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Coffee & Market Updates: New Years Update
If we were sitting down together right now — rain tapping the window, coffee in hand — this is what I’d tell you about our local housing market:
2025 didn’t come in hot. It didn’t crash either. Instead, it stretched out, exhaled, and settled into something that feels… more human. Across Thurston, Pierce, and Grays Harbor counties, we watched the market shift from urgency to intention. Buyers slowed down. Sellers adjusted expectations. And for the first time in a while, balance started to show up.
Let’s break it down, county by county — single-family homes only, no jargon, no doom-scrolling required.
Thurston County: Balanced, Breathing, and Still Moving
Thurston County went first this year in finding its footing.
Prices (Today vs. This Time Last Year):
Median single-family home prices ended 2025 around $525,000, up roughly 3.5% year-over-year. Not flashy growth — but steady, healthy appreciation that reflects real demand rather than frenzy.
Homes Sold & Pace:
Sales activity was up about 14% compared to late 2024, which tells us buyers didn’t disappear — they just got more thoughtful. At the same time, days on market increased, meaning homes took longer to sell and buyers weren’t rushing in with blind offers.
How 2025 Unfolded:
- Early 2025: Buyers felt pressure, inventory was tight, and well-priced homes still moved quickly.
- Mid-year: More listings hit the market and buyers slowed down — asking questions, negotiating, breathing.
- End of year: A noticeably more balanced market where pricing, condition, and strategy mattered more than hype.
The takeaway:
Thurston County feels like a grown-up market right now. Still competitive in the right neighborhoods, but no longer chaotic. This is a space where informed buyers and realistic sellers can both win.
Pierce County: From Sprinting to a Confident Walk
Pierce County spent 2025 shifting gears — and honestly, it needed to.
Prices:
Median single-family home prices landed near $560,000, up about 1.8% year-over-year. That’s modest growth, especially compared to the explosive years prior, but it signals stability rather than stagnation.
Time on Market & Inventory:
Homes are sitting longer than they were this time last year, and inventory is up. Translation: buyers finally have options, and sellers need to price with intention instead of optimism.
The 2025 Pattern:
Early in the year, homes still sold briskly, but bidding wars became less common. As the year went on, the market cooled into something calmer — fewer emotional offers, more strategic ones. Sellers who adapted did well. Sellers who didn’t… eventually did.
What this means in real life:
Pierce County is no longer a market where you throw a number at the wall and hope it sticks. Pricing, prep, and negotiation matter again — which is honestly a good thing.
Grays Harbor County: Quiet, Steady, and Underrated
Grays Harbor continues to be its own rhythm — slower, more affordable, and refreshingly low-pressure.
Prices:
Median single-family home prices hovered around $380,000 at the end of 2025. Depending on the data lens, values were either nearly flat (~+0.1% YoY) or slightly down (~-2% YoY). That spread reflects a diverse housing mix and fewer “trend-driven” buyers.
Sales Activity:
Despite modest pricing changes, closed sales increased nearly 19% year-over-year. People are buying — they’re just doing it thoughtfully and without urgency.
Market Feel:
Homes take longer to sell here, which gives buyers time to actually think (wild concept, I know). Negotiations are common, inspections matter, and patience pays off.
Big picture:
Grays Harbor isn’t a boom market — but it is a value-driven one. For buyers priced out elsewhere or looking for a slower pace, it quietly makes a lot of sense.
The 2025 Market, Summed Up
Across all three counties, 2025 marked a shift:
- From speed → strategy
- From panic → planning
- From “act now or lose forever” → let’s make a smart move
Sellers still have advantages in many areas, but buyers finally have leverage, time, and choices again. And honestly? That’s the kind of market where better decisions get made.
If you’re wondering what this market means for your situation — buying, selling, or just planning ahead — that’s a coffee conversation I’m always happy to have. ☕️✨
No Settling for Less
Napavine, WA — a story I’m proud of.
I winced when my client told me what she hoped her property was worth. “I’ll do my research, but I gotta tell you, I’m not certain we will be able to list your property that high.”
Sure enough, every comp I checked confirmed what I feared. I came back with a number $100k lower than my client’s hopes. Disappointed, she decided not to list her property. But at the last minute, I had a hunch. “Let me check on a couple of more things, but don’t get your hopes up. I really don’t want to underdeliver on this,” I said before hanging up.
