Noah Realty

09/05/2026

CAN YOUR AGENT PROVIDE YOU THIS LEVEL OF DETAIL ABOUT YOUR LOCAL REAL ESTATE MARKET?

09/04/2026

August 2026 Market Analysis

August may be the month that finally signals a meaningful shift in our housing market.

The biggest thing I'm watching isn't prices—it's inventory.

Southwest Washington jumped to 4.2 months of inventory in August, up significantly from July. We haven't seen inventory at this level in years. Portland Metro also moved higher, reaching 3.8 months. Four months isn't a buyer's market by traditional standards, but it is a dramatic change from the 2–3 month inventory levels we've become accustomed to.

And here's what's particularly interesting: inventory increased even though new listings actually fell sharply in August. That's telling us that homes aren't being absorbed as quickly as they were earlier in the year.

That puts buyers in a much better position. They have more choices, more time to make decisions and, increasingly, more leverage when negotiating with sellers.

For sellers, this is where the market gets more challenging. Pricing a home correctly from the beginning is becoming critical. A home that is overpriced today can sit while competing properties come onto the market, and once a listing starts accumulating days, the seller often ends up chasing the market rather than leading it.

The good news is that I don't see a crash developing. Prices in Southwest Washington are still holding up well, and the market is nowhere near the oversupply we saw during some previous downturns. What we're seeing is a normalization of supply and demand—and potentially the most balanced market we've experienced in several years.

Portland is further along that path. Sales are softer and prices are essentially flat, while inventory continues to build. Southwest Washington is still performing better, but the rising inventory suggests it may be heading in the same direction.

The next few months will be important. If inventory continues to rise while pending sales weaken, we'll have a much clearer indication that the market is shifting toward buyers. If inventory starts falling as we move into fall, August may simply turn out to be the seasonal peak.

Either way, 4.2 months of inventory in Southwest Washington is something sellers should pay attention to. This isn't the market of the last few years—and buyers are beginning to have a seat at the table again.

08/31/2026

The Seasonal Shift Came Early: What Latest SentriLock Data Means for PNW Real ESTATE
​Pacific Northwest real estate operates on a strict seasonal rhythm. Summer brings high demand and packed open houses, fall sees a gradual tapering as school starts, and winter brings a noticeable crawl where early darkness, rain, and holiday schedules cause showing volume to drop significantly.
​Normally, late August maintains strong residual summer traffic before autumn slowdowns begin. However, the latest regional SentriLock data shows buyer showing activity across Oregon and Washington is cooling off over a month ahead of schedule, heading straight toward typical late-fall patterns.
​What This Means for Sellers
The window for passive selling has closed early. Waiting until mid-autumn to list risks launching straight into full "winter crawl" conditions.
​Price accurately on Day 1: Capturing active buyers immediately is critical while initial listing momentum is highest.
​Maximize digital reach: With overall physical showing volume lighter, high-quality media and targeted marketing must work harder to pull serious buyers through the door.
​What This Means for Buyers
An early drop in showing traffic moves the advantage in your direction well ahead of the holiday season.
​Less competition: Fewer buyers touring homes means reduced risk of multiple-offer bidding wars.
​Increased leverage: Sellers experiencing an early dip in foot traffic are often far more open to price adjustments, repair credits, or flexible terms.
​Markets don't wait for the calendar page to turn, and your strategy shouldn't either.

The most recent SentriLock lockbox stats are now available, showing the number of times RMLS subscribers opened SentriLock lockboxes in Oregon and Washington for the given week.

08/23/2026

Looking for the perfect property on acreage with a shop? Look no further! Come see me today 11-3 (Sunday)it is a magical property indeed! 🌲🚜

​Here’s what’s waiting for you:
​🏡 Acreage & Shop Space: Plenty of room to spread out, store your gear, or bring your projects to life.
🍎 Farm-Fresh Treats: Enjoy fresh peaches, apples, pears, and plums while you tour!
🦌 Special Local Guests: Yes, you might even get to pet the local deer (but you gotta be fast!) visiting the yard!
​Come for the tour, grab some fruit, and fall in love with this unique retreat.
​⏰ When: Sunday | 11:00 AM – 3:00 PM
📍 Details:

Welcome to your own private retreat! Nestled on a level 2.45-acre parcel, this beautifully remodeled and updated 4-bedroom, 2.5-bath home offers the perfect blend of comfort, privacy, and adventure. With a layout ideal for multigenerational living, you'll enjoy a peaceful, park-like setting surround...

08/19/2026

Open House this Saturday and Sunday 11-3PM. Looking for the perfect property on acrage with a shop? Look no further! Come see me this weekend, its a majical property indeed! https://tinyurl.com/5n93wpe5

08/17/2026

Thinking of selling your home, please consider this ...

Sellers outnumbered buyers by 51% in July—just shy of December's record high.

