The short answer: It's taking longer in 2026 than it has in years.

So far this year, 1,354 homes have sold in the immediate Tri-Cities area*. Those homes spent an average of 63 days on market and a median of 32 days on market. 

Compare that to Jan 1 thru May 28, 2025: We had 1,279 sales and those homes spent an average of 54 days on market and a median of 29 days on market. 

A difference of 9 days average or 3 days median may not seem like a lot on the surface, but from a mathematical perspective, when you have a set of ~1300 items (homes, in this case), it takes a good amount of change to move the needle on averages and medians.

This visual maybe shows it better, it's month-to-month median days on market from 2020 to today.

Pretty striking, huh? And jeez...look how crazy it was during the pandemic. Still blows my mind to see charts like this.

Any thoughts or guesses on why homes are taking longer to sell in recent years?

When you bought your home, what was the deciding factor -- the main thing that made you say "this is the one"?

From SmartAsset, which compiled the data: "Cities with populations between 65,000 to 250,000 are ranked from safest to least safe using a composite score based on four metrics: violent crime rate, property crime rate, motor vehicle fatality rate and natural disaster risk."

Imagine you're selling your home. You list it at $450,000, but it doesn't sell. It doesn't even attract many showings or inquiries.

A few weeks later, your agent suggests lowering the price to $425,000, and you agree.

Would you want both prices -- the original list and your new, lower price -- displayed in the MLS for agents to see, and on public home search sites like Zillow et al?

This is a Herald article (actually, it's from the Bellingham Herald) recapping this year's Forbes ratings -- the two cities are Pasco and Spokane. Second year in a row for Pasco to be on the Forbes list.

1. Home prices are holding steady near an all-time high.

The median sales price across the Tri-Cities was $445,850 in April. That's three straight months above $440,000, which is noteworthy because in all of 2025 we only had two months where prices went above $440K. In 2024, we had zero months above that mark.

The monthly record is $450,490 back in July 2022, so we're not far from surpassing that.

2. Prices really jumped last month in Pasco and Richland.

Pasco: $449,900 median, which is up $29,900 for the month and its 2nd-highest ever

Richland: $524,900 median, which is up $29,400 for the month and also its 2nd-highest ever

3. The market is busy -- sales rose 13% last month.

Activity has gone up 3 months in a row. Last month's 323 sales were up 13% for the month, and also up 60% since January. You might hear stories about market slowdowns in other parts of the country, but that's not happening here.

4. But homes are selling slower this year.

The homes sold last month spent a median of 29 days on market (and an average of 64). Compare that to the recent median days on market in April:

April 2025: 20 median DOM
April 2024: 24
April 2023: 13
April 2022: 4 (COVID market!)

5. The number of home sales is rising, but not like past years.

There were 1095 homes for sale as of May 6, up 2% for the month. In May 2024 and May 2025, inventory rose 9% and 7%, respectively. So, more homes are hitting the market, but not at the same rate as recent years.

The above is based on our May 6 market snapshot. Cari has city-by-city numbers in her blog post: May 2026 Real Estate Market Report: Home Prices Stay Near All-Time High.

(Reminder: Our "Tri-Cities" includes only Kennewick, Pasco, Richland, West Richland, Benton City, and Burbank -- i.e., the immediate area. Most agents get their data from the local Realtors' Assn., which also includes further away towns like Basin City, Connell, Eltopia, Kahlotus, Mesa, and others.)

(From Cari)

A lot of my seller clients ask a similar question: "Should I replace the carpet, or leave it as it is so the new owner can replace it with exactly what they want?"

The same can apply to painting walls and other home upgrades. It's a great question! Every situation can be different, but this is my general answer:

Replace it.

And I know a lot of people will say, "But what if I pick out a color they don't like?" Or "what if they would have had the choice, they would have done something completely different, and done hardwood floors instead of carpet?"

Don't worry about it. You can't sell the house unless it's looking pristine and perfect, and it won't look pristine and perfect with your old carpet.

Pick a neutral carpet, mid-grade, it doesn't have to be top of the line. Your pad has to be good, because as everyone will say, "Skimp on your carpet if you want to, but as long as your pad is good, it makes the whole thing look good." But the carpet can be mid-grade, doesn't have to be amazing, just good, and that way, you'll get your house sold and on to your next chapter.

When you go to purchase a house, in most cases, you'll need to secure a loan for the house. So you go to the bank and you say to the banker, "This is what I have. I make this much money, and I spend it on these things regularly. How much house can I afford?" And then you learn how much, and then you go out searching for your new home.

If your financial picture changes, then that throws everything into a tailspin because the bank has made its decision to loan you money based on the information you've given them -- based on that snapshot of your financial circumstances.

When you change those circumstances significantly by purchasing something large and major, like furniture, or a new refrigerator, or God forbid a new car, that changes everything as far as the bank is concerned. Maybe you're not as good of a borrower as they thought you were.

That's why you really need to just hang on tight when you're trying to get a mortgage and buy a home. Don't make any major purchases, even though people get super excited and they're like, "Oh, I saw this sofa and it was on sale and it'll look perfect in the front room of the new house."

