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The Southwest Washington real estate market continues to shift.
Buyers have more homes to choose from. At the same time, sellers are still closing deals.
July brought more inventory than we saw earlier this year. However, home prices remain fairly steady.
So, what does that mean if you are thinking about buying or selling?
Let’s take a look at the latest RMLS numbers for Clark County.
More Homes Are Available
There were 905 new listings in July.
That is up 10.4% from July 2025. However, new listings were down 4.3% from June.
The number of active homes also increased.
Inventory reached 3.9 months in July. That is up from 3.5 months in July 2025.
More inventory gives buyers more choices. It can also give buyers more time to compare homes and negotiate.
Home Prices Remain Steady
The average sale price was $636,100 in July.
The median sale price was $564,600.
The median sale price was down slightly from June. However, prices remain close to where they were a year ago.
In fact, the July median sale price was only 0.1% lower than July 2025.
That is an important point.
While the market has changed, home values have not dropped sharply across the board.
Buyers Have More Time
Homes took an average of 58 days to sell in July.
That is down from 61 days in June. However, it is longer than the 49 days reported in July 2025.
For buyers, this can create more opportunities.
You may have more time to see a home, review the numbers, and decide if it is the right fit.
You may also have more room to negotiate in some situations.
However, a well-priced home in a popular location can still move quickly.
Pending Sales Slowed
There were 605 pending sales in July.
That was down 5.5% from June and 5.3% from July 2025.
This tells us that buyers are still active, but the pace has slowed.
As a result, sellers may need to do more to stand out.
Price, condition, presentation, and marketing can all make a difference.
Closed Sales Were Down From June
There were 581 closed sales in July.
That was down 13.3% from June.
However, closed sales were only 0.5% lower than July 2025.
So, while July was slower than June, the year-over-year change was small.
What Does This Mean for Buyers?
July’s numbers give buyers more choices.
There are more homes available, and inventory has increased.
That can create more opportunities to negotiate.
For example, buyers may be able to negotiate on price, closing costs, repairs, or other terms.
Still, every home is different.
A home that is priced well and shows beautifully may still attract strong interest.
The key is to understand the market before making an offer.
What Does This Mean for Sellers?
Sellers need to pay close attention to pricing.
Buyers have more options than they did a year ago. Therefore, an overpriced home may take longer to sell.
That does not mean sellers need to give their home away.
Instead, it means your pricing strategy matters.
The condition of the home matters, too.
So does the way the home is presented and marketed.
A strong strategy can help your home stand out from the competition.
The Bigger Picture
The July numbers show a market that is becoming more balanced.
Buyers have more choices. Sellers are still finding buyers. Home prices remain fairly steady.
At the same time, homes are taking longer to sell than they did last year.
That creates a different market for both buyers and sellers.
For buyers, there may be more room to slow down and negotiate.
For sellers, pricing correctly from the beginning is more important than ever.
What About the Rest of 2026?
It is too early to know exactly what the rest of the year will bring.
Interest rates, inventory, buyer demand, and the economy can all affect the housing market.
That is why I believe it is better to focus on current local data rather than trying to predict what the market will do months from now.
The right strategy depends on your situation.
Thinking About Buying or Selling?
The Southwest Washington market is not simply a “buyer’s market” or a “seller’s market.”
It depends on the home, the price range, the neighborhood, and the goals of the buyer or seller.
If you are thinking about making a move, I can help you look at the numbers that matter for your specific situation.
Whether you are buying your first home, selling an existing home, or simply wondering what your home may be worth, local market data can help you make a more informed decision.
If you are thinking about buying or selling in Camas, Washougal, Vancouver, or throughout Southwest Washington, let’s talk about what the current market means for you.
Source: RMLS July 2026 Market Action Report. July residential statistics shown above are for Clark County.
