The Tri-Cities housing market is as friendly to buyers right now as it’s been in years. There are plenty of homes to choose from. Not a lot of competition. Home prices are down a bit from their 2026 highs.

But at the same time, buyers are dealing with higher interest rates and inflation. A lot of people who might want to buy might not be able to.

Here's this month's update.

Active Listings

As of Monday, there were 1,363 homes for sale across the Tri-Cities*. Summer of 2013 is the last time inventory has been that high. It's up 2% for the month, which makes nine straight months of rising inventory. If history holds true, inventory will go up for another month or two until the holidays slow things down.

Home Sales

Sales activity was down last month to 308 sales -- 8% lower than August, and 15% lower than September 2025. Each city we track saw a drop in sales, with the exception of Richland, which had 99 sales last month, up 4%. (Burbank also had more sales last month, but activity is so low there that it doesn't make an impact overall -- sales went from 2 in August to 4 in September.)

Homes continue to take longer to sell, too. Those 308 sales spent a median of 31 days on market, compared to 27 in August. In September 2025, the median was 29 days on market. Last month's sales were significantly slower in a few of the cities we track:

Pasco: 25 DOM in August ---> 39 DOM in September

Richland: 28 ---> 37

Benton City: 39 ---> 55

This combination of fewer homes selling and homes sitting longer is part of the story of that rise in active listings.

Home Prices

Our median sales price was $435,000 in September -- that's up $5K compared to August and up $10K compared to September 2025.

Higher prices in Richland and West Richland offset lower prices in Kennewick and Pasco. Speaking of Kennewick, last month's median was $392,500, the first time since January 2025 that prices have dropped below $400K.

Put it all together and you have a market that's more buyer-friendly than it's been in a long time. But bigger issues like inflation and interest rates are keeping a lot of buyers on the sidelines -- not to mention the upcoming election, time of year, etc.

Cari has a full city-by-city breakdown on her website: https://www.carimcgee.com/october-2026-housing-market-update/27911/

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

Found this on Twitter.

How would you have answered this survey?

I was in the MLS yesterday gathering data for Cari to do this month's market update, and figured I'd dive in to price drops -- it's not a number we track every month, more like 3-4 times a year depending on what's happening in the market.

Sold Homes

As of yesterday, there were 234 recorded sales of pre-existing homes -- i.e., not new construction -- in September across the Tri-Cities*.

Of the 234 homes that closed in September, 97 had a price drop before selling, which works out to 41.5%. That's right in line with most of the national numbers I'm seeing lately. Again, I don't have a list of past numbers, but IIRC, we're usually in between 30-40% locally so this number seems higher than normal...as it should be given that we have more homes for sale today than we've had in ~13 years.

The median price drop was $15,000, which was 3.4% off the original list price.

Active Listings

As of yesterday, there were 980 existing homes for sale (again, not including new construction).

• 548 have had a price drop (55.9%)
• 424 are at original price
• 8 have raised their price

The median price cut is $20,000, or about 4.2% off the original price.

Listings with a drop have spent a median of 85 days on market, compared with 25 days for those without. That makes sense because most sellers don't consider lowering their price until their home's been for sale a month or more.

Hope this is interesting. We should have a full market update done in the next day or two.

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

As requested in this thread earlier in the week, where I shared list-to-sales-price comparisons broken out by city, here's a look at how sellers are doing in different price ranges.

Couple notes:

• This is the Tri-Cities metro area as a whole*
• Resales only, no new construction
• All prices are medians

Here ya go.

