If you bought your Seattle home sometime in the last decade, you probably remember what it felt like: a dozen offers, an escalation clause, and a sale price well over asking. If you are getting ready to sell now, I want to be straight with you. That is not the market you are walking into this fall.

The good news is that homes are still selling in Seattle, and many are selling for close to what their owners hoped. The difference is that buyers have more choices and more time, so the way you price, prepare, and negotiate matters a lot more than it did a few years ago. Here is how I walk my sellers through it.

What Changed, in Plain Numbers

Seattle resale inventory recently climbed above four months of supply for the first time since early 2012. John L. Scott's October 1 snapshot puts the city at about 4.1 months, and the NWMLS InfoSparks data for September shows closer to 5.0. Anything above roughly four months generally tilts the table toward buyers.

A few other September numbers fill in the picture:

• About 3,658 homes were for sale at the end of the month, up roughly 16 percent from a year ago.
• Pending sales were down about 13 percent year over year.
• Homes averaged about 37 days on market.
• Sellers got about 97 percent of their original asking price, on average.
• About one in four listings across the Seattle metro carried a price reduction, according to Realtor.com.

Behind those numbers: the Fed raised rates in September for the first time since 2023, 30-year mortgage rates pushed past 7 percent, and tech layoffs have made a lot of buyers cautious.

Your Price Range Might Be Tighter Than the Headlines

Here is the part that matters most for many of the sellers I work with. The citywide average is being pulled up by condos, which sit near 6.8 months of supply. Detached homes are closer to 3.4 months.

If you own a house in the $750,000 to $1.5 million range, the market is even tighter than the headline suggests. Supply runs about 3.1 months between $750,000 and $1 million, and about 2.7 months between $1 million and $1.5 million. That is closer to balanced than to a true buyer's market.

So if you own a well-kept house in Wedgwood, Ballard, or West Seattle, you are not in the same position as someone selling a condo downtown. Know which market you are actually in before you make any decisions.

Price for Today, Not for 2022

The single biggest mistake I see right now is pricing off memory. Your neighbor's 2022 sale, or a number a website gave you, is not the market. What matters is what similar homes have closed for in the last 60 to 90 days, and what is currently competing with you.

Overpricing costs more than people expect. The first two weeks on the market are when the most motivated buyers see your home. If it is priced high, they skip it, the days on market start to stack up, and the eventual price cut signals that something is wrong. Homes that chase the market down often sell for less than if they had been priced right from day one.

What I tell my sellers is to price where serious buyers will engage right away. You can still get a strong result. You just get it by attracting attention early, not by hoping someone overpays.

Make Your Home the Easy Yes

When buyers have choices, they gravitate toward the home that feels like the fewest headaches. A few things that make a real difference right now:

1. Get a pre-listing inspection. Knowing about the roof, the sewer line, or the old electrical panel before buyers do lets you fix it or price for it. Surprises after mutual acceptance are where deals fall apart.
2. Handle the obvious repairs. Fresh paint, working fixtures, and a tidy yard are inexpensive compared with what a buyer will ask to knock off the price.
3. Stage and photograph well. Most buyers decide whether to visit from their phone. Bright, clean photos earn showings.
4. Gather your paperwork. Permits, warranties, and service records make your home feel well cared for and give buyers confidence.

Expect to Negotiate, and Plan for It

In this market, buyers will ask for things. Expect inspection requests, and expect some buyers to ask for a seller credit instead of a lower price. Decide ahead of time where you have flexibility so you are not making emotional calls under a deadline.

Credits deserve a closer look. A credit toward closing costs or a mortgage rate buydown can help a buyer more than a small price cut, because it lowers their monthly payment at today's rates. For you, it can be a way to keep your sale price intact while still making the deal work.

It also helps to look at the whole offer, not just the price. A slightly lower offer with solid financing and a clean timeline can be worth more than a higher number with a shaky loan or a home-sale contingency.

Timing Your Sale This Fall and Winter

Fall and the holidays usually bring fewer buyers, but the ones who are out tend to be serious. They are relocating, facing a lease end, or ready to make a move before the new year. Less competition from other listings can work in your favor too.

If you have the flexibility to wait until spring, that can make sense for some sellers. Just keep in mind that a lot of other sellers are thinking the same thing, which could mean more competition in March and April. There is no perfect window, only the one that fits your plans and your next move.

Let's Talk About Your Home

Selling when buyers have the upper hand is not a reason to panic. It is a reason to be prepared. The sellers doing well right now price with clear eyes, fix what they can, and go in knowing where they will bend and where they will not.

If you are thinking about selling, reach out. I would love to look at your home, walk through what has actually been selling in your neighborhood, and help you build a plan that fits your timeline. My team at Emerald Group and I are happy to help you think it through, with no pressure either way.

Ready to sell in Seattle? Brennen Clouse at Emerald Group is here to help. Call or text 206-899-9101 or visit emeraldgroupre.com.