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Featured local agent — Port Orchard, WA
Sarah Mitchell
Compass Real Estate · Port Orchard, WA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Port Orchard, WA Housing Market
The typical home in Port Orchard, WA is worth $556,370, rose 1.0% over the past year (Zillow Home Value Index, August 2026). The last median sale price Redfin published was $645,540, +7.6% year over year (through May 2026). With 2.6 months of supply and homes going under contract in about 21 days, Port Orchard is a seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $556,370 home is about $2,970/mo in principal and interest.
Key numbers for Port Orchard, WA
Typical home value
$556,370
+1.0% in 12 months
Zillow, August 2026
Typical asking rent
$2,042/mo
Zillow Observed Rent Index
Zillow, August 2026
Median sale price
$645,540
+7.6% year over year
Redfin, through May 2026
Days on market
21
Average pace
Redfin, through May 2026
Active listings
93
2.6 months of supply
Redfin, through May 2026
30-yr fixed rate
7.03%
Freddie Mac weekly average
Freddie Mac via FRED, September 2026
Median household income
$81,472
Home costs 6.8x income
U.S. Census ACS, 2023
Sale-to-list ratio
100.8%
Selling above asking
Redfin, through May 2026
Zillow figures are as of August 2026 and refresh monthly. Redfin figures are through May 2026 — Redfin stopped publishing its public market trackers in June 2026, so those numbers are final, not current. Mortgage rates come from Freddie Mac via FRED and update weekly.
Is Port Orchard a buyer's or seller's market?
Port Orchard, WA is a seller's market, based on 2.6 months of supply and homes selling in about 21 days. Under 4 months of supply tilts the market toward sellers: homes clear faster than they are replaced, so concessions are scarce.
Inputs are Redfin's final published period (May 2026). How we classify markets · Where the data comes from
What does the Port Orchard housing market data show?
Every row below is Redfin's final published month for Port Orchard, WA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $645,540 |
| Median list price | $599,000 |
| Year-over-year price change | +7.6% |
| Median price per sq ft | $266/sq ft |
| Median days on market | 21 days |
| Active inventory | 93 listings |
| Months of supply | 2.6 months |
| Sale-to-list price ratio | 100.8% |
| Homes sold (that month) | 36 |
| New listings (that month) | 45 |
| Listings with a price cut | 40.9% |
| Market condition | Seller's market |
How to read these numbers
- Median sale price
- Half the homes that closed sold for more than this, half for less. It moves with what kind of home sold that month, so a quiet month with two big sales can swing it. Redfin's figure for Port Orchard is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Port Orchard is worth right now, whether or not it sold. It is smoother than the median sale price and it still refreshes monthly, which is why this page leads with it.
- Months of supply
- How long it would take to sell every active listing at the current pace. Under 3 favors sellers, over 6 favors buyers, and 3 to 6 is the balanced band.
- Days on market
- Median time from listing to accepted offer. Short means you should have financing ready before you tour; long means there is room to negotiate on price and repairs.
- Sale-to-list ratio
- Sale price divided by the last asking price. Above 100% means bidding above asking is normal here; below 100% means the typical buyer got a discount.
- Price per square foot
- The size-adjusted price. Use it to compare a 1,400 sq ft house to a 2,600 sq ft house, not to value your own home — lot, condition and age move it a lot.
- Listings with a price cut
- Share of active listings that dropped their asking price in the month. A high share is the earliest visible sign that sellers are ahead of what buyers will pay.
- Typical asking rent (ZORI)
- Zillow's repeat-rent index for asking rents on new leases. Paired with the home value it gives the price-to-rent ratio in the rent-vs-buy section below.
How have Port Orchard home prices moved?
Over the last three years the median sale price in Port Orchard, WA rose 17.4%, from $549,990 to $645,540. The live Zillow value series has rose 1.0% in the last 12 months, which is the more current read now that Redfin's series has stopped. 40.9% of Port Orchard listings cut their asking price in the final Redfin month — a high share, and the clearest sign that list prices were running ahead of what buyers would pay. For prices to fall meaningfully from here, supply would have to keep building past 2.6 months while the sale-to-list ratio slips below its current 100.8%. Watch those two together — they move before the median does.
Redfin, through May 2026 — the chart ends at Redfin's final published month.
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What does it cost to buy a home in Port Orchard?
