The last three years have reshaped the Leavenworth housing market.

After record-low inventory and rapid price growth, the market began to slow and rebalance through 2024 and 2025.

If you prefer, you can watch the full video market update above or continue reading for the detailed breakdown below.

This annual market review looks at how 2025 compares to the two years prior, and what those changes mean going forward. The goal isn’t just to review statistics, but to translate them into actionable insight for buyers and sellers planning their next move in 2026.

1.) Active Inventory + Months of Supply

Over the last three years we’ve seen steady increases in the total number of homes for sale, with 2025 marking a notable shift. Inventory grew 16.8% year over year, ending the year with 153 active listings. That increase pushed us further into buyer-market territory, with 10.2 months of supply heading into 2026 compared to 8.2 months at the start of 2025 — a 24.4% jump.

This doesn’t mean buyers can come in dramatically under list price, but it does mean sellers no longer control the pace of the market the way they did a few years ago. Buyers have more options, more patience, and more leverage than they’ve had in quite some time.

Seller Takeaway: Competition is real. Buyers are selective, and homes that are overpriced or under-prepared are getting passed over. Pricing accurately from the start and presenting the property well are no longer optional if you want to avoid extended time on market.

Buyer Takeaway: You finally have breathing room. More inventory means better selection and stronger negotiating position, especially on homes that have been sitting for a while. Strategic offers matter more than rushed decisions right now.

2.) Average Sales Price

The average sales price in 2025 landed at $707,160, down 4.6% from 2024’s $741,205, but still comfortably above 2023’s $632,996. Median price followed a similar pattern, coming in at $600,000 for 2025, down 12.4% from 2024’s $685,000, yet still higher than 2023’s $561,250.

This tells us the market isn’t collapsing, but it is correcting. The rapid price appreciation we saw during the pandemic years has softened, particularly in the middle of the market, while values remain well supported compared to pre-2024 levels.

Seller Takeaway: Pricing off last year’s peak is risky. Buyers are no longer chasing appreciation, and homes priced with 2024 expectations are more likely to sit or require reductions. Forward-looking pricing is what gets deals done.

Buyer Takeaway: Prices have stabilized and pulled back enough to create opportunity. Your money goes further today than it did a year ago, especially if you’re flexible on timing and condition.

3.) Average Days on Market

Average days on market climbed to 87 days in 2025, up 22.5% from 71 days in 2024, and notably higher than 2023’s 66 days. Month-to-month trends reinforce what we’ve seen historically: spring and early summer move fastest, while late summer, fall, and winter slow significantly.

March 2025 saw the longest average time on market at 165 days, similar to February 2024’s 168 days. The fastest month was June, averaging just 27 days, again closely tracking June 2024’s 36 days.

Seller Takeaway: If minimizing time on market matters, timing is critical. To capitalize on peak demand, you need to be listed by May. Homes that hit the market late summer or fall should expect two to three times longer to secure a buyer.

Buyer Takeaway: Slower seasons work in your favor. If you’re willing to shop outside of peak summer months, you’ll often find more flexibility on price, terms, and inspections.

4.) Percentage of List Price Received

List-to-sale price ratios have softened slightly over time, averaging 96.4% in 2023, 95.2% in 2024, and 95.7% in 2025. While the annual averages remain relatively stable, month-to-month data tells a clearer story.

Properties listed in May and June consistently see the strongest results, with May 2025 averaging 100% of list price received. On the other end of the spectrum, the largest discounts tend to occur in early fall (September–November) when inventory is high and seller fatigue sets in, and again in January and February when buyer activity is lowest.

Seller Takeaway: Expect negotiation. This is not a bidding-war market overall, and sellers who plan for some level of concession tend to experience smoother transactions. Strategic pricing upfront can help reduce the need for deeper discounts later.

Buyer Takeaway: Timing matters. Shopping during lower-activity months gives you leverage to negotiate price, closing costs, or repairs — especially on listings that have been sitting.

A Note on our Luxury Market ($1M+)

Homes priced over $1 million followed many of the same broader trends in 2025, longer marketing times and more negotiation, but with one important distinction: average sales prices in this segment increased 5.5% year over year, compared to just a 0.6% increase the year prior.

This suggests that while luxury buyers are more deliberate, demand for high-quality, well-positioned properties remains strong. Scarcity, views, acreage, and unique features continue to command a premium.

For million-dollar buyers and sellers, this segment often benefits from more targeted analysis. While I’ll continue to touch on luxury trends in these broader updates, a dedicated report focused specifically on the $1M+ market provides deeper insight and is something I plan to release separately.

Final Thoughts & 2026 Strategy

Looking back at 2025 alongside the prior two years, it’s clear the Leavenworth market has shifted into a more balanced, measured environment. Inventory is higher, buyers are more patient, and pricing requires precision rather than optimism.

For sellers: Success in 2026 will come down to preparation, timing, and realistic pricing. Homes that are staged, well-positioned, and brought to market during peak demand still perform well. Those that aren’t will require patience and flexibility.

For buyers: The advantage lies in strategy. With more inventory, fewer multiple offers (15% in 2025), and most transactions involving inspections (74%) and financing (61%), thoughtful due diligence and negotiation are back in play.

As always, these numbers tell part of the story, but how they apply to a specific property or goal is where the real strategy begins.