SW Washington Real Estate Market Update: November 2025 Insights from Your Local Expert

As a dedicated real estate agent serving SW Washington, including Clark County and Cowlitz County, I'm excited to share the latest market report from RMLS for the November 2025 reporting period. Whether you're a first-time homebuyer, a seasoned seller, or an investor eyeing opportunities in Vancouver, Camas, Battle Ground, or beyond, understanding these trends is key to making informed decisions. With over [X years] of experience as a top real estate agent in SW Washington, I help clients navigate this dynamic market every day. Let's dive into the data and what it means for you.

Key Residential Highlights: A Balanced Market with Steady Growth

The SW Washington real estate market continues to show resilience heading into the end of 2025. Here's a snapshot of the November stats compared to previous periods:

• New Listings: 437 listings hit the market, down 9.5% from November 2024 (483) and a significant 33.3% drop from October 2025 (655). This suggests sellers are being more selective, potentially due to holiday timing.
• Pending Sales: 498 offers were accepted, a slight 0.8% increase from November 2024 (494), but down 5.5% from October 2025 (527). Buyer interest remains steady despite seasonal slowdowns.
• Closed Sales: 406 homes closed, marking a 15.1% decrease from November 2024 (478) and 23.4% from October 2025 (530). Year-to-date, closed sales are flat at 5,792 compared to 2024.
• Inventory Levels: Inventory rose to 4.1 months, up from 3.0 months in November 2024. This increase provides more options for buyers, shifting toward a more balanced market.
• Time on Market: Homes spent an average of 71 days on the market, up slightly from 68 days in both November 2024 and October 2025.
• Pricing Trends:
• Average Sale Price (Year-to-Date): $624,500, up 1.8% from $613,600 in 2024.
• Median Sale Price (Year-to-Date): $550,000, a 1.9% increase from $540,000 in 2024.
• Rolling 12-month average price change: +1.6% for average and +1.9% for median.

These figures indicate modest price appreciation amid higher inventory, which could benefit buyers looking for negotiating power. As a real estate agent in Vancouver WA, I've seen this create opportunities for strategic offers.

Breaking It Down by Price Range: Where the Action Is

Closed sales in November 2025 spanned various price points, with shifts reflecting buyer preferences:

• Under $500K: 132 closings (32.5% of total), down from higher shares in previous years as affordability challenges persist.
• $500K–$700K: 159 closings (39.2%), showing strong mid-range demand.
• $700K+: 115 closings (28.3%), up in share, especially in the $600K–$800K bracket.

Notably, the $400K–$500K range saw 94 closings (23.2%), while luxury segments like $1M+ had 29 closings. If you're searching for homes in these ranges, contact a local real estate agent like me for personalized listings.

Area-Specific Trends: Focus on Clark County Hotspots

Clark County dominates the data, with insights tailored for popular neighborhoods:

• Vancouver Areas: 
• Downtown Vancouver: Average sale price $731,900 (November), with YTD at $552,400.
• Cascade Park: Median $560,000 YTD, with quick market times of 44 days.
• Salmon Creek: Strong sales at $739,900 median in some sub-areas, ideal for families.
• Camas/Washougal: Higher-end market with average prices around $874,600 YTD in Camas, perfect for those seeking scenic views.
• Battle Ground/Ridgefield: Affordable options with medians at $545,000–$630,000 YTD, attracting growing families.
• Cowlitz County: More budget-friendly, with YTD average $429,300 and median $403,400—great for first-time buyers.

Affordability remains a bright spot: A family earning the median income of $124,100 can afford 93% of a mortgage on a $545,000 home (assuming 20% down at 6.6% rate). As your SW Washington real estate agent, I can run custom affordability calculations.

What This Means for Buyers and Sellers in SW Washington

• For Buyers: With inventory at 4.1 months and market time at 71 days, you have more choices and time to decide. Rates are stabilizing, so now's a great window before potential 2026 surges. Look for purchase-ready homes—81% of active listings are ready for occupancy.
• For Sellers: Prices are up, but competition means pricing right and staging well. Year-to-date new listings are up 1.2%, so professional marketing is crucial to stand out.
• Market Outlook: Expect a stable winter with gradual growth. Factors like economic shifts could influence 2026, but SW Washington's appeal—proximity to Portland, natural beauty, and job growth—keeps it strong.

Why Choose a Local Real Estate Agent in SW Washington?

Navigating these trends requires expertise. As a top real estate agent in Vancouver WA and surrounding areas, I offer:

• Free market analyses and home valuations.
• Insider knowledge on neighborhoods like Camas, Battle Ground, and Woodland.
• Proven strategies to buy low or sell high in this market.
• Reach out to Anjali Remme at 3609778555 for any questions.