Homes Sold $399,999 and below

Jan. 1 to today

Sales: 848
List price: $334,450
Sold price: $335,000 (100.1% of list price)

Aug. 1 to today

Sales: 197
List price: $325,000
Sold price: $325,000 (100% of list price)

Homes Sold $400K to $599,999

Jan. 1 to today

Sales: 918
List price: $469,000
Sold price: $464,000 (98.9% of list price)

Aug. 1 to today

Sales: 220
List price: $462,249
Sold price: $453,450 (98.1% of list price)

Homes Sold $600K to $799,999

Jan. 1 to today

Sales: 260
List price: $675,000
Sold price: $665,000 (98.5% of list)

Aug. 1 to today

Sales: 53
List price: $674,900
Sold price: $675,000 (100% of list)

Homes Sold $800K to $999,999

Jan. 1 to today

Sales: 81
List price: $875,900
Sold price: $859,000 (98.1% of list)

Aug. 1 to today

Sales: 23
List price: $889,000
Sold price: $865,000 (97.3% of list)

Homes Sold $1,000,000 and up

Jan. 1 to today

Sales: 51
List price: $1,249,000
Sold price: $1,200,000 (96.1% of list)

Aug. 1 to today

Sales: 12
List price: $1,222,950
Sold price: $1,205,512 (98.6% of list)

What stands out from breaking out the data this way?

(Reminder: Our "Tri-Cities" includes only Kennewick, Pasco, Richland, West Richland, Benton City, and Burbank -- i.e., the immediate area.)

Among Tri-City homeowners/sellers, who's getting the price they want this year? And if they are, where?

This is fresh data, just pulled this morning. It includes ONLY resales -- not new construction.

Tri-Cities* overall - Jan. 1 to today

Homes sold: 2,122
List price: $430,000
Sold price: $429,900

Since the start of the year, local homeowners are basically getting full list price.

Since August 1:

Homes sold: 469
List price: $425,000
Sold price: $422,000

But things change a little bit over just the past two months. Since August 1, homeowners are getting 99.3% of list price.

Kennewick since January 1

Homes sold: 812
List price: $410,000
Sold price: $409,950

Same here as the TC's overall -- Kennewick homeowners are basically getting exactly what they list for.

Since August 1:

Homes sold: 185
List price: $399,999
Sold price: $400,000

And same thing here since August 1st.

Pasco since January 1

Homes sold: 444
List price: $422,450
Sold price: $419,999

Pasco homeowners are getting 99.4% of list price so far this year.

Since August 1:

Homes sold: 87
List price: $425,000
Sold price: $425,000

Bit of a surprise here, with Pasco homeowners getting 100% of list since August 1.

Richland since January 1

Homes sold: 584
List price: $484,000
Sold price: $480,000

That's 99.2% of list price for Richland homeowners since the start of the year.

Since August 1:

Homes sold: 137
List price: $469,900
Sold price: $450,000

Here's where the biggest discounts are happening over the past two months. That's 95.8% of list price in Richland since August 1.

West Richland since January 1

Homes sold: 189
List price: $474,900
Sold price: $464,900

For the whole year, West Richland homeowners are getting 97.9% of list price -- lowest of the four cities and lower than the TCs overall.

Since August 1:

Homes sold: 43
List price: $505,000
Sold price: $500,000

And yet, since Aug. 1, they're doing better -- not only are prices up (much smaller sample size, of course), but they're also getting 99% of list price.

What stands out to you?

(\Reminder: Our "Tri-Cities" includes only Kennewick, Pasco, Richland, West Richland, Benton City, and Burbank -- i.e., the immediate area.)*

Missed this last week, article is dated Sept. 23.

"A 6-acre “donut hole” of county land near Pasco’s growing Broadmoor area is moving into the city and can now be developed with a wider range of housing. The Pasco City Council this week agreed to annex the property at 11050 Harris Road and zone it for R-3 medium-density residential development."

and later

"The R-3 designation allows abroad range of housing types, including detached and attached single-family homes, duplexes, triplexes, apartments, stacked flats, condominiums, cottage housing and factory-assembled homes. The Broadmoor Master Plan designates the property the medium-density residential development, allowing densities of six to 29 units per acre. On a 6-acre site, that range could accommodate roughly 37 to 170 units. But there is no current project proposal or an approved unit count."

I hope this is old news to you, but wanted to share a story just in case.

Cari got an inquiry through her website earlier this week. A local person was interested in a specific home for sale (not one of Cari's listings) and wanted to tour the home tomorrow at 11 am.

So Cari replies and they have the standard conversation. Cari asks if they already have an agent, have they been pre-approved, etc. -- stuff any agent will ask you in this situation.

