Step-by-Step Guide to Finding Residential Homes for Sale

Why Understanding Residential Home Sales Matters for Your Journey

Residential home sales are one of the most significant financial decisions you'll make. The process involves navigating market data, pricing trends, and economic conditions. Key aspects include:

• Market Data: Sales volumes, median prices, and inventory levels.
• Property Types: New construction and existing homes.
• Market Indicators: Months of supply and regional variations.
• Influencing Factors: Mortgage rates and housing affordability.
• Data Sources: U.S. Census Bureau and National Association of REALTORS®.

The market in September 2025 showed encouraging signs, with existing-home sales rising 1.5% to 4.06 million transactions nationally. The median sales price hit $415,200, a 2.1% year-over-year increase. These numbers signal market momentum, but local expertise is crucial to understand what they mean for you.

Whether you're searching in Seattle, Bremerton, Kirkland, Marysville, Bothell, or the Puget Sound region, a trusted partner who knows both national trends and local nuances is essential. Learn more about buying a residential property or start your search with our listings.

This guide breaks down the process into manageable steps, helping you understand the market, choose between new and existing homes, and make a confident decision.

Learn more about residential home sales:

• buying a residential property
• sell residential property

Understanding the Current Residential Home Sales Market

The housing market is always shifting with the economy, interest rates, and buyer confidence. If you're considering buying or selling in Seattle, Bremerton, Kirkland, Marysville, Bothell, or the Puget Sound region, understanding these trends is essential. National data provides a big picture, but the local market tells the real story.

In August 2025, new single-family home sales hit a seasonally-adjusted annual rate of 800,000 units, a 20.5% jump from July. This surge shows strong demand for new construction. The New Residential Sales Press Release from the U.S. Census Bureau details these trends.

Including existing homes, sales rose 1.5% in September 2025 to 4.06 million nationally. The Northeast, South, and West all saw increases. Since Washington is in the West, these trends influence our local markets, though specific cities have their own dynamics. That's why we recommend checking local market reports for an accurate picture.

Key Market Indicators: Prices, Inventory, and Affordability

Understanding residential home sales means looking at prices, inventory, and affordability.

The median sales price is the midpoint value, offering a better picture of the typical market than the average sales price, which can be skewed by a few very high or low sales. For new homes in August 2025, the national median was $413,500, while the average was $534,100, showing the impact of high-end properties. For existing homes, the national median hit $415,200 in September 2025, up 2.1% year-over-year.

Inventory is the number of homes for sale. From this, we calculate months' supply—how long it would take to sell all available homes at the current pace. A balanced market has about six months of supply. Less than that is a seller's market (higher competition); more is a buyer's market (more negotiating power). In late 2025, new homes had a 7.4 months' supply, while existing homes had 4.6 months. Inventory is also broken down by stage of construction (not yet started, under construction, completed), showing the future pipeline. The New and Existing Home Sales Reports provide comprehensive data.

Factors Influencing the Residential Home Sales Landscape

Several forces shape residential home sales.

Mortgage rates are highly influential. Lower rates mean more manageable payments, which boosts buyer demand. Recent downward trends have increased market activity.

Housing affordability remains a challenge, as rising prices can offset the benefit of lower rates. Even small changes in prices or rates can impact how many households can afford to buy.

Broader economic indicators like employment rates and consumer confidence also play a crucial role. A strong economy encourages both buyers and sellers. We monitor these trends to provide relevant advice. The FRED Economic Data app is an excellent resource for exploring this data.

Navigating these factors can be complex, which is why an experienced local partner is so valuable. For more guidance, see our guide on buying a residential property.

New vs. Existing Homes: What's the Difference?

When you search for a home in Seattle, Bremerton, or Kirkland, you'll find that residential home sales fall into two main categories: new construction homes and existing homes. Each offers distinct advantages.

The distinction goes deeper than just age. Data collection differs, too. The U.S. Census Bureau tracks new home sales, counting a "sale" when a deposit is taken or a contract is signed—often before construction begins. The National Association of REALTORS® (NAR) tracks existing-home sales, counting a sale only when the transaction closes. You can explore the methodology for new sales in the Census Bureau's documentation.

While new homes are a smaller part of the market, both categories are vital to the complete picture of residential home sales.

Exploring New Construction Opportunities

A new home offers a fresh start with practical benefits. Customization is a major draw; if you buy early, you can often choose finishes, layouts, and upgrades to match your personal style. New homes are also built to modern standards for energy efficiency, leading to lower utility bills. With all-new systems and appliances, you can expect lower maintenance costs in the first few years, often backed by builder warranties for peace of mind. Builders may also offer incentives like closing cost contributions or appliance upgrades. Our Residential Luxury Homes section showcases premium new builds in the region.

Navigating the Existing Home Market

Existing homes offer character and charm that can't be replicated. Their primary advantage is often location, situated in mature neighborhoods with established schools, infrastructure, and landscaping. You'll also find greater architectural variety, from classic Craftsman homes to mid-century modern gems, often with unique features and larger lots. The resale process can be competitive, so moving decisively with a knowledgeable agent is key. For those with vision, existing homes offer great renovation potential to create a personalized space while building equity. Browse our Washington Homes for Sale to see the possibilities.

Your Step-by-Step Search for a Home

Finding your dream home in the Puget Sound region should be an exciting adventure. Approaching residential home sales in Seattle, Bremerton, or Kirkland with a clear strategy makes the process enjoyable.

The journey begins by clarifying your needs versus your wants. How many bedrooms do you need? Which neighborhoods fit your lifestyle? Defining these priorities upfront will focus your search.

