January 2026 Tacoma Real Estate Unfiltered

As always, please find the lovely Market Snapshot from the Northwest MLS below and my synopsis for your pleasure.

 Information and statistics derived from Northwest Multiple Listing Service.

What’s That Mean for us?

Depends on if you’re a buyer or seller, honestly. With 3 and half months of inventory on the market, that means there is more to pick from that in December. There aren’t as many buyers as there are sellers right now, which means buyers kind of have their pick of the market. As a buyer, that means we are eagerly awaiting the newest inventory as it’s rolling onto the market because we have seen everything that is out there.

Sellers that doesn’t mean you don’t have your time to shine right now as well. With multiple offers coming in on listings, that means that sellers are getting enough offers to pick the right one for them.

Things to Note

The amount of listings that went under contract in January 2026- 5,419 is quite larger than the number of closed transactions- 3,465. That means that just because you are seeing something change to ‘Pending’ doesn’t mean that it’s off the table. Deals are falling apart right now due in most-part to these factors;

1. Appraisal Value- We are seeing appraisals come in high and low! That means the listings are not being priced according to market value. Appraisers represent the financial institutions that lend money for real estate purchases. When a buyer utilizes a home loan program, the lender will have an appraisal on the property to ensure that they are making a sound investment. This prevents buyers from over-paying for a property, and it also helps property values remain stable over time.
2. Closing Costs- Buyers are still looking for help with closing costs, and that can be a deal breaker depending on what sellers need from their sale proceeds. Buyer’s are looking for closing costs to be covered for multiple reasons- help lowering the rate and in-turn the monthly payment, purchasing at the top of the budget, or so they can use their cash for repairs after closing.
3. Addendum- An addendum can be anything, but the ones that are affecting closings are Inspection and Appraisal addendums. Buyers use the inspections and appraisal addendums to collect information before the transaction closes. With multiple offers on the table, some buyers are choosing to waive their inspections or appraisals(when applicable). This can be appealing to sellers to skip over the inspection and response time frame and prevent them for being liable for what the inspection uncovers.
4. Financing- There are some cases where the buyers have not gotten their pre-approval from a lender before shopping. This can leave a bad impression on the sellers and prevent them from moving forward with those buyers.

If you have more questions about the market or what that means for your specific situation, reach out today!