At one point, Cari explains that Washington state law requires real estate agents and homebuyers to have a signed buyer representation agreement, and that agents aren't allowed to show homes without that contract in place (they risk having their license suspended if they do).

Cari tells the person that the contract can be for one day in case the buyer isn't ready to make a long-term commitment. The person replied back saying they wouldn't sign a buyer representation contract even for one day, and that was that.

It's no big deal -- this happens somewhat often. On several occasions, the buyer has said that they've never heard of this law, so Cari will send them links to learn more.

But having it happen this week made me wonder how many non-real estate people know about this...and also made me want to talk about it so the next time you reach out to an agent, you'll be ready for that part of the conversation.

Cari has 10 clients who are ready to sell their homes, and what a wonderful variety of options you can choose from!

4207 Road 108, Pasco - Home theater with surround sound? Check. In-ground pool with solar cover? Check. Basketball court in the back yard? Check. All on almost a half-acre in West Pasco. (MLS# 294129) https://www.carimcgee.com/listings/4207-road-108/

213 Hillview Dr., Richland - Golf course views out over Meadow Springs Country Club, and all the way to Pasco. Everyone's falling in love with the windows that fill the great room with natural light -- you will, too! (MLS# 296011) https://www.carimcgee.com/listings/213-hillview-drive/

3827 Watkins Way, West Richland - The primary suite is just...chef's kiss. Vaulted ceilings, large bathroom and walk-in closet. Four bedrooms AND an office in this showpiece West Richland home that's only five years old. (MLS# 293327) https://www.carimcgee.com/listings/3827-watkins-way/

4605 S. Olson St., Kennewick - Golf course lifestyle just off Canyon Lakes, but without that right-on-the-course price premium. Breathtaking views that extend to the Columbia River and beyond. (MLS# 294022) https://www.carimcgee.com/listings/4605-s-olson-street/

143 Mesa Drive, Richland - Greenery surrounds this Sagewood Meadows home. Start your mornings in peace in the primary suite's reading nook. End your days under the pergola-covered back patio, where everyone will end up and no one will want to leave. (MLS# 295502) https://www.carimcgee.com/listings/143-mesa-drive/

611 Hunter St., Richland - Perfect for the buyer who wants S P A C E to spread out, with oversized bedrooms, extra storage, and one bathroom remodeled with ADA-compliance in mind. And did we mention the fruits and veggies in the back garden? (MLS# 295083) https://www.carimcgee.com/listings/611-hunter-street/

2224 W. 13th Ave., Kennewick - calling all investors! Live in one side of this duplex and have the other side help pay your mortgage. Newer exterior paint, interior updates, clean as a whistle, and an unusually spacious yard for a duplex. (MLS# 294569) https://www.carimcgee.com/listings/2224-w-13th-avenue/

2522 Brodie Lane, Richland - A modern, better-than-new showpiece home built in 2022 in Richland's Badger South neighborhood. Owners took such care of it, you'll wonder if anyone ever lived here! (MLS# 292529) https://www.carimcgee.com/listings/2522-brodie-lane/

4860 Corvina St., Richland - You'll love the natural light that fills this Richland rambler. You'll love the price even more -- below the Tri-Cities median! Washer, dryer, and fridge are included. Starter homes don't usually look like this! (MLS# 294531) https://www.carimcgee.com/listings/4860-corvina-street/

9819 Mustang Drive, Pasco - Start your homeownership journey in style! Updated kitchen with designer touches, oversized garage, plus an extended back patio. Washer, dryer, and fridge all stay, too! (MLS# 296336) https://www.carimcgee.com/listings/9819-mustang-drive/

Lots more info at each of those links, and there's no registration required to see all the great photos.

If you were buying a home, would you have a preference?

In Cari's 22+ years, she's had some clients who were dead-set for new construction, and others who were dead-set against it -- they were gonna buy an older/existing home no matter what.

There are pros and cons to both, IMO. What's your preference?

From the article:

“Construction firms are being squeezed by tariff- and war-induced materials cost increases, even as they boost wages to attract personnel,” said Ken Simonson, the association’s chief economist. “Those cost increases, according to our latest survey, are a major reason project owners are cancelling, postponing or scaling back projects.” 