One of the things I’ve always prided myself on is that if I don’t have the answer, I will contact someone who does and consult with those who have more experience than I do to double check my work.
Wow, was I glad I did. At first, the two agents I consulted with confirmed what I feared – the value was much lower than my client hoped. But I decided to make one more call at the suggestion of my cubicle-mate: “Call Joe. He does a lot of work down in that area.” I called the agent, who directed me to another agent, who gave me the information I was hoping to find: this parcel could have desirable development potential and have more value than it seemed at first glance. I dove into the research, calling this agent multiple times over, calling and visiting the City in person (pretty sure the City Planner doesn’t ever want to see my number pop up on his phone again). I looked up zoning codes, water and sewer connectors, density requirements – you name it! I was beaming when I called my client a week and a half later, “I think we should list at $275k” – $50k higher than she was hoping for.
We scrambled to get the listing in order, hiring a professional drone photographer to highlight the property in the best light possible. I had a strategy for marketing all in order, taking fliers to local developers and our sister brokerage on day one of listing. By the time I reached the first potential buyer – only 3 hours later after listing – he greeted me by saying that he’d already placed an offer. A couple hours after that, I had other agents calling to say they would be placing competitive offers as well.
Long story short, my client and I had to navigate multiple offers, assessing the low-offer, the offer with a feasibility contingency, and the offer with special requests. Phone call after phone call was made, negotiating back and forth with the bids, and ensuring my client had all of the information to make the best choice possible for herself.
It was one heck of a roller coaster ride, but we made it through in one piece and closed on terms beneficial to my client in a way that set the next phase of her life up for success. It was a huge learning opportunity for me, as well as a lesson in trusting my gut and being reminded of the true reward of this business: advocating for clients to give them their best chance at success.
🌼 June Joy in Thurston County: Pocket-Friendly Events
🎶 Downtown Olympia Delight: LoveOly SummerFest
📅 June 20–22 | 📍 5th Ave & Washington St, Olympia | 💲 Free
Immerse yourself in a three-day street carnival of local tunes, kid-friendly zones, pop-up markets, and a cheerful biergarten by the fountain.
- Friday (June 20): 3 pm–9 pm – craft booths, games, family fun
- Saturday (June 21): 10:30 am–9 pm – pet parade, face-painting, Super Smash Bros showdown
- Sunday (June 22): 11 am – drag brunch & live surf-punk storytelling at noon
🚗 Parking tips: Street parking fills early; consider metered lots or ride-share. Sunday mornings? Try Capitol Way garages to stay dry from performer traffic.
🎵 Port Plaza Performance: ABBAgraphs (ABBA Tribute)
📅 June 20 | 📍 Port Plaza, Olympia Waterfront | 💲 Free
Celebrate the summer solstice with ABBA classics shimmering over the water. This one-evening wonder starts around 6 pm—bring blankets for waterfront seating. Parking at nearby Port garages or park-and-ride shuttles is your ticket to serenity.
🏳️🌈 Pride Fest
📅 June 27–29 | 📍 Olympia Waterfront | 💲 Free
Parade, block party, live music—rolling through downtown. Saturday parade with road closures; arrive early for best spots. It’s joyful, vibrant, and unapologetically YOU. (Exact times TBA, but start early!)
🌲 Trails, Tides & Sunset Strolls (Always Free)
- Karen Fraser Woodland Trail (Olympia–Lacey): wander through carved wood sculpture groves beneath tall firs—take your pup, take your peace.
- Chehalis Western Trail: 22 miles of paved serenity—bike, walk, roll.
- Burfoot Park: beachside picnics, tide-pools & rhodies in bloom—just west of Olympia off Cooper Point Rd.
💡 Parking Hacks & Pro Tips
- Downtown Olympia: Street meters turn off after 8 pm on weekends. Grab garage parking on Capitol Way for all-day convenience.
- Festival lots: LoveOly hasn’t announced passes yet—book a nearby structure early if you’re driving.
- Ride-share + bikes: Fastest way to dodge traffic and walk into the heart of it all.
Thurston County Real Estate Market Update – February 2025
Thinking about buying or selling in Thurston County? Or just love to keep tabs on the market? Here’s the latest scoop from February 2025!