Next, establish a realistic budget, factoring in property taxes, insurance, and potential maintenance. The most powerful step is getting pre-approved for a mortgage. This clarifies your budget and shows sellers you're a serious, prepared buyer—a major advantage in a competitive market.

With your finances and wish list ready, you can begin your online search. Our Advanced Home Search tools let you filter listings by criteria that matter to you, simplifying the process.

Leveraging Online Tools and Local Expertise

The internet has revolutionized home searching. You can browse listings, view photos, and take virtual tours from your couch. Customized alerts notify you of new properties or price drops, keeping you informed.

However, online tools can't replace the value of a local agent. We live and work in these communities, from the Seattle Waterfront to suburban Bothell. We understand neighborhood trends, spot potential issues during viewings, and know the nuances of local market conditions that affect your negotiating power. This expertise provides peace of mind that no app can offer. Our guide on finding the right agent offers more insights.

From Viewing to Making an Offer

Once you've identified promising properties, in-person viewings begin. We'll schedule private tours and accompany you to open houses, helping you look beyond the staging to evaluate the home's layout, condition, and potential issues.

When you find the right home, we'll guide you in crafting a competitive offer. A strong offer is about more than just price; it includes your earnest money deposit, closing date, and contingencies. Our deep knowledge of local conditions is invaluable here. We'll advise you on positioning your offer to stand out while protecting your interests, and we'll manage negotiations with confidence. For more on this phase, explore our thoughts on considering offers.

With the right tools and team, the journey from searching online to holding your new keys is not just manageable, but enjoyable.

Understanding the Data Behind Home Sales

When navigating residential home sales, whether in Seattle or Marysville, you're making a major financial move. Understanding the data behind the market helps you make smarter choices.

So where does all this information come from? The two main sources for this data are the U.S. Census Bureau, which focuses on new residential sales, and the National Association of REALTORS® (NAR), which tracks existing-home sales. Much of this information is publicly accessible, and you can even track housing data on your phone with the FRED Economic Data app.

How Data is Collected and Why It Matters

For new homes, the Census Bureau's Survey of Construction (SOC) tracks new single-family houses, providing data by region, price, and construction stage. A new home "sale" is counted when a deposit is taken or a contract is signed, making it a forward-looking measure of buyer commitment.

On the existing home side, NAR gathers its data from Multiple Listing Services (MLSs) nationwide—the same systems real estate agents use. NAR also publishes the Pending Home Sales Index, which tracks signed contracts for existing homes. Since contracts typically close one to two months later, this index offers a glimpse into future closed sales.

Together, these robust collection methods give us a comprehensive view of the residential home sales landscape.

Accessing Local Residential Home Sales Reports

National statistics are helpful, but real estate is local. You're not buying a home in "the West region"; you're looking at a specific neighborhood in Bothell or a waterfront property in Bremerton. Local nuances in inventory, pricing, and demand can make all the difference.

That's why we focus on local market reports. These reports detail sales volumes, median prices, and inventory levels for individual counties and neighborhoods. As your local experts, we analyze this hyper-local data daily to provide you with the most current and relevant intelligence for your goals.

You can explore our comprehensive Market Report All Counties to get a broad view of the Puget Sound area. This local expertise ensures your decisions are based on what's happening right where you want to be.

Frequently Asked Questions about Residential Home Sales

Navigating residential home sales can bring up many questions. Here are answers to some of the most common ones we hear from clients in Seattle, Kirkland, and the greater Puget Sound area.

What is the difference between median and average home price?

The median sales price is the midpoint of all sales—half of homes sold for more, and half for less. The average sales price is the total value of all sales divided by the number of homes sold. The median is generally a better indicator of the typical market value because the average can be easily skewed by a few unusually high or low sales. For example, in August 2025, the national median new home price was $413,500, while the average was a much higher $534,100, showing the influence of luxury properties.

How is "months of supply" calculated and what does it mean?

"Months of supply" tells us how long it would take to sell all current homes on the market at the current sales pace. It's calculated by dividing the total inventory by the number of homes sold per month.

• Less than six months of supply indicates a seller's market, with high demand and competition.
• Around six months of supply signals a balanced market.
• More than six months of supply suggests a buyer's market, with more inventory and negotiating power for buyers.

We analyze this metric for your specific area to help you understand current market dynamics.

Should I buy a new or existing home?

This is a personal decision based on your priorities.

Choose a new home if you value:

• Customization of finishes and layouts.
• Modern amenities and energy efficiency.
• Lower initial maintenance and builder warranties.

Choose an existing home if you value:

• Established neighborhoods with mature landscaping and character.
• Proximity to city centers and amenities.
• Unique architectural styles and renovation potential.

We can help you weigh these pros and cons based on the current market in your desired neighborhood, whether it's in Bremerton, Marysville, or Bothell.

Conclusion

You've toured residential home sales, from market trends and data analysis to the practical steps of a home search. The journey to buying or selling a home in Seattle, Bremerton, Kirkland, Marysville, or Bothell is about finding the right place for your next chapter.

Success in this process comes down to having an expert in your corner who can translate statistics into a winning strategy for your neighborhood. Someone who can spot opportunities and negotiate on your behalf with confidence.

That's what we do at Special Agents Realty. Our team combines deep local expertise across the Puget Sound with a commitment to making your real estate experience successful and enjoyable. We provide the personal care and expert guidance to turn your real estate goals into reality.

Ready to get started? Start your search today by browsing our current listings and find how Special Agents Realty can make your journey a stress-free success.