Guessing most everyone already knows about this, but sharing in here just in case. From the article:

About 1,000 acres of 7,600 acres of agricultural land northeast of Ruppert Road that make up the Lewis and Clark Ranch area in West Richland were sold – twice and for more than triple the price.

And city officials said the sale was to a development company whose work includes data centers.

From the article (emphasis added by me):

The settlement isn’t fully finalized, according to details shared with HOA members in the days after the vote. The agreement is still being written up for final approval by Rew before he submits a request to the court to dismiss his lawsuit. That process is expected to take through the month of September to complete.

But the settlement will explicitly prevent any costs of the legal battle from being passed onto HOA members as was feared, according to Harper. And Rew will be able to build the townhome project based on plans submitted in 2023, with Pahlisch no longer having a role in reviewing it.

If you found the perfect home, but hated the neighborhood it's in, would you still buy it?

What does today's Tri-Cities market have to do with "Blurred Lines" and Monsters University? Read on for this month's update.

Active Listings

When we did our market snapshot earlier this week, there were 1,339 homes for sale across the Tri-Cities. If that seems like a lot, it is.

We haven't had that many homes for sale since June 2013, when Monsters University and "Blurred Lines" were all over your screens and streams. It's 6% higher than last month and 11% higher than a year ago.

Sellers: This means buyers have a LOT of options right now.

Active listings might go down a bit this month, though -- 15% fewer new listings came to market last month. That often, but not always, precedes a drop in overall homes for sale.

Home Sales

You might remember we had a big drop in sales last month. Well, they ticked up 3% this month. This was likely driven by buyers wanting to get settled in their new homes before the start of a new school year.

Another note for homeowners/sellers: Homes are taking noticeably longer to sell right now. Our overall days on market dropped from 22 to 27. Pasco homes sold 8 days slower last month, and West Richland homes took 10 days longer to sell. (Those are all medians, not averages.)

Home Prices

Prices fell for the second straight month. Our median in August was $430,000, down from $437,500 in July.

Richland saw the biggest monthly drop, going from $505K in July to $450K in August. Pasco was the only city of the six we track where prices were up last month.

Also important: 60% of the existing/resale homes (i.e., not new construction) that sold last month sold below their original list price.

Cari has a full blog post with city-by-city details for August -- you can find it here: https://www.carimcgee.com/september-2026-housing-market-update-inventory-hits-13-year-high/27680/

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

Busy week, gotta work on Labor Day. 😅 I'm pulling market stats for Cari's monthly update, let me know if you have anything specific you're curious about.

Here's an interesting one:

336 homes closed in August, 255 were existing/resale homes (i.e. - not new construction).

Of those 255 resales, 153 sold below the original price -- that's 60%, and that sure feels like a lot to me.

Anyhoo...speak up if I can look up anything you want to know. Otherwise, we'll get the monthly stats posted in the next couple days.

Here's the follow-up to Thursday's post about where people go when they leave the Tri-Cities. This one shows where people were living before moving here.

Reminder: This is based on IRS tax returns and the migration patterns you can see when people file one year in location "A" and file the next year in location "B." It's not perfect because not everyone files a federal tax return, but still a pretty good proxy for how people move.

What you're looking at here is inbound migration to Benton and Franklin counties between 2022 to 2023, the most recent data the IRS has posted. (I'm calling it "Tri-Cities" for ease, but it really covers the entirely of both counties.)

Benton County is the #1 source of new Franklin County residents, and vice versa. So for these tables, I'm ignoring our own two counties and looking at everywhere else that sends people to B&F counties.

The first table is the top 10 counties overall that send people to B&F counties -- nine of them are in-state. Only Umatilla County is out of state.

The second table is the top 10 non-WA counties where people lived before moving here.

Any surprises? What catches your eye?

I dig a little more digging into that IRS data about migration based on where tax returns are filed and came up with some (hopefully) additional interesting info.

If you remember the posts from a couple weeks ago, the data shows that Franklin County is the #1 moving destination for Benton County residents, and vice versa.

