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Featured local agent — Shadow Lake, WA
Sarah Mitchell
Compass Real Estate · Shadow Lake, WA
“Your trusted relocation specialist since 2009. 350+ homes sold. Zero-pressure, data-first approach.”
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Shadow Lake, WA Housing Market
The last median sale price Redfin published was $1.30M (through May 2026). With 2.5 months of supply and homes going under contract in about 23 days, Shadow Lake is a strong seller's market. At today's 7.03% 30-year fixed rate, 20% down on a $1.30M home is about $6,948/mo in principal and interest.
Key numbers for Shadow Lake, WA
Median sale price
$1.30M
Last published period
Redfin, through May 2026
Days on market
23
Average pace
Redfin, through May 2026
Active listings
5
2.5 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
$137,407
Home costs 9.5x income
U.S. Census ACS, 2023
Sale-to-list ratio
105.0%
Selling above asking
Redfin, through May 2026
Zillow figures 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 Shadow Lake a buyer's or seller's market?
Shadow Lake, WA is a strong seller's market, based on 2.5 months of supply and homes selling in about 23 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 Shadow Lake housing market data show?
Every row below is Redfin's final published month for Shadow Lake, WA. Redfin, through May 2026
| Metric | Value |
|---|---|
| Median sale price | $1.30M |
| Median list price | $1.67M |
| Median price per sq ft | $437/sq ft |
| Median days on market | 23 days |
| Active inventory | 5 listings |
| Months of supply | 2.5 months |
| Sale-to-list price ratio | 105.0% |
| Homes sold (that month) | 2 |
| New listings (that month) | 3 |
| Listings with a price cut | 40.0% |
| Market condition | Strong 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 Shadow Lake is frozen at May 2026.
- Typical home value (ZHVI)
- Zillow's estimate of what a mid-market home in Shadow Lake 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 Shadow Lake home prices moved?
Over the last three years the median sale price in Shadow Lake, WA rose 87.3%, from $695,000 to $1.30M. 40.0% of Shadow Lake 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 2.5 months while the sale-to-list ratio slips below its current 105.0%. 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 Shadow Lake?
Priced off the median sale price of $1.30M 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% | $260,295 | $1.04M | $6,948/mo |
| 5% | $65,074 | $1.24M | $8,251/mo |
Redfin, through May 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 $6,948, that implies roughly $297,771 a year before you add taxes and insurance. The median household in Shadow Lake earns $137,407, about $160,364 short of that threshold — the typical local household needs a larger down payment, a co-borrower, or a home below the median sale price to fit the 28% rule. That puts the price-to-income ratio at 9.5x — 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 Shadow Lake in the next 12 months?
Tell us your timeline. We send the Shadow Lake 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 Shadow Lake?
Zillow does not publish a rent index (ZORI) for Shadow Lake, WA, so we cannot compute a price-to-rent ratio here without borrowing a nearby market's rents and calling them local — which we will not do. The rent vs. buy calculator works with a rent figure you supply.
Is inventory rising or falling in Shadow Lake?
Active listings in Shadow Lake, WA went from 1 in March 2025 to 5 in May 2026, a +400.0% 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 |
|---|---|---|
| April 2025 | 1 | 1 |
| June 2025 | 6 | 5 |
| July 2025 | 2 | 2 |
| August 2025 | 1 | 2 |
| September 2025 | 3 | 4 |
| October 2025 | 4 | 2 |
| November 2025 | 5 | 1 |
| January 2026 | 2 | 1 |
| February 2026 | 4 | 3 |
| March 2026 | 2 | 2 |
| April 2026 | 4 | 4 |
| May 2026 | 5 | 3 |
Redfin, through May 2026
How does Shadow Lake compare to Washington and the U.S.?
Shadow Lake homes sell for $1.30M — 100% above the Washington median of $651,800. Against the national median of $410,700, Shadow Lake runs 217% higher.
| Market | Median sale price | YoY | Days on market |
|---|---|---|---|
| Shadow Lake, WA | $1.30M | not published | 23 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 Shadow Lake
What buyers should watch
- Months of supply, currently 2.5. 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 40.0%. 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 $1,303 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 $1.30M 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 Shadow Lake listing goes under contract in 23 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 105.0% of asking. Price at the number you want and let competition do the rest.
- In the last published month Shadow Lake added 3 new listings against 2 sales — more competition arriving than clearing, so early timing matters.
- Comparable ZIP-level pricing inside Shadow Lake varies more than the citywide median suggests — check the ZIP pages below before you set a number.
Homes for sale in Shadow Lake
There are currently 5 homes listed for sale in Shadow Lake, Washington. The median listing price is $1.7M.
Active listings
5
Homes on market
Median list price
$1.7M
Avg. days on market
23
Days until sale
New this week
3
Newly listed
How much do homes cost in Shadow Lake by property type?
How the Shadow Lake, 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 | $1.30M | $437/sq ft | 2 | 23 days |
Who lives in Shadow Lake?
American Community Survey estimates for Shadow Lake. U.S. Census ACS, 2023
Population
2,221
Households
760
Median income
$137,407/yr
Median age
44.9 years
Owner-occupied
87.8%
Median home value
$847,100
Median gross rent
$1,443/mo
Mean commute
42 min
87.8% of occupied homes in Shadow Lake 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.
Which cities are near Shadow Lake, WA?
Ordered by distance from Shadow Lake, not by size. Compare Shadow Lake side by side with any of them.
Shadow Lake housing market FAQ
Is Shadow Lake a buyer's or seller's market?
Shadow Lake, WA is currently a strong seller's market. That read comes from 2.5 months of supply, homes going under contract in about 23 days, and sellers getting 105.0% of their asking price in the last month Redfin published (May 2026).
How much do homes cost in Shadow Lake?
The median sale price in the last month Redfin published was $1.30M, about $437 per square foot.
Is Shadow Lake cheaper than the rest of Washington?
Shadow Lake's median sale price of $1.30M is 100% higher than the Washington statewide median of $651,800, and 217% above the U.S. median of $410,700. Both figures are for the same period.
How long do homes take to sell in Shadow Lake?
Homes in Shadow Lake, WA spent a median of 23 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 Shadow Lake?
At the current 30-year fixed rate of 7.03%, 20% down on a $1.30M home is about $6,948 a month in principal and interest. Lenders typically want that under 28% of gross income, which works out to roughly $297,771 a year before taxes, insurance, HOA dues or mortgage insurance. The local median household income is $137,407.
Are home prices rising in Shadow Lake?
We do not hold a complete 12-month value series for Shadow Lake, WA yet, so we are not going to call a direction. The price chart above shows every period we do have.
What are the cheapest ZIP codes in Shadow Lake?
Shadow Lake 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 Shadow Lake?
That depends on your timeline, not on a headline. What the data says today: Shadow Lake, WA is a strong seller's market with 2.5 months of supply, the 30-year fixed rate is 7.03%. Properties Incorporated publishes the data; it does not give financial advice.
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One email: what homes are actually clearing at around $1.30M, how long they sit, which ZIPs run cheaper, and what to fix on your credit before you apply.