Sammamish Market Pulse
Four indicators that tell you where the Sammamish residential market is heading — sourced directly from NWMLS and refreshed monthly.
A headline number rarely tells the whole story.
Scroll down for the complete view — every chart, every data point, three full years of context. Because the difference between a good decision and a great one is almost always in the trendline beneath the number.
See all graphs & dataSource: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Sammamish segment. Reported figures are NWMLS data and are not guaranteed. Equal Housing Opportunity. Matthew Konsmo · Coldwell Banker Danforth.
May 2026 — Matthew’s Analysis of the Sammamish Market
In May 2026, the median sales price across Sammamish residential came in at $1.69M, down 1.4% from the month prior, while the median price per square foot stood at $598. Year over year the median is down 6.6%, a signal of some give in pricing power in this market.
On the supply side, Sammamish saw 141 new listings come to market in May 2026, against 203 homes for sale at month end. Active inventory is up 34.4% from a year ago, giving buyers a wider field of choices than they had last year. At roughly 4.3 months of supply, that points to a relatively balanced market by the conventional rule of thumb (under three months favors sellers, over six favors buyers).
Demand stayed active: 60 pending sales and 53 closings in May 2026. The median home took about 7 days to sell — a fast pace that rewards prepared buyers. Sellers are realizing about 98.8% of their original list price — very close to their original asking price.
Taken together, the ten indicators describe a balanced Sammamish market. Pricing has softened modestly year over year, while inventory and pace are the levers worth watching month to month. For a buyer or seller weighing a move, the right read is rarely a single headline number — it is the direction these series are trending together, which is exactly what the full charts below lay out.
Source: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Sammamish segment. Analysis by Matthew Konsmo · Coldwell Banker Danforth. Figures are NWMLS data and are not guaranteed.
Sammamish Housing Market Trends & Residential Sales Data
Thinking about buying or selling a Residential home in Sammamish? This page tracks the Sammamish real estate market using live Northwest Multiple Listing Service (NWMLS) data—updated monthly with median sale prices, days on market, closed sales, and inventory levels.
Because Sammamish is a sought-after plateau city east of Bellevue and Redmond in King County—largely built out with master-planned subdivisions of newer, larger single-family homes, set among lakes and highly rated schools, with price points that vary across its neighborhoods—tracking localized data is essential for understanding general market direction. Whether you are timing a purchase or preparing to list, the data below provides a clear, objective look at current market conditions.
Looking for a more localized market perspective? Explore our hyper-local neighborhood guides for a micro view of specific real estate markets across the city, from Klahanie, Pine Lake and Sahalee.
Buying or selling a condo in Sammamish? Condo Market Trends >
Why Direct Comps Reign Supreme
While median and average prices are useful for identifying broad market shifts, they are often too “macro” when you are trying to value a specific front door. To find the true market value of a Sammamish home, nothing beats a direct comparable (comp).
Contact Matthew for a Comparable Market Analysis on your home >
Direct comps account for the critical nuances that broader statistics completely ignore:
Hyper-Locality Matters
Sammamish holds one of the clearest examples of why averages fail: the plateau is split between two highly regarded school districts, with most of the city in Issaquah and the northern end in Lake Washington—a boundary that can move value and buyer demand more than 5% to 10% from one street to the next. Add the difference between view lots capturing the Cascades or Mt. Rainier, properties near Pine Lake and Beaver Lake, East Lake Sammamish waterfront down the hill, and the various master-planned communities like Klahanie, and a citywide median tells you little. A direct comp reflects the reality of the specific neighborhood and school boundary.
Accounting for Quality and Finishes
Broad data points can’t distinguish between builder-grade finishes and high-end custom upgrades. Whether a home features standard laminate or custom mitered-edge quartz, direct comps allow for “line-item” adjustments. Much of Sammamish was built through subdivisions from the 1990s on, so two homes from the same era and builder can diverge widely once one has been fully updated. Line-item adjustments ensure the premium investments made in a home’s interior are actually reflected in its valuation.
The “Vibe” Factor
Statistics often treat square footage as equal, but buyers don’t. A 1990s two-story in an established planned community and a 2026 modern custom build on a view lot might share the exact same footprint, yet they appeal to entirely different buyer pools. Using direct comps ensures you’re comparing “apples to apples” by matching the architectural style, character, and lifestyle appeal of a property.
The Bottom Line: If you want to know what a home is worth in today’s market, look past the ZIP code averages and focus on the three or four most similar properties that have closed nearby. That’s where the real data lives. Get the facts behind your home’s value. Contact me for a personalized CMA based on your Sammamish property’s specific characteristics and current market data.