The Eastside’s March Madness: A Tale of Two Markets

While college basketball fans are busy filling out brackets this week, the Greater Seattle real estate market has already tipped off its own version of March Madness. But in this tournament, there aren’t 64 teams—there are only two: The Haves and the Have-Nots.

We are witnessing a fascinating, albeit frustrating, divergence. On one side, you have the "Haves"—homes priced strategically that are seeing a frenzy of activity. On the other, the "Have-Nots"—sellers clinging to prices from a different season, watching the clock run out while they sit on the sidelines.

The "All-Cash" Struggle

To give you a view from the court: I recently represented a fantastic buyer with a $1,600,000 budget. They are the "dream" on paper—all cash, no contingencies, and a lightning-fast close. We’ve competed on four different homes that hit the sweet spot of value and presentation. All four were gone in 2 to 6 days, and even with an over-asking, cash-is-king offer, we weren’t the winning bracket.

In contrast, this same buyer made offers on two homes that have been sitting for over two weeks. Despite the market trends, those sellers refused to even counter, stating they were "confident in their price." As of today, those homes are still sitting, while the rest of the market sprints past them.

By the Numbers: The Eastside Heat Map

The "K-shaped" market is solidifying. When we look at the data—comparing current pending sales to the winter months (Oct '25 – Jan '26)—the trend is clear: the Eastside is heating up faster than the rest of the region.

The Eastside is seeing a significant 9% jump in pending prices, nearly double the county average. We’re also seeing a sharp decline in inspection and financing contingencies as buyers realize that to win, they have to suit up and play aggressively.

Local Highlights: Woodinville & Redmond

• Woodinville: We’ve seen a massive 17% jump in pending prices, hitting nearly $1,550,000. Multiple offers are up 9% as buyers realize the value of a little more space.
• Redmond: Prices are up 3%, but more importantly, the Multiple Offer rate has climbed to 34%.
• Bellevue: Maintaining its powerhouse status with a pending median of $1,900,000.

The Truth About Pricing

The takeaway for this week is simple: The market is warming up, but it isn’t "automatic." The homes that are "winning" are the ones where sellers understand that the market—not their gut feeling—determines the price.

If you are a buyer, you need a strategy that goes beyond just a high number. If you are a seller, you need to make sure you aren’t the team left in the locker room while the game is being played on the court.

Which bracket are you in?

If you’re wondering if your home is a "Have" or a "Have-Not," or if you're a buyer trying to find a winning strategy in this tournament, let’s grab a coffee. No hype, no pressure—just a honest look at the numbers and your goals.

About Kurt Kreager: A Greater Seattle Eastside authority since 2013, Kurt is a Managing Broker and former licensed contractor who views real estate through the lens of integrity and long-term value. From "Backyard Goldmines" (DADUs) to navigating complex 2026 housing laws, Kurt prioritizes serving people over chasing the next dollar.