Is Your Olympia Home Worth More in 2026? What Sellers Need to Know

If you own a home in Olympia or the surrounding South Sound, you may be wondering: Is my home worth more today than it was last year?

It’s a reasonable question. After years of rising home prices and intense buyer competition, many homeowners have come to expect their property values to increase year after year.

But real estate markets change. And the latest numbers tell an interesting story.

Home values in Thurston County are holding relatively steady, but the conditions affecting how homes sell have shifted significantly.

For homeowners considering selling, understanding that difference could make a substantial impact on the outcome.

 

 

For homeowners who want to explore the numbers in greater detail, the Northwest Multiple Listing Service September 2026 Market Report provides additional insights into home prices, inventory, and sales activity throughout Thurston County and the surrounding region.

Home Prices Have Remained Surprisingly Stable

According to the Northwest Multiple Listing Service (NWMLS), the median residential sales price in Thurston County during September 2026 was $530,000, compared with $534,975 in September 2025.

That’s a decrease of just 0.9%.

Looking at the first nine months of the year tells a similar story. The year-to-date median sales price was $535,000, compared with $540,000 for the same period in 2025.

In other words, we’re not seeing widespread price appreciation in these countywide figures. But we’re also not seeing a dramatic decline.

That’s an important distinction.

The value of an individual home still depends on its location, condition, improvements, and competing properties. Some homes may have increased in value while others have not.

Buyers Have More Choices

Perhaps the biggest change in our local market isn’t price. It’s inventory.

At the end of September 2026, Thurston County had 1,100 residential homes available for sale, compared with 880 one year earlier.

That’s a 25% increase.

Think about what that means from a buyer’s perspective.

A few years ago, buyers often had limited choices and had to make decisions quickly. Today, they may have several properties to compare before making an offer.

For sellers, that means your home needs to stand out.

Condition, presentation, marketing, and especially pricing have become increasingly important.

Homes Are Taking Longer to Sell

The September figures also show that homes took an average of 49 days on the market until sale, compared with 43 days in September 2025.

That’s a 14% increase.

The year-to-date comparison is even more telling: 44 days in 2026 compared with 36 days during the same period in 2025.

This doesn’t mean homes aren’t selling. In fact, Thurston County recorded 2,634 closed residential sales through September, up 2.8% from the same period last year.

It does mean that many sellers should be prepared for a potentially longer marketing period.

Buyers have choices, and they’re taking the time to evaluate them.

Pricing Your Home Based on Yesterday’s Market Can Be Costly

One of the most common conversations I have in real estate involves a homeowner’s expectations of value.

It’s understandable to look at what a neighbor’s home sold for last year and assume your property should command a higher price today.

But that’s not necessarily what the market is telling us.

With median prices relatively flat and inventory substantially higher, automatically adding a percentage to last year’s comparable sales may put a property at a competitive disadvantage.

An overpriced home can lose valuable early interest, remain on the market longer, and ultimately require a price adjustment.

My philosophy has always been that the market determines value. Our job is to interpret that market accurately and position a property to compete successfully.

That doesn’t mean giving your home away.

It means evaluating the competition, understanding buyer expectations, and developing a pricing strategy that creates interest rather than discouraging it.

The Good News for Sellers

Despite the changes, there are encouraging signs.

During September, Thurston County residential properties sold for an average of 99.2% of their list price, according to the NWMLS percent-of-list-price-received measure. This statistic does not account for seller concessions or down-payment assistance.

There are still buyers purchasing homes, and well-positioned properties continue to attract interest.

The difference is that sellers can’t necessarily rely on the market’s momentum to do the work for them.

Preparation and strategy matter.

So, What Is Your Olympia Home Worth Today?

The answer isn’t found in a national headline or an automated online estimate alone.

It’s found in understanding your specific property, recent comparable sales, current competition, and what buyers are willing to pay in today’s market.

After nearly four decades in South Sound real estate, I’ve seen markets favor sellers, favor buyers, and find their balance somewhere in between.

One lesson remains consistent: The homeowners who make informed decisions are generally in the strongest position.

If you’re considering selling your home, whether next month or sometime next year, I’d welcome the opportunity to help you understand its current market position.

No pressure. Just an informed conversation about your property, your goals, and the opportunities ahead.

Let’s find out what your home is worth in today’s market.

Jeff Pust

Century 21 Van Dorm Realty

Click Here to Contact Me

Source: Northwest Multiple Listing Service, Local Market Update, Thurston County residential properties, September 2026, current as of October 1, 2026. All statistics are countywide and may not reflect conditions in an individual city or neighborhood.