SW Washington Market Update: October 2025
Hello Southwest Washington! Nathan Cano here from Cano Real Estate. We’re looking at the October 2025 data for the Southwest Washington real estate market (primarily Clark and Cowlitz Counties), and it clearly shows the seasonal slowdown is in full effect, combined with a dip in year-over-year activity.
Compared to the Portland Metro area, Southwest Washington is experiencing more noticeable downward pressure in sales activity and pricing compared to a year ago.
October 2025 Residential Highlights
Here are the key metrics for Southwest Washington compared to September 2025 and October 2024:
- New Listings (655): New listings saw a slight monthly increase of 1.1% compared to September 2025 (648). However, year-over-year listings were down 3.7% from October 2024 (680).
- Pending Sales (527): This is where the cooling is most evident. Pending sales decreased significantly by 12.2% from the 600 accepted offers in September 2025. They also dropped 9.0% compared to October 2024 (579).
- Closed Sales (530): Closed transactions dipped both monthly and annually, decreasing 2.2% from September 2025 (542) and down 3.8% from October 2024 (551).
Pricing and Market Speed Analysis
Pricing in SW Washington is showing a decline from last year, and the time homes spend on the market continues to lengthen:
- Median Sale Price: The median sale price for October 2025 was $539,300. This is a 1.0% decrease from September 2025 ($545,000). More significantly, it marks a 3.7% drop compared to the median price of $560,000 in October 2024.
- Average Sale Price: The average sale price for the month was $622,900, down 2.3% from October 2024 ($637,600).
- Total Market Time: Total market time increased to 68 days. This is an increase of 3 days from September 2025 and an increase of 5 days compared to October 2024.
- Inventory: Inventory held steady month-over-month at 3.6 months in October. For listings ready for purchase and occupancy, the inventory is 2.9 months.
Nathan Cano’s Insight: A Buyer’s Edge Emerges
The Southwest Washington market is showing clear signs of cooling in this latest report, which creates significant opportunities for buyers.
The year-over-year drops in pending sales (-9.0%) and the decline in both median and average sale prices compared to last October indicate that the market has shifted in favor of purchasers. Sellers are facing a more challenging environment with a longer total market time of 68 days.
- For Buyers: This is the opportune time to find a home. You have more leverage due to the slowdown in competition (pending sales down) and the softening prices. You have a longer window to assess your options and negotiate favorable terms. The increasing total market time is a strong signal that sellers are becoming more willing to work with offers.
- For Sellers: It’s essential to price your property realistically from the start. An increasing time on market and declining year-over-year prices mean that overpricing will be severely penalized. Work with your agent to ensure your home is positioned competitively to capture one of the remaining active buyers.
While the market’s activity levels have decreased compared to the frantic pace of last year, the year-to-date median sale price is still up 1.8% compared to the first ten months of 2024, demonstrating the long-term value of SW Washington real estate remains strong.
Are you ready to use these market trends to your advantage?
If you’re thinking of buying or selling in Clark or Cowlitz County, let’s connect. Contact me and my team at Cano Real Estate today to develop a strategy that works best for you in this shifting market.