Priced off the typical home value of $556,370 at the current 7.03% 30-year fixed rate. These are principal and interest only — property taxes, homeowner's insurance, HOA dues and mortgage insurance are on top, and they vary enough by property that we will not guess them for you.
| Down payment | Cash at close | Loan amount | Monthly P&I |
|---|---|---|---|
| 20% | $111,274 | $445,096 | $2,970/mo |
| 5% | $27,818 | $528,551 | $3,527/mo |
Zillow, August 2026 for the price · Freddie Mac via FRED, September 2026 for the rate
What income do you need?
Lenders generally want housing costs under 28% of gross income. On the 20%-down payment of $2,970, that implies roughly $127,295 a year before you add taxes and insurance. The median household in Port Orchard earns $81,472, about $45,823 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the typical home value to fit the 28% rule. That puts the price-to-income ratio at 6.8x — well above the 3x that was historically considered affordable, which is why down payment size drives who can buy here.
Run it with your own numbers: affordability calculator · mortgage calculator
Buying in Port Orchard in the next 12 months?
Tell us your timeline. We send the Port Orchard market brief: the price ranges that actually clear, how long homes sit, and what to fix on your credit before you apply.
Is it cheaper to rent or buy in Port Orchard?
Typical asking rent in Port Orchard, WA is $2,042/mo, against a typical home value of $556,370. That is a price-to-rent ratio of 22.7x, which means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Compared head to head, 20% down puts principal and interest at $2,970 a month — $928 more than renting before taxes and insurance, so the ownership case here rests on equity and appreciation rather than monthly cash flow.
Zillow, August 2026 for both value and rent
Add your own down payment, tax rate and time horizon in the rent vs. buy calculator.
Is inventory rising or falling in Port Orchard?
Active listings in Port Orchard, WA went from 80 in May 2025 to 93 in May 2026, a +16.3% change. Rising inventory is the single most useful leading indicator for buyers: more choice, longer marketing times, and more sellers willing to negotiate before price cuts show up in the median.
| Month | Active listings | New listings |
|---|---|---|
| June 2025 | 92 | 56 |
| July 2025 | 98 | 39 |
| August 2025 | 100 | 36 |
| September 2025 | 102 | 44 |
| October 2025 | 94 | 26 |
| November 2025 | 97 | 41 |
| December 2025 | 94 | 14 |
| January 2026 | 78 | 29 |
| February 2026 | 78 | 36 |
| March 2026 | 73 | 48 |
| April 2026 | 84 | 54 |
| May 2026 | 93 | 45 |
Redfin, through May 2026
How does Port Orchard compare to Washington and the U.S.?
Port Orchard homes sell for $645,540 — 1% below the Washington median of $651,800. Against the national median of $410,700, Port Orchard runs 57% higher. Year-over-year, Port Orchard moved +7.6% against Washington's -0.2% — a bigger swing than the state as a whole.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Port Orchard, WA | $645,540 | +7.6% | 21 days |
| Washington statewide | $651,800 | -0.2% | 19 days |
| United States | $410,700 | not published | not published |
City and state rows: Redfin, through May 2026 · U.S. row: Freddie Mac via FRED, April 2026 (MSPUS, quarterly)
What to do next in Port Orchard
What buyers should watch
- Months of supply, currently 2.6. It turns before price does — when it climbs past 6, sellers start taking offers they would have rejected a quarter earlier.
- The share of listings cutting price, currently 40.9%. A listing that has already cut once is the one most likely to accept below asking.
- The gap between 5% and 20% down here is $557 a month in principal and interest alone, before mortgage insurance. That gap, not the price, is usually what decides your timeline.
- Rate moves. At 7.03%, every full point of rate change moves the payment on a $556,370 home more than a 5% price change does.
- Your credit tier before you shop, not after — it sets the rate you are quoted. Run your numbers first.
What sellers should know
- The median Port Orchard listing goes under contract in 21 days. If yours passes that mark, the market is telling you the price is wrong — not that you need more showings.
- Homes here close at 100.8% of asking. Price at the number you want and let competition do the rest.
- In the last published month Port Orchard added 45 new listings against 36 sales — more competition arriving than clearing, so early timing matters.
- Your equity moved +1.0% in the last 12 months on the Zillow value series. That, not the price you paid, is what sets your net proceeds.
- Comparable ZIP-level pricing inside Port Orchard varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Port Orchard
There are currently 93 homes listed for sale in Port Orchard, Washington. The median listing price is $599K.
