SW Washington Market Update: November

Southwest Washington Real Estate Market Update for November 2025

The Southwest Washington housing market wrapped up November with a mix of cooling seasonal trends and steady price growth. If you are thinking about buying or selling in Clark County or Cowlitz County, these numbers give helpful insight into what is happening right now and where the real estate market may be heading.

Fewer New Listings and Slower Sales Activity

New listings dropped to 437, which is a 9.5 percent decrease compared to November 2024 and a large 33.3 percent drop from October 2025. Many homeowners typically wait to list until after the holidays, so this seasonal slowdown is expected.

Pending sales came in at 498. This is slightly higher than last year, showing a 0.8 percent increase, but down 5.5 percent from October. Closed sales followed the same trend. November finished with 406 closings, down 15.1 percent from the year before and down 23.4 percent from the previous month.

Inventory Up and Homes Staying on the Market Longer

Inventory reached 4.1 months, the highest level all year. Buyers now have more options, and that shift can create more balanced negotiations. Total market time increased to 71 days. Homes are still selling, but buyers now have the breathing room they did not have during the peak seller markets of recent years.

Home Prices Continue to Rise

Even with slower activity, prices in Southwest Washington remain strong. The average sale price reached 630,000 in November, up 4.4 percent year over year. The median sale price climbed to 581,000, marking a 7.8 percent increase compared to November 2024.

Looking at the year to date trend, average prices are up 1.8 percent and median prices are up 1.9 percent. This continued price growth reinforces the strong long term value of Southwest Washington real estate.

Affordability Conditions

The affordability index shows that a family earning the Clark County median income can afford 93 percent of the mortgage payment on a median priced home with a 20 percent down payment and a 30 year fixed rate loan. While affordability remains challenging, this is one of the more stable readings we have seen in recent years.

What This Market Means for Buyers

More inventory and longer market times give buyers more opportunity.
With over 4 months of inventory and homes sitting for about 71 days, buyers in Clark County and Cowlitz County have a better chance of finding the right home without rushing.

Price stability makes long term planning easier.
Southwest Washington home values continue to trend upward, which is good news for anyone prioritizing long term equity growth.

Negotiation power is improving.
Fewer bidding wars and more active listings mean buyers may be able to secure concessions, repairs, or more favorable contract terms.

What This Market Means for Sellers

Low listing counts work in your favor.
Even though demand has slowed, the number of new listings fell sharply. With fewer homes hitting the market, well priced and well prepared listings still attract strong attention.

Prices remain solid.
Average and median sale prices in Clark County continue to rise. The region remains highly desirable for both local and relocating buyers.

Preparation and pricing matter.
With longer market times, sellers who invest in smart preparation, accurate pricing, and strong marketing will continue to outperform the competition.

Ready to Talk About Your Real Estate Goals?

Whether you are planning to buy, sell, or just want advice on timing and strategy, I am here to help. Reach out anytime for a personalized market analysis or a conversation about your next steps in the Southwest Washington real estate market.