📊 Market at a Glance (Current vs. February 2024):
- 🏡 New Listings: 241 (-16.6%)
- 📉 Pending Sales: 215 (-7.7%)
- ✅ Closed Sales: 196 (-2.0%)
- ⏳ Days on Market: 45 (unchanged)
- 💰 Median Sales Price: $533,000 (+6.6%)
- 💵 Average Sales Price: $563,279 (+3.6%)
- 🎯 % of List Price Received: 99.6% (-0.3%)
- 🏘 Inventory: 398 (+5.0%)
- 📆 Months of Supply: 1.4 (unchanged)
Fewer Listings, Same Selling Pace
New listings took a 16.6% dip, meaning fewer homes are hitting the market. Pending and closed sales also saw slight declines, but the pace of sales hasn’t budged—homes are still selling in about 45 days, just like last year.
Prices Keep Climbing
Home values are on the rise! The median sales price jumped 6.6% to $533,000, with the year-to-date median hitting $540,000—an 8% increase. The average sales price also climbed 3.6% to $563,279 for February, and year-to-date it’s sitting at $569,992, up 5.7%.
Are Buyers Gaining an Edge?
Sellers are still getting strong offers, but there’s a tiny bit more room for negotiation. The percentage of list price received dipped slightly from 99.9% to 99.6%. Inventory is still tight at 398 homes (a 5% increase), meaning well-priced homes are still moving fast!
What This Means for You
Buyers: Prices are climbing, so waiting could cost you more. With inventory steady and slight negotiation wiggle room, now might be your moment!
Sellers: With fewer homes on the market and values rising, you’re in a great position to get top dollar. Pricing strategically is key!
Thinking about making a move? Let’s chat! 📩 Whether you’re buying, selling, or just curious, I’m here to help.
What the Heck is the Market Doing?? (Thurston County Style)
Thurston County Housing Market Update – January 2025
New year, new real estate trends! If you’re wondering what’s happening in the Thurston County housing market, I’ve got you covered. Whether you’re thinking about buying, selling, or just love keeping up with home prices like it’s your favorite sport, here’s what’s going on.
Market Snapshot 📊
- Median Sales Price: $542,475 (+7.6% YoY) – Prices are rising steadily, showing strong demand.
- New Listings: 294 (+27.3%) – More homes are hitting the market, great news for buyers!
- Days on Market: 49 (+2.1%) – Homes are selling at a steady pace.
- Average Sales Price: $577,527 (+8.1%) – Higher-end homes are making an impact.
- Closed Sales: 164 (-10.4%) – Slight dip, but buyers are still active.
- Inventory of Homes for Sale: 382 (+9.8%) – More choices for buyers!
- Months of Inventory: 1.4 months (+16.7%) – Still a seller’s market but showing some movement toward balance.
More Homes, More Choices!
📈 The number of new listings jumped by 27.3% compared to last year, which is a breath of fresh air for buyers. More homes hitting the market means more options and (hopefully) a little less cutthroat competition.
Prices Are Climbing—But at a Steady Pace
💰 The median sales price is now $542,475, up 7.6% from last year. Prices are still rising, but we’re not seeing the wild spikes of the past. This is a healthy and sustainable increase, which is great news for both buyers and sellers.
Homes Are Selling at a Similar Speed
⏳ Homes are spending about 49 days on the market. This means well-priced homes are still moving, but buyers have a little more breathing room than in past frenzies.
What’s Next?
The Thurston County market is balanced right now—sellers are still getting great returns, but buyers finally have more opportunities. If you’ve been waiting for the right time to make a move, this could be it!
✨ Thinking of buying or selling? Let’s chat—I’m here to make the process easy and (dare I say?) even a little fun. 😏
📲 Reach out anytime—I’d love to help you navigate your next move!
Brass Hub Coffeebar: A Little Piece of My Heart
Back in 2019 (which feels like an entirely different world ago), I opened a clothing boutique in a tiiiiiny little 200sf space in Cosmopolis. The coffee shop I had attached my business to was only open for a handful of weeks before it closed and I had a decision to make: Move locations. Close my doors. Or open a coffee shop. Not one to shy away from a challenge (and having over 10 years of coffee experience between my husband and I), I decided to expand my boutique and open a coffee shop.
