Coffee & Market Updates: New Years Update
If we were sitting down together right now — rain tapping the window, coffee in hand — this is what I’d tell you about our local housing market:
2025 didn’t come in hot. It didn’t crash either. Instead, it stretched out, exhaled, and settled into something that feels… more human. Across Thurston, Pierce, and Grays Harbor counties, we watched the market shift from urgency to intention. Buyers slowed down. Sellers adjusted expectations. And for the first time in a while, balance started to show up.
Let’s break it down, county by county — single-family homes only, no jargon, no doom-scrolling required.
Thurston County: Balanced, Breathing, and Still Moving
Thurston County went first this year in finding its footing.
Prices (Today vs. This Time Last Year):
Median single-family home prices ended 2025 around $525,000, up roughly 3.5% year-over-year. Not flashy growth — but steady, healthy appreciation that reflects real demand rather than frenzy.
Homes Sold & Pace:
Sales activity was up about 14% compared to late 2024, which tells us buyers didn’t disappear — they just got more thoughtful. At the same time, days on market increased, meaning homes took longer to sell and buyers weren’t rushing in with blind offers.
How 2025 Unfolded:
Early 2025: Buyers felt pressure, inventory was tight, and well-priced homes still moved quickly.
Mid-year: More listings hit the market and buyers slowed down — asking questions, negotiating, breathing.
End of year: A noticeably more balanced market where pricing, condition, and strategy mattered more than hype.
The takeaway:
Thurston County feels like a grown-up market right now. Still competitive in the right neighborhoods, but no longer chaotic. This is a space where informed buyers and realistic sellers can both win.
Pierce County: From Sprinting to a Confident Walk
Pierce County spent 2025 shifting gears — and honestly, it needed to.
Prices:
Median single-family home prices landed near $560,000, up about 1.8% year-over-year. That’s modest growth, especially compared to the explosive years prior, but it signals stability rather than stagnation.
Time on Market & Inventory:
Homes are sitting longer than they were this time last year, and inventory is up. Translation: buyers finally have options, and sellers need to price with intention instead of optimism.
The 2025 Pattern:
Early in the year, homes still sold briskly, but bidding wars became less common. As the year went on, the market cooled into something calmer — fewer emotional offers, more strategic ones. Sellers who adapted did well. Sellers who didn’t… eventually did.
What this means in real life:
Pierce County is no longer a market where you throw a number at the wall and hope it sticks. Pricing, prep, and negotiation matter again — which is honestly a good thing.
Grays Harbor County: Quiet, Steady, and Underrated
Grays Harbor continues to be its own rhythm — slower, more affordable, and refreshingly low-pressure.
Prices:
Median single-family home prices hovered around $380,000 at the end of 2025. Depending on the data lens, values were either nearly flat (~+0.1% YoY) or slightly down (~-2% YoY). That spread reflects a diverse housing mix and fewer “trend-driven” buyers.
Sales Activity:
Despite modest pricing changes, closed sales increased nearly 19% year-over-year. People are buying — they’re just doing it thoughtfully and without urgency.
Market Feel:
Homes take longer to sell here, which gives buyers time to actually think (wild concept, I know). Negotiations are common, inspections matter, and patience pays off.
Big picture:
Grays Harbor isn’t a boom market — but it is a value-driven one. For buyers priced out elsewhere or looking for a slower pace, it quietly makes a lot of sense.
The 2025 Market, Summed Up
Across all three counties, 2025 marked a shift:
From speed → strategy
From panic → planning
From “act now or lose forever” → let’s make a smart move
Sellers still have advantages in many areas, but buyers finally have leverage, time, and choices again. And honestly? That’s the kind of market where better decisions get made.
If you’re wondering what this market means for your situation — buying, selling, or just planning ahead — that’s a coffee conversation I’m always happy to have. ☕️✨
