April 2026 Tri-Cities Real Estate Market Update

April kept the spring momentum going. Closed sales rose to 323 across the Tri-Cities, a 13% gain over March and a 60% climb from January's low of 202. Prices, meanwhile, did almost nothing: the median came in at $445,850, within a rounding error of April 2025's $445,000.

TL;DR: 323 homes sold, median price $445,850, median 29 days on market, and 1,095 active listings in early May. Flat prices plus rising sales plus growing inventory equals a market that is busy without being frantic.

Market Snapshot

Metric	Value	Trend
Homes Sold	323	+13% vs March
Median Sold Price	$445,850	Flat vs March and vs April 2025
Median Days on Market	29	Down from 32; 20 days a year ago
Active Listings (early May)	1,095	+2% vs April, +21% vs last year

Market Analysis

Two cities stood out. Pasco's median reached $449,900 and Richland's reached $524,900, the second-highest monthly figures either city has recorded. Richland's number is the one to watch: with Hanford and PNNL employment steady, demand for homes near the river and in south Richland has kept that city's pricing well above the metro median.

The year-over-year comparison on days on market tells you how the balance has shifted. In April 2025, the median home went pending in 20 days. This April it took 29. That is not a slow market by any historical standard, but buyers are taking a week longer to commit, and they can afford to because inventory is up 21% from a year ago.

Pasco's inventory hit its highest level since at least 2018 for a second straight month. Builders are the reason. New construction accounted for roughly a quarter of all sales this spring, and most of it is in Pasco and West Richland.

Mortgage rates started the year above 6% and stayed there. Every quarter point matters at these prices: on a $445,000 home with 5% down, a quarter point is roughly $70 a month.

What Buyers Should Know

• Prices have gone sideways for a year. Waiting for a drop has cost buyers a year of equity building without delivering a cheaper house.
• Richland is the most expensive of the four cities and the most competitive above $500,000. Kennewick and Pasco give you more house per dollar.
• New construction is plentiful. Ask about builder incentives on rate buydowns and closing costs; they are common when inventory is this deep.
• Twenty-nine days is your typical window. Good homes at fair prices still go in the first two weeks.

What Sellers Should Know

• The median is flat, so pricing above last year's comps is a gamble that the days-on-market data says you will lose.
• Richland and Pasco sellers have the strongest hand. West Richland and Kennewick sellers should expect more negotiation.
• If your competition is new construction, your advantages are a mature yard, a known neighborhood, and no waiting. Market those.
• Buyers are asking for closing cost credits more often. Decide in advance how you will respond.

Bottom Line

April was the third straight month of rising sales on flat prices. That combination rewards sellers who price to the data and buyers who act on well-priced homes instead of waiting for a discount that has not arrived.

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