Six months later….Covid struck. And as I’m sure you all remember, rained chaos and financial hardship on small businesses. It seemed we faced a new struggle, a new pivot, new decisions to make every single week. And as someone new to running multiple kinds of businesses, this was especially challenging.
But in the midst of all of it, Jake (my husband) and I had our team. The time we spent with our team made every hardship worth it. Every day, we all showed up and laughed, took care of one another, embraced creativity, and made Brass Hub the community focused location that it is today. It was truly a village effort and an experience I will always treasure.
In 2021, I decided to sell Brass Hub. And to my delight, my employee (and friend) decided to purchase the location with her partner. I could not be more grateful. The last couple of years, I have watched the values and mission I built the business with hold strong while Krissi improved on the quality, character, and personality of the coffeebar.
Brass Hub is now an award winning business in her capable hands, voted on by the customers and community who have fallen in love with the generosity, creativity, and people-oriented mission as well as the delicious pastries and desserts made fresh every day. As the founder, it is a delight and privilege to see the business grow beyond what I was able to accomplish and feel reassured that I made the right decision – for both myself as well as Brass Hub.
I recently had the opportunity to shoot a branding photo session for Krissi and Brass Hub. Getting to see former members of my team, how Krissi has improved on systems and organization and product, and laughing just as uproariously as we used to was one of the best experiences of my year. And my heart is full of gratitude.
If you get the chance, stop by Brass Hub Coffeebar on your way out to the beach!
Brass Hub Coffeebar
1101 1st st, Cosmopolis, WA 98537
(360) 589-6627
Open Thursday – Sunday
New Laws Will Change How You Shop For a Home
New laws effective January of 2024 will change how you do real estate, but there’s nothing to be afraid of! Read on to see how these laws will impact you as a buyer OR as a seller.
What are the Changes?
Due to ongoing litigation over communication and transparency concerns with major players in the real estate industry, WA State and the NWMLS are implementing changes to some real estate forms. These changes mostly center around commissions, how we draw up forms, inform clients, and how we proceed with a new buyer. The new laws will require that every buyer sign an agency agreement at the earliest possibility when working with a real estate agent. This agency agreement can be exclusive or non-exclusive, but defines commission payment, discusses and defines dual agency, and clarifies whether an agent will be paid from more than one source.
How This Impacts Buyers:
Gone are the days where buyers can hop from one agent to the next! The new, required buyers agency agreements define the minimum length of time a buyer will be committed to an agent (which provides wonderful security for those of us working as brokers!). An exclusive agency agreement (which will typically be my standard) eliminates the possibility of clients using an agent for multiple showings and searches and then ghosting for a different agent. Commissions are also discussed in detail! Did you know it is not a requirement for sellers to pay a buyer’s agent commission? The new agreement will define an agent’s minimum commission rate, whether the buyer wants to look at homes that don’t offer a buyer’s commission or not, and how to proceed if an offer is made on a home that does not include their agent’s commission.
While this may sound intimidating, ultimately the new rules cultivate greater transparency and security as well as encourage real estate agents and buyers to develop an ongoing working relationship from the early stages – and the more involved we are and the longer we work with our clients, the more we understand their needs and the better the service becomes!
How This Impacts Sellers:
Sellers are not required to offer a buyers agency commission – this is already the precedent, but the conversation surrounding the topic has become more forefront and transparent (which is never a bad thing). While most agents will (and should because it’s in the client’s best interest) encourage sellers to still pay a buyer’s agent commission, all facets of this topic are now front and center in the listing agreement.
How You Can Set Yourself Up for Success:
Buyers: Let this be your encouragement to do the thing I tell EVERY prospective buyer to do: interview agents. Look up their websites, listings, see how you vibe in conversation. Request to go on 1 showing with them to see if it’s a good fit. Do your homework and pick the agent you feel is informed and that you connect with. Then stick with that agent! Let them get to know you and your needs in a way that empowers them to give you the best service possible!
Sellers: Have conversations with your agent about commissions and why both seller and buyer commissions are important and in your best interest. Paying real estate agents can feel expensive and stressful! Choosing an agent who has resources, tools, connections, and top level communication can help with ensuring you feel your investment is worth it.
If you’d like to start a conversation with me, please reach out via my contact form OR via phone or email at 360-500-2791 | chelsearoyer@nwhometeam.com
