July 2026 Market Update: Summer Surge Sees Sales & Inventory Rising

The Tri-Cities housing market is enjoying a summer surge right now, as active listings, sold homes, and home prices are all up this month. What’s unusual is that it’s happening despite declines in Kennewick, which normally “steers the ship” in our market. You can thank Pasco and Richland for making up the slack — and even West Richland, too, despite its smaller size.

Still, there are signs that a slowdown might be coming soon, so let’s dive into this month’s numbers!

Inventory of Homes for Sale

The number of homes for sale reached an even 1200 when we did our market snapshot on July 7. That’s the highest inventory we’ve had in 10 months — last September (2025), there were 1208 homes for sale. If past history holds true, inventory could keep rising for another couple months. September/October, after the school year starts, is typically when we see inventory start to decline. But I’ll have more on that below.

A few other notes:

• Richland saw the biggest jump in active listings, a 19% rise from 307 last month to 366 this month. That’s also a 10-month high.
• But that’s nothing compared to Pasco. Its 276 active listings may not be an all-time record, but it’s the highest inventory since we started tracking in 2018.
• West Richland’s inventory climbed back above 100 for the first time since January

Put all of this together, and the obvious takeaway is that buyers have plenty of homes to choose from right now. Other than last September, it’s been about 12 years since active listings have been as high as they are now.

Sales Activity Last Month

The good news is that buyers are choosing homes — 389 homes, to be exact, is how many sales we had in June. That’s a 4-year high for sales in a single month. Back in May 2022, when the pandemic-driven frenzy was coming to an end, we had 398 sales.

Aside from Kennewick, each of our main cities saw higher sales activity last month than they’ve had in years.

• Pasco’s 110 sales are a 5-year high, dating back to July 2021 when there were 111 homes sold.
• Richland’s 115 sales are a 4-year high, dating back to August 2022 when 128 homes sold there.
• West Richland’s 34 sales are also a 4-year high, dating back to May 2022 when there were 35 sales.

Homes sold a little faster last month — 20 days on market was the median, compared to 22 in May. But we’re still a little slower than a year ago, when our median was 17 days on market.

Home Prices Last Month

The surge in sales helped keep home prices steady last month. The Tri-Cities median sales price was $445,000 in June, which represents a gain of just 0.6% for the month. In the bigger picture, we’re now at five straight months with prices above $440,000 — a level that we only reached twice in all of 2025.

As you can see on the graphic above, prices are up everywhere this month except in Kennewick. But there are no “4-year high” or “10-month high” situations with home prices, unlike what I mentioned above with sales activity and home inventory.

Looking Ahead: Slowing Down a Bit?

When you have a month like this one, with so many market stats hitting levels we haven’t seen in several months or several years, it makes sense that we might take a step back soon. There are even a couple signs that suggest it’s a real possibility:

• When we did our market snapshot on the 7th, there were 472 pending sales in the MLS. A month ago, there were 540 pending sales. So that suggests we might see a drop in sales activity this month.
• There were 500 new listings that came to market in June — the second month that’s dropped. When new listings are going down but overall inventory is going up, it tells you that the rise in inventory is mainly existing homes that aren’t selling.

Neither of those are alarming — sales activity declined last July, too, before going back up in August and September. That could be what we’ll see again this year.

To sum up: The summer market is very strong, with home prices, active listings, and sales activity all on the rise. Aside from Kennewick, our biggest cities all saw more sales last month than they’ve had in 4-5 years. But looking ahead, there are some signs that we might see a step back in sales soon.

As always, please get in touch if you have questions about what’s happening around town or in your specific neighborhood. Use the TEXT US tool below to send a text, call us at (509) 392-4705, or contact me via email — whatever’s best for you!

(*Remember that days on market can sometimes be skewed by how new construction homes are processed in the MLS. )