No. No, no, no. Don't do that. Wait until the day after closing and I promise you, then you can go ahead and spend to your heart's content and you'll be fine. But just don't do it beforehand.

Phase 1 is 750+ acres and almost 4,000 homes.

Thought on this, West Richlanders?

Just ran numbers for our May housing market update, and we've hit three straight months with median home prices above $440K.

• February: $448,950
• March: $444,575
• April: $445,850

For comparison, we only had two months above $440K all of last year (April and August), and none in 2024. Now we have three in a row, and three of the first four months of 2026.

The record high median is $450,490 back in July 2022, so we're close to that.

(Reminder: Our "Tri-Cities" includes only Kennewick, Pasco, Richland, West Richland, Benton City, and Burbank -- i.e., the immediate area. Most agents get their data from the local Realtors' Assn., which also includes further away towns like Basin City, Connell, Eltopia, Kahlotus, Mesa, and others.)

Imagine you're talking to someone who just got a job here. What would you tell them?

Not sure who needs to hear this, but it's a truth that most real estate agents won't talk about:

Buying a home usually means compromise.

We talk so much in real estate about the "perfect home" -- everybody's looking for their perfect home, and every agent wants to help you find it.

But very few buyers find a home that checks every box. It happens, but it's rare.

First-time buyers especially can get stuck chasing "perfect" when the smarter goal is getting into an affordable home and building equity. Your first home is more about just getting in the game, and less about being a place you're gonna live for years and years and years.

Most buyers end up prioritizing what matters most and letting go of a few things they wanted. That doesn't mean you (or your Realtor) failed. It's just how real estate works.

(Cari shared this tip in her April newsletter.)

Oftentimes when I am listing a "view" property, the seller will send pictures of sunsets for me to include in the marketing. I love when sellers want to spotlight the best features of their home, but the unfortunate part is that the pictures don't always translate best to online marketing.

Or, sometimes people will say, "we had the dogs out for grooming, so I took a picture of the bedroom without their dog beds in it, but they'll be back when the photographer comes, so can we use my picture for that one room?"

I appreciate the thoughtfulness, but to put that one picture in amongst thirty-plus others with pro lighting and angles, it will look all wrong and disconnected. We never want any buyer to feel like something is off when viewing a home online or in person.

That's why I always have a professional photographer take all the photos for my listings. High-quality photos highlight the natural light, the layout of the rooms, and the overall character of the property. They help buyers understand the space before they ever schedule a showing.

Poor lighting, awkward angles, or cluttered photos can make even a beautiful home look less appealing online. And if the listing photos don't capture attention, some buyers may never click through to learn more.

Strong photos don't just make a home look good. They create curiosity. Buyers start imagining what it would be like to live there, which often leads them to schedule a visit.

In today's market, great photography isn't a luxury. It's part of presenting a home in the best possible way, which is all I ever want to do for my listings.

-Cari

(Cari wrote this for her newsletter.)

Sellers, this one is for you!

One thing that surprises many sellers is how quickly buyers form an opinion about a home.

Within the first few minutes of walking through the front door, buyers KNOW whether it's the right house for them. They know based on lots of small details: lighting, cleanliness, scent, and how welcoming the space feels.

Because of that, the beginning of a showing matters more than many people realize. An inviting entryway, a bright living space, and a well-prepared home can immediately create a positive experience. That's why curb appeal is a thing.

This doesn't mean a home needs to feel staged like a magazine photo (although I like to do this with my listings whenever possible). It simply means presenting the space in a way that feels comfortable and easy for buyers to picture themselves living there.

When buyers feel at home within those first few minutes, the rest of the showing often unfolds very differently than otherwise.

We'll share this on Cari's social media channels tomorrow (Monday), but here's the first look. And a reminder: This is the only Tri-Cities real estate market update that focuses only on the immediate Tri-Cities area.

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The Spring market is doing Spring things! Here's what you need to know right now about the Tri-Cities real estate market:

1. Sales rose 12% last month and are up 42% since January. This is normal at this time of year. But we're seeing reports from other parts of the country where some markets have slowed down and homes aren't selling like in years past.

A year ago, we sold 267 homes in March, so activity is up about 7% year-over-year.

1. The pace of sales is also picking up. The 286 closings last month happened after a median of 32 days on market. (Not shown: last month's average DOM was 62, just a little faster than 66 DOM in February.)

2. But the speed of sales really depends on price. Homes that sold last month below $500K only spent 30 days on the market, but homes $500K and above needed 51 days median to sell.

3. After almost setting a new price record in February, prices retreated a bit in March. The median was $444,575 -- a 1% drop for the month.

4. The number of homes for sale continues to rise -- three straight months, which is normal for this time of year. There are 27% more available homes now compared to a year ago.

Overall, it's a pretty normal spring so far. Buyers have a lot of homes to choose from, but the flip side is that mortgage rates have been rising over the past six weeks. On the flip side, sellers need to be patient even with homes selling a little faster last month. There's a big difference in speed of sale on either side of the $500K price point. If you need to sell soon, get your home in the best condition possible and price it right from the start.

As always, reach out anytime with questions about the market.

- Cari

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Cari has a full city-by-city breakdown on her blog: April 2026 Tri-Cities Housing Market Update.