March 2026 Tri-Cities Real Estate Market Update

Spring showed up on schedule. March closed with 287 home sales across Kennewick, Pasco, Richland, and West Richland, a 12% jump from February and 7% more than March 2025. Buyers who spent the winter watching finally moved, and they had more to choose from than any spring since 2018.

TL;DR: 287 homes sold, median price $444,575, median 32 days on market, and 1,074 active listings heading into April. Prices held steady while selection widened, which is about as balanced as this market gets.

Market Snapshot

Metric	Value	Trend
Homes Sold	287	+12% vs Feb, +7% vs Mar 2025
Median Sold Price	$444,575	-1% vs Feb, +2.5% vs Mar 2025
Median Days on Market	32	Down from 42 in February
Active Listings (early April)	1,074	+7% vs March, +27% vs last year

Market Analysis

February set a record for Kennewick at a $444,000 median, and March gave a little of it back: Kennewick's median came in at $435,000, down about 2%. Across the four cities the median slipped 1% to $444,575, which is still 2.5% above a year ago. That pattern, a small monthly wobble on top of modest annual growth, is what a steady market looks like.

The bigger story was inventory. Active listings crossed 1,074 by the first week of April, up 27% from the same point in 2025. Pasco alone had 251 homes for sale, the most since local tracking began in 2018, driven by new construction on the west side of the city.

Speed split by price. Homes under $500,000 went pending in a median of 30 days. Homes at $500,000 and above took 51 days. If you were selling a higher-priced home in March, you were competing with more listings and a smaller pool of buyers who could stretch to that payment at a roughly 6% rate.

West Richland was the one soft spot on volume, with 20 sales versus 22 in February, though that is a small enough number that one week's closings move it.

What Buyers Should Know

• More than 1,000 homes to choose from means you can be picky about condition and location instead of grabbing whatever appears.
• Under $500,000, you still need to be ready to move within a few weeks of a good listing hitting the market. Above $500,000, you have real negotiating room.
• Pasco has the deepest selection right now, especially if new construction interests you.
• Rates hovering near 6% are the main constraint on what you can afford, so get a real pre-approval before touring.

What Sellers Should Know

• Sales are up 7% year over year, so demand is real. The difference from 2024 is that buyers have alternatives.
• Pricing to the most recent 60 days of comparable sales matters more than it did a year ago. Overpriced homes are the ones sitting past 51 days.
• If your home is above $500,000, plan for a longer marketing window and lead with condition and presentation.
• February's Kennewick record shows well-prepared homes still set the pace.

Bottom Line

March was a healthy, normal spring month: rising sales, stable prices, and the most selection in years. Neither side has the upper hand, which means preparation and pricing decide outcomes.

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.