The Short Report
Choice is rising. Closings have paused.
More Clyde Hill homes are for sale than at any point since August, and almost none are under contract. For buyers, that means leverage. For sellers, it means the first price you set matters more than ever.
Where Clyde Hill stands
Ten of today's 32 listings are second attempts: homes that were pulled and put back on the market. The "months of supply" figure is likely overstated for now, because it counts the recent stretch with no closings. Watch the next two weeks before calling it a turn.
Two weeks: 100%. Three months: 80%.
I sorted every MLS-listed Clyde Hill sale from the past twelve months by how long it took to sell, then measured each against its true first asking price. Seven of the ten homes that sold within two weeks reached their first ask or better. Of the other twenty, not one did.
On the past year's median sale of $4.5 million, the gap between the fast group and the slow group is roughly $900,000. It isn't a big-house or small-house story: homes under $4 million recovered a median 91% of first ask, and homes above it, 94%.
Relist a home and the record starts over
When a listing is cancelled and put back on the market, the MLS treats the new price as the "original" price. A home that has quietly cut its price several times can still show a tidy percentage on paper.
The five relisted homes that sold this past year show 95% of original price in the MLS. Traced back to where they actually started, they sold at 78%.
More choice, more leverage
Room to negotiate
Inventory is up 52% since August with almost nothing going under contract. Nine listings have now sat 90 days or more.
Check the history
Ten of the 32 listings are second attempts. A relist shows a lower "original price" that hides earlier asks. Relisted homes that sold this year closed at about 78% of their true first ask, not the 95% the MLS shows.
Patience works
Homes that sold after more than 90 days got a median 80% of first ask, and sellers are trimming 5% to 9% on relist this month.
Skip launch premiums
Fresh listings ask a median $1,089 per square foot. Closings over the past year came in at $988, and $966 since June.
Ask about quiet deals
Six of the last 32 closings never reached the MLS, and all six sold at full price. Being pre-approved and known to local agents gets you the first call.
The first price does the work
The first two weeks
Homes that sold within 14 days got a median 100% of first ask. Homes that took 90 days or more got 80%.
Crowded field
Ten new listings or relists have arrived since September 29, with almost no contracts. A fall launch competes with all of them.
Price to closings
New listings are asking about 10% more per square foot than recent closings. Anchoring to a neighbor's ask is the pattern behind this fall's relists.
If you cut, cut enough
Since last August, relists cut 9% or more went under contract 4 times out of 7. Smaller cuts did 2 out of 9. It's a small sample, but a pattern worth knowing.
Under contract isn't sold
Of five homes under contract in August, three closed $348,000 to $995,000 below list, and one fell out and returned 5% lower. Handle inspection items before you list.
On the November ballot
The levy lid lift
Ballots are out now and due by 8 p.m. on Tuesday, November 3. The city estimates the measure would add about $900 a year in property tax on a $4 million home, and notes that some seniors and people with disabilities may qualify for exemptions. Council materials and the full proposal are at clydehill.org.
Curious where yours would land?
I'll walk your home, look at what it would be competing against today, and give you a straight number, plus what it would take to land in that first-two-weeks group. No pressure and no listing pitch.
Clyde Hill Resident · 23 Years · $500M+ Sold
