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How have Seattle condo prices changed this year (2026) in Capitol Hill and the Central District versus October 2025
By Carli Rutkowski
October 8, 2026 · 4 min read
How have Seattle condo prices changed this year (2026) in Capitol Hill and the Central District versus October 2025. This article lays out what data to check, which MLS metrics to pull, and where to find neighborhood-level condo figures for Capitol Hill and the Central District so you can compare October 2026 to October 2025.
1. Summary answer and where to check the numbers
Quick answer. To compare how Seattle condo prices changed in 2026 for Capitol Hill and the Central District versus October 2025, you need direct neighborhood-level MLS median and sale-count figures for October 2026 and October 2025, plus average price per square foot and days on market. This article explains exactly which numbers to pull and where to find them so you can verify the change yourself.
2. How to pull comparable condo numbers for Capitol Hill
Direct answer. For Capitol Hill, pull closed condo sales in the NWMLS for the area defined by the 14th Avenue to I-5 corridor, north to Portage Bay and south to E Madison, filtered to condos and condo townhomes for October 2026 and October 2025.
Which comps to include
Include by unit type. Pull studios, one-bedrooms, and two-bedrooms separately then combine if you need an overall median. Exclude single-family homes or apartments listed as multifamily units.
Include by building age and amenity level. Separate modern concrete towers such as those near Broadway from low-rise wood-frame buildings on side streets, because square-foot pricing often differs by construction type.
Key metrics to record
- Median sale price: Pull the median for October 2026 and October 2025 for the selected comp set.
- Price per square foot: Record the average and median price PSF for both months.
- Sale count: Note how many condos closed in each month, since small counts can swing the median.
- Days on market: Record the median days on market for closed listings in each month.
3. How to pull comparable condo numbers for the Central District
Direct answer. For the Central District, use NWMLS boundaries roughly from E Union and E Pike east to 23rd Avenue, and from I-90 north to E Denny. Filter to condos and condo townhomes and pull the same set of metrics for October 2026 and October 2025.
Which comps to include
Include by proximity to transit and retail corridors. Separate units close to light rail or the 23rd Avenue retail core from quieter side streets. Proximity to transit often affects per-square-foot pricing and buyer demand.
Key metrics to record
- Median sale price: Separate by unit size as with Capitol Hill.
- Price per square foot: Central District PSF can differ from Capitol Hill; record both medians and means.
- Inventory and sale count: Note if the number of closed condos is low, which increases volatility.
4. Neighborhood features that affect condo pricing
Direct answer. Building age, unit mix, transit access, nearby parks and amenities, and short-term rental rules shape condo pricing differences between Capitol Hill and the Central District.
Housing stock and building age
Building mix matters. Capitol Hill includes a mix of 1960s concrete towers near Broadway and newer midrise construction along Pike and Pine; the Central District has fewer tall towers and more low-rise conversions and newer infill condos near 23rd Avenue. These differences affect average square footage and amenity packages.
Transit, parks, and local amenities
Local anchors matter. Capitol Hill has Capitol Hill light rail station, Cal Anderson Park, Pike/Pine nightlife, and easy access to downtown; the Central District offers proximity to intentional retail on 23rd Avenue, nearby parks like Judkins and Leschi a short drive away, and different commuting lines into downtown and south Seattle. These anchors influence which units buyers prioritize.
5. What buyers and sellers should watch next
Direct answer. Track neighborhood medians, price per square foot, closed-sale counts, and days on market month to month, and compare October 2026 directly to October 2025 using the same comp filters to see how each metric changed.
Checklist of data points to track
- Median sale price: October 2026 vs October 2025 for the filtered comp set.
- Price per square foot: Record median and mean PSF each month.
- Closed sale count: Note sample size and exclude outliers such as bulk sales.
- Days on market: Median DOM for closed sales each month.
- List price to sale price ratio: Gives context on negotiation.
Questions to ask an agent
Ask for neighborhood-specific MLS exports. Request separate sheets for unit size, building type, and proximity to transit so your October-to-October comparison uses identical filters. Also ask the agent to flag any large or atypical sales that could skew medians.
How I can help. If you want this comparison done for you, I can pull the NWMLS exports for Capitol Hill and the Central District, filter by unit type and building class, and deliver a side-by-side table for October 2026 vs October 2025. I also use local knowledge of new condo deliveries and building-specific factors when interpreting the numbers.
Additional reading. For broader Seattle condo market context, see the July 2026 condo market recap and the Q1 2026 charts to understand citywide metrics you can compare to neighborhood results.
FAQ
How do I get October 2026 condo price data for Capitol Hill and the Central District?
Request neighborhood exports from NWMLS or ask a local agent to run closed sales for your exact boundary definitions for October 2026 and October 2025. Make sure the export includes sale price, sale date, square footage, DOM, and property type so you can calculate medians and price per square foot.
Why separate by building type when comparing condo prices?
Building type matters because concrete towers often command different price per square foot than wood-frame low-rises or newer infill condos. Separating by building class reduces skew from a handful of high-end tower sales or brand-new project closings.
Can public market recaps tell me the neighborhood change directly?
Public recaps often report citywide or broad neighborhood averages that may not match the comp filters you need. Use recaps for context, then get NWMLS-level exports for precise October-to-October comparisons. The links included in this article point to neighborhood-relevant recaps you can use for background.