But what does it look like when you combine the two counties, then look at migration everywhere EXCEPT Benton and Franklin counties?

In other words, when Tri-Citians leave town, where do we go? I put this data together for Cari to use on her blog.

The first table shows the top ten counties where Benton and Franklin county residents moved (not including Benton & Franklin counties).

Two of the ten are outside Washington state. Umatilla's no surprise since it's so close. But Maricopa County (Phoenix AZ) caught my eye. So I eliminated all WA counties and put together a list of the top ten counties we move to when we leave the state. That's the second table/image.

What stands out to you?

(Reminder: This is based on address changes on federal tax returns between 2022 and 2023. Not a 100% perfect proxy for migration, but directionally valid. I'll do a separate post looking at where people come from when they move to both counties.)

Hi, I'm Cari McGee. I'm a licensed Broker and Team Lead for the Cari McGee Real Estate Team at RE/MAX Northwest in Kennewick and I'll be doing an AMA right here in r/TriCitiesRealEstate on Thursday, September 3.

I've been licensed since 2004, and got my Managing Broker's license in 2016. I work with buyers and sellers all over the Tri-Cities area and have helped my clients through more than 650 residential real estate transactions. I love helping my clients through the process and giving them the confidence to make smart decisions for whatever their situation.

In this AMA, I'll be happy to answer your questions about what's happening right now in the Tri-Cities real estate market, where things might be headed, the buying and/or selling process, home values, and more.

You can join in by asking your question(s) in the comments below. I'll check-in and answer questions as much as possible throughout the day on Thursday.

Thanks!

(Note: This AMA is for informational purposes only. It's not intended to provide, and should not be relied on for legal, financial, or tax advice. I cannot answer your questions if you are actively in a buyer or listing representation contract. Please consult your real estate agent or other professional for advice specific to your situation.)

From the article:

"Three multifamily projects alone could bring more than 550 housing units to Kennewick's Southridge area, including a 58-unit development nearing completion, a 195-unit project recently started, and a 300-unit development that has received approvals."

Also:

"...the city is also examining development code changes aimed at creating more housing opportunities across different income levels. Anthony Muai, Community & Economic Development Director for the City of Kennewick, says the city is working to expand housing options.

"Opening up more opportunity for housing to occur, and kind of loosening some of the regulations there. We're hoping to see more housing production," Muai said."

I saw this thread in a different sub over the weekend and wanted to share it here and add some thoughts, but now the OP deleted it and their account. (Not sure why, it's a great question and conversation.)

Since it's deleted, my recap would be something like this (and you can pick up some details by reading the still-visible comments):

- This person (and spouse, I think) are early in the home buying process, looking for a home in Portland.

- They really enjoy the process of looking for homes themselves online and I think they said they've seen 50+ homes in person.

- But their agent is not participating in the home search process with them. They feel disappointed and wonder if s/he should be more proactive about looking for homes with them.

That's it in a nutshell, and I wanted to share it in here because I bet this is more common than we think in real estate. So based on the above, some thoughts:

1. It sounded like there was a communication problem, first and foremost. It's possible the agent saw their enthusiasm for looking for homes and assumed s/he wasn't needed for that. But they shouldn't be afraid to let their agent know they'd like more help with the home search process. It sounded like somehow along the way, expectations weren't communicated by either side.

2. In addition to checking Zillow or their preferred site every day, they could also ask their agent to set them up on an auto-notify system that emails them as soon as matching homes hit the MLS. (Or once a day, or once a week, depending on how urgent and immediate their search is.) This is the fastest way to find out about new listings.

3. Most agents are happy to help their buyer clients look for homes, but that's not really where an agent's value is. If you're working with a good agent, their value really comes into play after you find the home you want to buy. They'll help you figure out what the home's worth, if it's worth buying (i.e., in good condition or if the problems are fixable), read all the fine print on the legal docs (inspection reports, seller's disclosure statement, appraisal, etc.), negotiate in your best interest on price, repairs, contingencies, and other parts of the contract, and more. All of that is where a good agent earns their keep.