08/16/2026

When your tax bill says $800,000, but the real market value is closer to $700,000... we need to have an honest conversation. 😅🏠

It’s one of the toughest situations in real estate: a home’s tax assessment keeps creeping up, but the house itself has deferred maintenance, outdated finishes, or needs major upkeep.

Here’s why that tax bill and certain agents might be giving you the wrong impression:

Tax assessors evaluate on paper, not in person. The county uses algorithms based on square footage and neighborhood averages. They don’t see the worn flooring, aging roof, or needed paint.

Buyers calculate the fix-it costs. Real buyers walk through mentally subtracting every repair, update, and maintenance project from their offer price.

⚠️ Beware of agents who "buy" your listing. Some agents will happily tell you your home is worth that $800K tax figure just to get you to sign on the dotted line. But highballing your listing price only leads to sitting on the market, eventual price drops, and losing your best negotiating power. You deserve an agent who tells you the truth upfront, not just what sounds good.

The silver lining?
If your tax assessment is $100K higher than what your home would actually fetch in today's condition, you might be overpaying on your property taxes. 🧾💸

Pricing a home correctly isn't about hurting feelings it's about protecting your equity, positioning you strategically, and getting your home SOLD.

Thinking about selling, or just curious what your home is actually worth in today’s condition? Send me a DM for an honest, data-backed market analysis!

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08/14/2026

Stop by my Open House this weekend and step into your dream Snowbird Sanctuary!

0% WA State Income Tax: Maximize your retirement savings while enjoying 0% Oregon sales tax shopping just minutes away.

Ultimate Lock-&-Leave Living: Low-maintenance 55+ community with HOA-covered landscaping—simply turn the key and fly south!

Easy Single-Level Layout: 2 beds, 2 baths, step-free access, cozy wood fireplace, and a private back patio.

Upgraded for Peace of Mind: Features a new HVAC heat pump with A/C, updated water heater, and detached garage storage.

Gateway to the PNW: Minutes from the Columbia River Gorge, vibrant Vancouver Waterfront, and fast PDX airport access.

https://www.rmlsweb.com/v2/public/report.asp?type=CR&CRPT2=BgUFB2ddDnZdXFRdQVBbUQIzDL7cXjtZqzBiE6RGWUzG8ynSAzDzDdgh

08/06/2026

July 2026 Market Action Report

July's market data shows the typical seasonal slowdown taking hold, but the slowdown was much more pronounced in Southwest Washington than in the Portland Metro. When comparing July 2026 to June 2026, Portland clearly demonstrated greater market resilience.
The first statistic I examine each month is months of inventory (months on hand) because it provides the clearest picture of supply and demand.

• Southwest Washington: Inventory increased from 3.2 months to 3.9 months, a significant 0.7-month increase.
• Portland Metro: Inventory increased only from 3.1 months to 3.3 months, a modest 0.2-month increase.

This difference is important. While both markets added inventory, Portland continues to absorb new listings at a much faster pace, keeping supply considerably tighter than Southwest Washington.
Looking deeper into July's activity:

Southwest Washington

The seasonal slowdown was evident across nearly every metric.
• New listings declined 4.3%
• Pending sales declined 5.5%
• Closed sales dropped 13.3%
• Average sale price decreased 2.0%
• Median sale price slipped 0.9%
• Inventory climbed 0.7 months

The only encouraging statistic was that homes sold about three days faster, suggesting buyers are still active for well-priced homes despite fewer overall transactions.

Portland Metro

Portland experienced a much healthier July.
• New listings declined 5.1%
• Pending sales declined 12.5%
• Closed sales fell only 4.2%
• Average and median sale prices each decreased 1.8%
• Inventory increased just 0.2 months
• Market time improved by one day

Although pending sales softened more than Southwest Washington, Portland's much smaller inventory increase indicates buyers continue absorbing available homes at a healthy pace. The relatively modest decline in closed sales also suggests contracts written earlier in the summer continued to close at a stronger rate.

The Bottom Line

The biggest takeaway from July isn't the decline in sales activity—that's expected during the middle of summer. The real story is inventory.
Southwest Washington experienced more than three times the inventory growth seen in Portland (0.7 months versus 0.2 months). That tells us listings are accumulating faster north of the river, giving buyers more choices and slightly more negotiating power.
Meanwhile, Portland continues to maintain a tighter supply-demand balance, which should provide better support for home values heading into the fall market.

As I often remind clients, I focus less on average prices and more on inventory levels and the median sales price. Inventory tells us where the market is heading, and right now, Portland Metro remains the stronger and more balanced market entering the second half of 2026.

07/31/2026

Open house this Sunday 12-2

Effortless Living for the On-the-Go Lifestyle
Designed for busy professionals and active modern lifestyles, this low-maintenance home delivers maximum comfort with minimal upkeep. Featuring low-maintenance outdoor spaces, smart home conveniences, and a prime location just minutes from top dining, shopping, and major commuter routes—you spend less time managing your home and more time living your life. Lock up, leave with total peace of mind, and come back to a stylish, updated sanctuary built for total relaxation.

Noah Realty 360.450.7374