39 condos and townhomes sold in July. The typical one went for $278,500, but ten of those sales came from a single building converting from apartments into condos. Take those out and a normal resale sold for $235,000. Everything else this month follows from that gap, and from one other fact: the cheap end of the market is crowded with buyers and the expensive end is not. Every “typical” figure here is the midpoint, meaning half sold for more and half for less.
39
Sold in July
$235,000
Typical resale
127
For sale now
20
Gave up and delisted
What the headline says
$278,500
What a normal resale sold for
$235,000
Ten of July’s 39 sales came from Watercress, one building selling its own units as it converts from apartments. Nine of those ten sold for more than $278,500, which is exactly how they pull that number up. If you are pricing or buying a normal resale, the $235,000 number is the one that matters.
How long the condos for sale would take to sell
The market splits in two
51 for sale, and they sell about 275 a year. At that pace they would all be gone in about 2 months. Buyers here move fast or lose out.
Only 16 for sale. The tightest part of the market, and the hardest place to find a deal.
61 for sale but only about 92 sell in a whole year. It would take 8 months to clear them. This is where buyers have the power.
Under 4 months means sellers have the advantage. Over 6 months means buyers do. Based on 456 sales over the last twelve months and the 127 condos listed as of August 7, 2026.
What this means for you
If you are buying
- Under $350,000, be ready to move. Only 51 are listed and they go under contract in about three weeks. Have your financing lined up before you tour.
- At $650,000 and up, take your time. 61 are sitting. Across all price ranges the typical listing has been up 97 days, and 20 listings came off the market unsold in July at a typical asking price of $874,950, which is squarely in this tier. That is real negotiating room.
- Sellers got about 98% of their asking price on normal resales. Expect to negotiate a little, not a lot, at the lower end.
- Watch the Watercress conversion. Those units are new to the market and priced as a group, so they are not a reliable comp for an older resale.
If you are selling
- Price against normal resales near $235,000, not the $278,500 headline. Ten sales from one building inflated that number.
- Under $350,000 you are in the strongest position in the market. Expect roughly 20 days to a contract if you price it right.
- Above $650,000, plan on a long hold. Across the whole market 20 listings gave up in July after about five months, and the typical one was asking $874,950.
- Set a calendar reminder to review your price at 30 days. That is the moment before a listing starts going stale.
Where the deals are
The expensive end is where buyers have room
There are 61 condos listed at $650,000 and up. Only about 92 sell in a whole year. Across all price ranges the typical listing has been up 97 days. In July, 20 listings across the whole market came off unsold after roughly five months of trying, and the typical one had been asking $874,950, which lands in this tier.
Those sellers were asking about $568 per square foot. What actually sold in July went for about $226 per square foot. That gap between asking and reality is your negotiating room.
If you are shopping above $650,000, you have time and leverage. Use both.
Where you have to move fast
Under $350,000 is a different market entirely
Only 51 condos are listed under $350,000, and about 275 sell every year. They go under contract in roughly three weeks, and sellers are getting about 98% of what they ask.
Thirty of July’s 39 sales happened in this range. It is where almost all the activity is, and it is the one place in this market where hesitating costs you the unit.
Get pre-approved before you tour anything under $350,000.
The one number to be careful with
Why the headline price is misleading this month
Watercress at 680 6th Ave NE is converting from apartments into condos and sold 10 units in July, nine of them above the $278,500 midpoint. That one building pulled the whole market number up.
Those sales are also not typical. Six closed the day they listed, but one sat 60 days and another 32, and prices ran from $274,900 to $449,900. They are a group of units priced together by one owner, not 10 separate negotiations.
For pricing or offering on a normal resale, use $235,000 as your anchor, not $278,500.
Full Numbers
Every status, side by side
| Status | Min | Max | Average | Median | $/SF | Days | Sq Ft |
|---|---|---|---|---|---|---|---|
| Newly Active (26 as of Aug 7) | $105,000 | $2,100,000 | $658,315 | $294,900 | $236.19 | 22.5 | 1,258 |
| Pending (14 as of Aug 7) | $140,000 | $1,449,900 | $441,871 | $299,900 | $264.88 | 31 | 1,266 |
| Sold (39) | $99,900 | $1,662,900 | $373,047 | $278,500 | $225.96 | 15 | 1,141 |
| Withdrawn (20) | $194,900 | $2,250,000 | $1,061,780 | $874,950 | $567.64 | 154 | 1,424 |
Min, Max, Average and Median are asking prices, except on the Sold row where they are the prices actually paid.
Key Numbers
July 2026 recap
39
Sold in July
$278,500
Typical sale
$235,000
Typical resale
$225.96
Per square foot
8.0
Months of supply, $650K+
20
Gave up, delisted
Data sourced from WAMLS. Information deemed reliable but not guaranteed.
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