Clark County Real Estate Market Update: More Homes, More Time & What It Means for Buyers and Sellers

The Clark County real estate market continues to shift, and if you’re waiting for things to suddenly look like 2021 or 2022 again, I wouldn’t hold your breath.

The good news? Homes are still selling. Prices have remained remarkably resilient. Buyers have more choices, and we’re actually seeing more transactions year-to-date than we did last year.

But the market has become much less forgiving for sellers who miss the mark on price, condition, or presentation.

Here’s what I’m seeing in the numbers and what I think it means as we head toward fall.

Clark County Housing Market by the Numbers

The latest RMLS July report gives us a pretty clear picture of where the market stands:

• 905 new listings came on the market in July, up 10.4% from July 2025
• 605 homes went pending, down 5.3% year-over-year
• 581 sales closed, essentially flat from last July at just 0.5% lower
• Inventory reached 3.9 months, compared with 3.5 months in July 2025
• Average market time was 58 days, compared with 49 days last July
• The median sale price was $564,600
• The average sale price was $636,100

That combination tells an interesting story.

More homes are entering the market, but buyer demand isn't keeping pace with that additional supply.

And yet, prices haven't fallen off a cliff. In fact, through the first seven months of 2026, Clark County's median sale price was $555,600, up 1.0% from the same period last year, while the average price increased 1.6%.

So this isn't a crashing market.

It's a pickier market.

The Market Is Very Different Depending on Your Price

This is where the countywide averages can be misleading.

The August 30 single-family snapshot shows 2,674 active listings and 729 pending listings, with an overall 3.7 months of inventory. But look inside individual price ranges and things get much more interesting.

Homes between $425,000 and $474,999 were sitting at only about 2.7 to 2.8 months of inventory.

Move into the $475,000 to $599,999 range, and inventory jumps to roughly 3.9 to 4 months.

At $1 million to $1.5 million, it's 4.6 months.

And above $2 million, inventory reaches 7.4 months.

That's why I don't love blanket statements like "Clark County is a buyer's market" or "It's still a seller's market."

Which Clark County market?

A $450,000 home in Vancouver is competing in a completely different environment than a $1.2 million home in Camas.

Sellers: Your First Two Weeks Matter

Here's one number I think sellers should pay particularly close attention to.

Across the single-family market, homes that sold during the six-month period averaged 57 days on market.

Current active listings, however, are averaging 95 days on market.

That gap matters.

The market is telling us that homes buyers perceive as a good value are still moving. The properties that aren't connecting with buyers are accumulating days on market.

And once a listing sits, buyers start asking the dreaded question:

"What's wrong with it?"

Sometimes absolutely nothing is wrong with the house. The price simply didn't create enough urgency when the listing was fresh.

That's why pricing correctly from the beginning matters more in this market than trying an aspirational price and planning to reduce later.

Buyers Have More Leverage, But Good Homes Still Sell

Buyers finally have something they haven't had much of during the last several years:

Choices.

Clark County had 2,244 active residential listings in July, and inventory climbed to 3.9 months.

That means buyers can often take a little more time, compare properties and negotiate.

But don't confuse negotiating power with the ability to throw any offer at a seller.

The August 30 data shows homes that sold over the previous six months averaged 99.2% of their final list price.

So sellers are negotiating, but desirable homes priced correctly aren't necessarily being given away.

🔥 Burt's Hot Take

The biggest mistake sellers can make this fall is pricing their home based on the market they wish they had instead of the market that's actually standing in front of them.

I don't think Clark County has a demand problem.

I think we have a value-perception problem.

There are buyers out there. Year-to-date pending sales are actually up 5.8%, and closed sales are up 5.7% compared with the first seven months of 2025.

But those buyers have more inventory to choose from, higher borrowing costs than buyers enjoyed a few years ago, and easy access to information about every competing property.

They aren't desperate anymore.

And that changes everything.

A home that's priced well, presented well and marketed correctly can absolutely sell in this market.

A home that's "priced high so we have room to negotiate" may spend the next 60 or 90 days chasing the market instead.

That's the part of the current market I think sellers need to understand most.

What I'm Watching Next

As we move into September and the fall market, I'm watching inventory, pending sales and days on market more closely than headline home prices.

If inventory continues rising while pending sales soften, sellers will face even more competition.

If inventory begins dropping as summer listings come off the market, properly positioned homes could benefit from having fewer competitors.

Either way, I don't believe this is a market where you can simply put a sign in the yard and wait.

Strategy matters again.

And frankly, I think that's healthy for real estate.

Thinking About Buying or Selling in Clark County?

The countywide numbers are useful, but your home's market can look dramatically different depending on its location, price range, condition and competition.

If you're considering selling, I'm happy to show you exactly what's happening around your property and where I think it would fit in today's market.

And if you're buying, we can look at where buyers currently have the most negotiating leverage.

Burton Walters, REALTOR®
Burton Walters Realtor
📞 360-997-1980
bwhomes@burtonwaltersrealtor.com
www.burtonwaltersrealtor.com