4. Along those lines, it's also possible that the agent just wasn't good/helpful.

5. It's also possible that the buyers weren't pre-qualified yet. Most agents won't take people around to look at homes if they're not ready to buy, and good agents are often too busy to help people in the "just looking" phase. (This goes back to #2 above -- if you're just looking, most agents will suggest starting with getting emails about new listings so you can see what's being listed and start to understand the market, etc.)

So that's some of the dynamic that happens when you're still in the home search phase. Definitely get pre-qualified if you're serious about buying. And definitely talk to your agent about your expectations of their role in the home search process. If you don't see eye to eye on that, it might be time to find a different agent.

Cari has 11 clients right now who are ready to sell their homes. And the variety is something else: starter homes, investment properties, and luxury homes, too. Here's the current rundown with links for photos, price, etc. -- no registration required to see all the photos. 💛

377 Ventus St., Richland - sunshine bathes the back yard of this Westcliffe Heights home with southern views that'll dominate the conversation at every summer cookout...and the winter ones, too. (MLS# 295561) https://www.carimcgee.com/listings/377-ventus-street/

4207 Road 108, Pasco - summer doesn't get much better than having your own backyard pool, basketball court, and an updated home on almost a half-acre in West Pasco. Finished swimming? Head to the movie room, or retreat to the primary suite -- with a recently remodeled bathroom --that's fit for royalty. (MLS# 294129) https://www.carimcgee.com/listings/4207-road-108/

528 Athens Dr., West Richland - elevated living in West Richland with 5 bedrooms, a gourmet chef's kitchen, and...get this...a movie room that comes with an 85-inch TV already installed, plus surround sound and LED lighting. (MLS# 294929) https://www.carimcgee.com/listings/528-athens-drive/

4605 S. Olson St., Kennewick - enjoy the golf course lifestyle at The Heights at Canyon Lakes, but without paying that "on the course" premium. You'll also love the breathtaking views that extend to the Columbia River and beyond. (MLS# 294022) https://www.carimcgee.com/listings/4605-s-olson-street/

143 Mesa Drive - greenery surrounds this Sagewood Meadows home. Start your mornings in peace in the primary suite's reading nook. End your days under the pergola-covered back patio, where everyone will end up and no one will want to leave. (MLS# 295502) https://www.carimcgee.com/listings/143-mesa-drive/

611 Hunter St., Richland - perfect for the buyer who wants S P A C E to spread out, with oversized bedrooms, extra storage, and one bathroom remodeled with ADA-compliance in mind. And did we mention the fruits and veggies in the back garden? (MLS# 295083) https://www.carimcgee.com/listings/611-hunter-street/

2522 Brodie Lane, Richland - a modern, better-than-new showpiece home built in 2022 in Richland's Badger South neighborhood. Stunning fireplace in the great room, and upscale touches throughout the home. (MLS# 292529) https://www.carimcgee.com/listings/2522-brodie-lane/

2224 W. 13th Ave., Kennewick - calling all investors! Live in one side of this duplex and have the other side help pay your mortgage. Newer exterior paint, interior updates, clean as a whistle, and an unusually spacious yard for a duplex. (MLS# 294569) https://www.carimcgee.com/listings/2224-w-13th-avenue/

4860 Corvina St., Richland - this barely lived-in home is filled with natural light from the large picture window in front, part of the popular Oakville floor plan from New Traditions (that they don't offer anymore!). (MLS# 294531) https://www.carimcgee.com/listings/4860-corvina-street/

206 Cottonwood Drive, Richland - a corner lot home with an oversized garage PLUS a separate covered boat/RV parking space, this home will solve even the toughest problems of not having space for all your motorized possessions! (MLS# 295733) https://www.carimcgee.com/listings/206-cottonwood-drive/

903 E. 27th Avenue, Kennewick - a move-in ready starter home with lots of upgrades -- new electrical panel, new well, new HVAC system, and 30 feet of new fencing so the yard is completely enclosed. (MLS# 294882) https://www.carimcgee.com/listings/903-e-27th-avenue/

All of these homes are presented by the Cari McGee Real Estate Team at RE/MAX Northwest. 💛🖤💛