The Sammamish housing market in Q3 2026 closed with a median house price of $1,571,000, down 4.9 percent from the third quarter of 2025, while the number of homes for sale in the surrounding area ran about 78 percent above last September. Prices eased, choice grew, and homes took longer to sell than they did a year ago.

In August we published an outlook for the fall season. This report does something different: it looks back at July, August and September, and checks what we said against what the records show. Four of our five expectations held. One did not, and we explain which below.

Where These Sammamish Housing Market Q3 2026 Numbers Come From

No single source covers everything, so we use three and name the source beside each figure.

• Prices and sales counts come from the King County Assessor's public data downloads. We count open-market sales of houses and townhomes on their own parcels inside the City of Sammamish. Condominiums, estate transfers and related-party sales are left out.
• Listings, inventory and time on market come from the Northwest Multiple Listing Service (NWMLS) monthly reports for King County. NWMLS does not publish a Sammamish-only figure. Its map area 540, east of Lake Sammamish, takes in Sammamish along with parts of Issaquah and nearby communities, so read those numbers as the wider neighborhood, not the city alone.
• Sale-to-list ratio and offers come from Redfin's Sammamish market page, which on October 6 covered the three months ending August 2026. September was not yet posted.

One caution on timing. Deeds take a few weeks to reach the county's files. The latest qualifying Sammamish sale in our pull was dated September 28, so the September count and the quarter's total will rise a little as recording catches up.

Sammamish Home Prices in Q3 2026: Lower Than Last Year, Lower Than Spring

The median Sammamish house sold for $1,571,000 in the third quarter, based on 140 recorded sales. A year earlier, the same filters produced a median of $1,652,500 across 172 sales. That is a 4.9 percent decline.

Price per square foot fell further, from a median of $620 to $575, a 7.3 percent drop. The gap between the two measures has a simple cause: the median home sold this quarter was a little larger, about 2,825 square feet compared with 2,715 a year ago.

The quarter was also lower than spring. The second-quarter median was $1,704,000, so the step down into summer was 7.8 percent. That sounds steep until you look at 2025, when the same spring-to-summer step was 7.2 percent. Sammamish prices tend to peak in the second quarter, when families are buying ahead of the school year, and settle after it.

What this means: the year-over-year figure, about 5 percent, is the fair read on where values moved. The drop from spring is mostly the calendar.

North and South Plateau Prices in Q3 2026

The Assessor divides most of the city into two residential areas. In the north Plateau area, 70 houses sold at a median of $1,502,500 and $573 per square foot. In the south Plateau area, 65 sold at a median of $1,500,000 and $574 per square foot. The two halves of the city were nearly identical this quarter. Only five lakefront-area sales were recorded, too few to report a median.

The mix of sales shifted at the lower end. About 19 percent of this quarter's house sales closed under $1.2 million, compared with about 12 percent a year earlier. The share at $2 million and above held steady at about 27 percent in both years. More activity at the entry end of the market pulls the median down even when individual homes hold their value, which is one reason we report price per square foot beside it.

Inventory in the Sammamish Housing Market in Q3 2026

Supply is the largest change from a year ago. NWMLS counted 397 active residential listings in the area east of Lake Sammamish at the end of September 2026, compared with 223 at the end of September 2025. That is 78 percent more homes for buyers to choose from.

New listings drove it. Brokers added 223 residential listings in the area during September, up from 196 in August and from 149 in September 2025. At September's sales pace, the area had 3.71 months of inventory. Across the whole NWMLS service area, the figure was 4.44 months, up from 3.74 in July.

Demand did not fall away. Pending sales in the area were 129 in September, slightly above the 122 of a year earlier, and closed sales were 107 compared with 101. Buyers kept buying at about last year's pace. There were simply many more homes competing for them.

How Fast Sammamish Homes Sold in Q3 2026

Homes took longer to sell. For the area east of Lake Sammamish, NWMLS reported an average of 47 days on market for residential sales that closed in September, compared with 31 days a year earlier. August showed the same direction, 34 days compared with 28.

Redfin, which measures Sammamish alone and reports a median, showed 21 days on market for the three months ending August, compared with 19 a year before. It also showed homes selling for 97.3 percent of list price on average, with about 12 percent closing above list and about two offers per home.

The two sources measure different things, an average for a wider area and a median for the city, so the numbers will not match. Both say the same thing: a typical sale now takes weeks, and most homes close a little under the asking price. Our page on how long homes stay on the market in Sammamish explains how to read days-on-market figures.

Checking Our Fall Outlook Against the Sammamish Housing Market in Q3 2026

In our Sammamish housing market outlook for fall 2026, we set out what we expected from the season. Here is how each point held up.

1. Prices a few percent below last year. Held. The outlook cited a median down 4.9 percent year over year. County records for the full quarter show the same 4.9 percent decline for houses.
2. More homes to choose from. Held, and by more than we described. Area listings ended September 78 percent above a year earlier.
3. A wave of new listings after Labor Day. Held. New listings in the area rose from 196 in August to 223 in September.
4. Pricing accuracy would separate outcomes. Held. With homes closing at about 97 percent of list price and only about one in eight selling above it, the asking price mattered.
5. Very fast sales. Did not hold. The outlook cited a median of about 6 days on market. The figures available now show a slower pace: a 21-day median for the three months ending August per Redfin, and a 47-day average for September closings in the wider area per NWMLS. Sellers planning around a one-week sale should plan for several weeks instead.

We would sooner correct a number in public than leave it standing. The speed figure is the one to update in your own planning.

What the Sammamish Housing Market in Q3 2026 Means for Sellers

• Price to this quarter's sales, not last spring's. The second-quarter median was about $130,000 higher than the third-quarter median. Comparable sales from April and May describe a different season.
• Expect competition from other listings. With far more homes on the market than a year ago, buyers compare. Condition and presentation carry more weight when there is a similar house two streets over.
• Budget time and costs realistically. A longer market time means more weeks of carrying costs. Our guide to what it costs to sell a home in Sammamish itemizes the rest.

What the Sammamish Housing Market in Q3 2026 Means for Buyers

• You have more to look at. Nearly twice as many area listings as last September means more room to compare homes and less need to decide in a weekend.
• Negotiation is more common, not universal. The average home sold a little under list, yet about one in eight still sold above it. Well-prepared homes in sought-after locations continue to draw more than one offer.
• Look past the median. A citywide median blends very different homes. For context on price ranges, see our Sammamish housing market report for 2026 and our answer to how much homes in Sammamish cost in 2026.

Owners who are staying put have a use for these figures too. If your 2026 assessed value looks high beside recent sales of homes like yours, our guide on how to appeal your Sammamish property assessment explains the process and the deadlines.

Frequently Asked Questions About the Sammamish Housing Market in Q3 2026