductions: 37
📈 Price increases: 1
🔁 Back on market: 10
🚫 Expired listings: 3





This week in Mason County, the market kept moving… but you can feel a bit of tension creeping in.Buyer activity held ste...
03/26/2026

This week in Mason County, the market kept moving… but you can feel a bit of tension creeping in.

Buyer activity held steady with 34 homes going pending, right in line with the past couple weeks. But at the same time, we saw a noticeable jump in price reductions (29) — a sign that some sellers may be overshooting the mark and having to adjust.

Inventory also ticked up slightly, sitting around 1.1 months, which still favors sellers — but gives buyers just a little more breathing room than earlier in the month.

The biggest shift this week? The median price of homes going under contract dropped to about $374,750. That’s a pretty sharp dip from the last two weeks and could point to more activity in the entry-level or mid-range price points, while higher-priced homes are taking a bit longer to move.

So while homes are still selling, the message is getting clearer:
price it right, or the market will do it for you.

Here’s how the week broke down:

🏡 New listings: 28
📩 Homes accepted an offer (Pending): 34
🔑 Homes sold: 19
📉 Price reductions: 29
📈 Price increases: 0
🔁 Back on market: 5
🚫 Expired listings: 1





🍀 3/17/26 🍀This past week in Pierce County, the housing market kept moving — and buyers may have found a little luck of ...
03/18/2026

🍀 3/17/26 🍀

This past week in Pierce County, the housing market kept moving — and buyers may have found a little luck of the Irish.

Even with fewer new listings hitting the market compared to last week, buyer activity actually picked up. Over 400 homes went under contract, which tells us demand is still strong as we move deeper into the spring market.

One interesting shift showed up in pricing. After last week’s jump in higher-priced homes going pending, the median pending price settled back to about $561K this week. That suggests the market is finding its balance again across different price points.

Another sign of a competitive market: price reductions increased to 172. Some sellers are adjusting their expectations to attract buyers, but when the price and presentation are right, homes are still moving.

With less than one month of inventory, Pierce County remains a tight market — meaning buyers still need to be prepared, and sellers who price correctly can still see strong interest.

Here’s how the numbers shook out this week:

🏡 New listings: 218
📩 Homes accepted an offer (Pending): 419
🔑 Homes sold: 188
📉 Price reductions: 172
📈 Price increases: 19
🔁 Back on market: 36
🚫 Expired listings: 10




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