09/22/2026
Hello Friends & Neighbors,
As summer winds down and we settle into fall, I wanted to share what's happening in our Southwest Washington real estate market.
Whether you're thinking about buying, considering selling, or simply keeping an eye on your home's value, there are some interesting developments worth understanding.
The latest August numbers tell a story of a changing market. We're seeing more available homes, longer selling times, and prices that remain above last year's levels.
Here's what you need to know.
📊 THE CLARK COUNTY MARKET AT A GLANCE
August 2026
Market Indicator August 2026 Change
Active Listings 2,211 +24.1% year-over-year
Months of Inventory 4.2 Up from 3.9 in July
Median Sale Price $575,000 +4.6% year-over-year
Average Sale Price $644,100 +5.7% year-over-year
Pending Sales 609 +2.4% year-over-year
Closed Sales 524 -5.4% year-over-year
Market Time 69 days +11 days from July
Source: RMLS Market Action Report, August 2026.
The big takeaway?
Clark County's inventory has climbed from 3.6 months last August to 4.2 months today.
That means buyers have more choices, and sellers face more competition.
Interestingly, new listings dropped 21.5% from July, yet the number of available homes increased. Properties are accumulating on the market as the pace of sales slows.
However, prices have not followed inventory downward. The median sale price increased 4.6% compared with August 2025.
We're not seeing a uniform market. We're seeing one in which pricing, condition, location, and strategy increasingly influence the outcome.
🏡 WHAT'S HAPPENING IN COWLITZ COUNTY?
Our neighbors to the north are experiencing their own market dynamics.
August's RMLS report shows:
411 active residential listings.
134 new listings.
110 pending sales.
94 closed sales.
$476,900 average sale price.
83 days of average market time.
The year-to-date median sale price is $420,000, compared with $559,000 in Clark County.
Cowlitz County continues to offer a different price landscape, making it an important consideration for buyers exploring communities such as Woodland, Longview, and Kelso.
Of course, affordability depends on more than the purchase price. Commute, property taxes, financing, and the individual property all matter.
💰 HOME VALUES: STILL HOLDING THEIR GROUND
Despite increasing inventory, Clark County home prices remain higher than a year ago.
The August median sale price reached $575,000, compared with $549,700 in August 2025.
Looking at the first eight months of the year, the median price increased 1.6%, from $550,000 in 2025 to $559,000 in 2026.
That distinction matters.
A single month's price increase doesn't necessarily mean every home appreciated by the same percentage. Changes in the mix of homes sold can influence monthly median prices.
Your home's value ultimately depends on what comparable properties are selling for in your immediate market.
🔑 THINKING ABOUT BUYING?
You may have more breathing room than buyers experienced in tighter markets.
More inventory can mean:
• A wider selection of properties.
• More opportunities to compare homes before making a decision.
• Potential negotiating opportunities involving price, repairs, or closing costs.
But desirable, well-priced homes can still attract strong interest.
My advice: Know your numbers, understand the property, and negotiate based on facts rather than emotion.
🏠 THINKING ABOUT SELLING?
The days of putting a sign in the yard and expecting the market to do all the work are less dependable.
With 2,211 active listings in Clark County, buyers have choices.
Homes are taking an average of 69 days to secure an accepted offer, compared with 58 days in July.
That makes the fundamentals increasingly important:
• Accurate pricing from day one.
• Professional presentation and photography.
• Broad market exposure.
• A thoughtful negotiation strategy.
The good news? Homes are still selling, and countywide prices remain above last year's levels.
The challenge is positioning your property to stand out from the competition.
📍 REAL ESTATE IS LOCAL — VERY LOCAL
The Southwest Washington market isn't one-size-fits-all.
Consider the difference in August's average market times:
Community Market Time
South Salmon Creek 55 days
Battle Ground 69 days
Ridgefield 82 days
North Salmon Creek 95 days
Camas 98 days
A strategy that works for one neighborhood or price range may not work for another.
That's why I believe understanding the local numbers is so important when making real estate decisions.
A PERSONAL NOTE FROM GAVIN
I've spent my career helping people navigate the real estate market here in Southwest Washington.
One thing I've learned is that markets change, but the fundamentals of a successful real estate transaction remain remarkably consistent.
Preparation matters. Accurate information matters. Negotiation matters.
And having someone in your corner who understands the local market matters.
Whether your next move is six weeks away, six years away, or not even on the radar, I'm always happy to be a resource.
If you're curious about your home's current value, wondering whether buying makes sense, or simply have a real estate question, don't hesitate to reach out.
And if someone you know could use knowledgeable real estate guidance, I would be grateful for the introduction.
Wishing you and your family a wonderful start to fall!
