The housing market has cooled significantly in the past six months in response to increased mortgage interest rates.  The slowdown in the equestrian home market has been tempered to some extent by an influx of buyers from California, where water shortages and wildfires are making equestrian life increasingly difficult.

Third Quarter Equestrian Home
Market Update

Despite the influx of California buyers, equestrian home sales activity was down this quarter, and year over year price gains have diminished.  In some areas, we’ve actually seen a modest retraction in home values.  Relatively low inventory levels will almost certainly help to prevent a significant loss in home values, but the equestrian home market may feel sluggish throughout the rest of this year and into 2023.

Equestrian Properties Median Sold Price Q3 2022

Median equestrian home prices in Kitsap and Thurston counties are essentially the same as they were a year ago, negating any price gains that we may have seen in late 2021 or early 2022.  Year over year sale prices are up 10-20% in Pierce and King counties, but we’ve probably seen a slight loss in value there as well in the past few months.

Equestrian Properties Sold Q3 2022

101 equestrian properties were sold in Pierce, King, Kitsap and Thurston counties in the third quarter of 2022 – a significant 20% decrease in sales activity when compared to the third quarter of last year.  The bulk of that decline was in King County, where housing prices are historically highest.  It’s possible that increasing mortgage rates are pushing some potential buyers into more affordable counties.

Equestrian Properties Ave Days on Market Q3 2022

Though equestrian home sales activity has dropped off in the Puget Sound region, the horse properties that have been selling have been selling relatively quickly – in 3-4 weeks on average.

Equestrian Properties Inventory Q3 2022

Inventory levels have started to rise in King and Pierce counties, but we still haven’t reached a balanced market where buyers and sellers are on equal footing.  That typically requires about 6 months worth of inventory.

Current Market Conditions

    • According to a recent Redfin analysis ranking the 100 most populous U.S. metro areas based on how quickly their housing markets are cooling, Seattle was ranked #1 and Tacoma was ranked #10.  This news doesn’t come as a complete surprise, given how hot our markets were before interest rates started to rise.


    • Mortgage interest rates are hovering around 7%, up one percentage point in September alone.  Uncertainty and volatility in global financial markets are contributing to day to day rate fluctuations.


    • Though single family housing starts jumped 3.4% in August, builder sentiment is at its lower level since 2014, according to data from the National Association of Home Builders.  Rising interest rates and supply chain disruptions are among their top concerns.
Two bed, one bath main house with back deck
12' covered aisle and two 12' x 12' rubber matted stalls
The equestrian facilities have all been added to the property in the past few years
80' x 160' professionally leveled arena with all-weather custom blend footing of GGT felt, silicone and sand

Because of the unique considerations involved in buying or selling a horse property, relying on a Realtor with real world equestrian experience makes good sense.  If you’re thinking about buying or selling a horse property in the Puget Sound area, please give me a call to discuss how I can put my knowledge and experience to work for you.

Jeff Williams

Jeff Williams has been riding and showing American Quarter Horses since childhood and is a top-producing Realtor with Windermere Chambers Bay, specializing in equestrian property sales in King, Pierce, Kitsap and Thurston counties.

Jeff Williams: (253) 303-1135

Contact Jeff Williams

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