Tri-Cities Real Estate at Mid-Year 2026

Six months is enough data to stop reacting to individual months and look at the shape of the year. Through June, the Tri-Cities market sold 8.7% more homes than it did in the first half of 2025, prices rose a modest 1.6%, and the number of homes for sale grew from roughly 1,000 to roughly 1,200. On that pace, 2026 finishes near 3,900 sales, up from about 3,600 last year.

TL;DR: More sales, slightly higher prices, slightly slower speed, and the deepest inventory in a decade. The market is growing into its new supply rather than being overwhelmed by it.

The First Half by the Numbers

Metric	H1 2026	H1 2025	Change
Home Sales	Up 8.7%	Baseline	Strongest first half since 2022
Median Sold Price	$442,000	$435,000	+1.6%
Median Days on Market	28	26	Two days slower
Active Listings (June)	~1,200	~1,100	About +8%
30-Year Rate (end of June)	6.43%	Above 6% all year	Highest since summer 2025

Month by Month

• January: 202 sales, the winter low. Median days on market in the 40s.
• February: 256 sales. Kennewick set a record median of $444,000.
• March: 287 sales, median $444,575, 32 days on market. Inventory crossed 1,074.
• April: 323 sales, median $445,850, 29 days. Pasco and Richland posted their second-highest medians ever.
• May: 357 sales, median about $442,500, 22 days. Fourth straight month above $440,000.
• June: 389 sales, a four-year high. Median $445,000, 20 days. About 1,200 homes for sale.

Five consecutive months above a $440,000 median is new. Only two months in 2025 cleared that line, and none in 2024.

City by City

Sales growth in the first half, compared with the first half of 2025:

City	Sales Growth	Notes
Kennewick	+2.6%	Largest and most established market; median in the mid-$430,000s to mid-$440,000s
Pasco	+10%	Deepest inventory (250 to 280 listings), most new construction; median near $450,000 in spring
Richland	+12%	Highest prices, median approaching $500,000 and $524,900 in April; 366 to 400 listings
West Richland	+15%	Newest housing stock, inventory above 100 for the first time
Benton City	+19.6%	Small numbers, but buyers are looking farther out for value
Burbank	+50%	Very small base; a handful of sales moves the percentage

The growth is coming from the newer, more affordable edges of the metro and from Richland's steady employment base near Hanford and PNNL. Kennewick, the biggest market, is growing slowly because it has the least room to add supply.

What the Numbers Mean

Prices are flat in real terms. A 1.6% gain roughly matches inflation. Homeowners are not losing ground, and buyers are not chasing a runaway market. This is the first year since 2019 you can say that.

Speed depends on price. Under $500,000, homes go pending in about three weeks. Above $500,000, it is often six weeks or more, with more price reductions. The metro-wide median hides that split.

Inventory is the story of 2026. Builders pulled about 31% more single-family permits than in the first half of 2025, and roughly one in four sales this spring was new construction. Resale sellers are competing with brand-new homes and builder incentives for the first time in years.

Rates set the ceiling. With the 30-year rate between 6% and 6.7% all year, the typical buyer's budget has not grown. That is why prices are flat despite an 8.7% rise in sales.

Second-Half Outlook

The second half usually brings a seasonal slowdown after August and a slower fall. With inventory at a decade high and rates unlikely to fall quickly, the reasonable expectation is more of the same: steady sales, flat-to-slightly-lower prices in the higher price bands, and buyers who negotiate. Sellers who price to current comps will still sell in three to four weeks. Sellers who price to spring headlines will spend the fall reducing.

For buyers, the second half of 2026 looks like the best combination of selection and leverage since before the pandemic. Rates are the cost of that leverage.

Data: Tri-City Association of REALTORS and PACMLS, as published in local monthly market reports, plus national rate data from Freddie Mac. Counts differ slightly between reports depending on which areas and property types are included.