Active listings
93
Homes on market
Median list price
$599K
Avg. days on market
21
Days until sale
New this week
45
Newly listed
How much do homes cost in Port Orchard by property type?
How the Port Orchard, WA market breaks down across single-family homes, condos and townhouses. Redfin, through May 2026
| Property type | Median price | Price / sq ft | Homes sold | Days on market |
|---|---|---|---|---|
| Single-family | $661,800 | $263/sq ft | 35 | 21 days |
| Condo / co-op | $261,262 | $302/sq ft | 1 | 129 days |
| Townhouse | $454,950 | $343/sq ft | 1 | 34 days |
Who lives in Port Orchard?
American Community Survey estimates for Port Orchard. U.S. Census ACS, 2023
Population
16,398
Households
6,557
Median income
$81,472/yr
Median age
32.9 years
Owner-occupied
58.9%
Median home value
$492,000
Median gross rent
$1,760/mo
Mean commute
33.3 min
58.9% of occupied homes in Port Orchard are owner-occupied, and the rest are rented — which is the share that decides how much of the local housing stock ever reaches the for-sale market. The Census self-reported median home value is $492,000 against Zillow's $556,370 typical value; the gap is normal — ACS asks owners what they think their home is worth, Zillow models transactions. Census median gross rent (all leases, including long-held ones) is $1,760/mo, below Zillow's $2,042/mo asking rent on new leases — the difference is roughly what a mover pays over a stayer.
Which public schools serve Port Orchard?
18 schools tracked · 9,301 students
The largest public schools serving Port Orchard, WA by enrollment, drawn from the National Center for Education Statistics. School quality is a commonly cited factor in home-buying decisions — these are the campuses families in this area are most likely to encounter.
South Kitsap High School
Grades 9-12 · 2,417 students
John Sedgwick Middle School
Grades 6-8 · 705 students
Cedar Heights Middle School
Grades 6-8 · 660 students
Marcus Whitman Middle School
Grades 6-8 · 654 students
Orchard Heights Elementary
Grades PK-5 · 550 students
Sunnyslope Elementary School
Grades PK-5 · 492 students
Sidney Glen Elementary School
Grades PK-5 · 483 students
Manchester Elementary School
Grades PK-5 · 483 students
Source: National Center for Education Statistics, Common Core of Data directory. Updated annually. Ratings and test scores are not currently displayed.
Which cities are near Port Orchard, WA?
Ordered by distance from Port Orchard, not by size. Compare Port Orchard side by side with any of them.
Port Orchard housing market FAQ
Is Port Orchard a buyer's or seller's market?
Port Orchard, WA is currently a seller's market. That read comes from 2.6 months of supply, homes going under contract in about 21 days, and sellers getting 100.8% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Port Orchard?
The typical home in Port Orchard, WA is worth $556,370 (Zillow Home Value Index, August 2026). The median sale price in the last month Redfin published was $645,540, about $266 per square foot.
Is Port Orchard cheaper than the rest of Washington?
Port Orchard's median sale price of $645,540 is 1% lower than the Washington statewide median of $651,800, and 57% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Port Orchard?
Homes in Port Orchard, WA spent a median of 21 days on market before going under contract, versus 19 days statewide. That is a normal pace: enough time to see a home twice, not enough to wait a month. (Redfin, through May 2026.)
What income do you need to buy a home in Port Orchard?
At the current 30-year fixed rate of 7.03%, 20% down on a $556,370 home is about $2,970 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $127,295 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $81,472.
Are home prices rising in Port Orchard?
The typical home value in Port Orchard, WA rose 1.0% over the last 12 months, from $551,029 to $556,370 (Zillow, August 2026). This is the live series — it refreshes monthly.
What are the cheapest ZIP codes in Port Orchard?
Port Orchard ZIP-level sale prices are not all published for the same period, so ranking them would compare different months. The ZIP pages listed on this page show what we hold for each one individually.
Is now a good time to buy in Port Orchard?
That depends on your timeline, not on a headline. What the data says today: Port Orchard, WA is a seller's market with 2.6 months of supply, the 30-year fixed rate is 7.03%, and the price-to-rent ratio of 22.7x means renting tends to be the cheaper monthly option unless you stay long enough for appreciation to close the gap. Properties Incorporated publishes the data; it does not give financial advice.
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