When you are buying a home in Southwest Washington, one of the most important things to understand is what kind of housing market you’re in. A buyer’s market feels very different from a seller’s market, and having the right expectations up front will help you avoid frustration and make better decisions when it comes time to write an offer. This is just the third part of The Couve Buyer Go with the Flow series, so that you can have an upper hand as a home buyer in today’s housing market.
Go with the Flow
What helps to reduce the ups and downs of buying a home in The Couve area (Vancouver, Camas, and Washougal) is understanding the housing market and how to go with the flow. Rather than reacting to general news that may not be local, reach out to learn how to get a more proactive approach with transparent “behind the scenes” and real estate insights based on your criteria for buying a home here in Southwest Washington.
Housing Market
Typically, we think of the housing market as either buyers or sellers and nothing in between. This may not be the case with your particular home-buying journey. A buyer’s market feels very different from a seller’s market, and having the right expectations up front will help you avoid frustration and make better decisions when it comes time to write an offer. This is where working with a local Couve Realtor like me, who knows the nuances of the Southwest Washington housing market, can give you an edge.
What is a Buyer’s Market?
A buyer’s market happens when there are more homes available than there are active buyers. In Southwest Washington, this may mean homes sit longer on the market, sellers may be more open to negotiating on price or repairs, and buyers have more options to choose from. You may see that higher-end price ranges (luxury homes over $1 million in Camas, or rural acreage homes in Washougal) where the buyer pool is smaller. For buyers, this is the time to ask for concessions like closing costs, rate buy-downs, or repairs after inspection.
What is a Seller’s Market?
A seller’s market occurs when demand outpaces supply. Homes move quickly, sometimes within days or even hours after being listed with multiple offers. Here in The Couve area, this is most common in the entry-level price ranges (under $500,000 in Vancouver), or in highly desirable neighborhoods in Camas, where school districts and lifestyle perks consistently keep demand strong. As a buyer, it means that you’ll have to act fast, coming in with a strong offer, and sometimes making compromises on small details to secure the home.
The Southwest Washington “Balance Point”
Nationally, the market is considered balanced around four to seven months of inventory. But in SW Washington, balance may be closer to three months because our region has steady in-migration from Portland, California, and other higher-cost areas (such as from King County). Even when the rest of the country may feel slower, desirable pockets of Vancouver, Camas, and Washougal may remain competitive.
Why Neighborhoods Can Be Buyer’s or Seller’s Market
The perception that the housing market is either a buyers’ or sellers’ but not both. However, even here in The Couve, the housing markets can vary and have both happening at the same time, side by side.
- A turnkey single-family home in Prune Hill (Camas) with a main-level primary bedroom and walk-in shower may spark multiple offers and lean strongly into a seller’s market.
- A two-story fixer on a well and septic lot outside Washougal may sit for months, giving buyers more leverage as a more buyer’s market.
- A single-level home in Felida (Vancouver) may sell quickly because of accessibility demand, while a large multi-story in East Vancouver may not, depending on the layout and updates.
- A condo in downtown Vancouver may be balanced, while a newer suburban home in Fisher’s Landing may still be competitive.
Understanding these nuances is critical when searching and buying a home, and working with me as your Realtor, we can have a tailored offer strategy. That’s why it’s important for you as a buyer to know more than just the city you are looking at, but also understand the specific sub-market of the neighborhood and home type.
Vancouver Market Breakdown
These are some Vancouver sub-markets that may be seen:
- Felida & Salmon Creek: Strong seller’s markets for single-levels and homes with large lots. Multi-story homes without main-level primaries can sit longer.
- East Vancouver (Cascade Park, Fisher’s Landing): Often balanced depending on updates. Turnkey homes still sell quickly, while fixers lean toward a buyer’s market.
- Downtown & Waterfront: Condos are more balanced because higher HOA dues limit buyer competition, but new luxury condos may move faster due to limited availability.
Camas Market Breakdown
Camas is consistently one of the strongest seller’s markets in SW WA, but dynamics will vary:
- Prune Hill & Lacamas Shores: Highly desirable, especially single-levels or homes with main-floor primaries. These almost always attract multiple offers.
- Green Mountain & Camas Meadows (new builds): Competitive, but buyers may have some leverage with builders depending on inventory.
- Luxury homes over $1M (Lacamas Lake): Still competitive, but fewer buyers at this price point means some listings sit longer—giving buyers more negotiation power.
Washougal Market Breakdown
Washougal offers both affordability and rural living:
- Camas/Washougal Border: Strong demand—homes here sell quickly because buyers get Camas amenities with slightly lower prices.
- In-Town Washougal: Balanced. Entry-level homes move fast, but older properties may require negotiation.
- Rural Acreage Properties: More of a buyer’s market. Homes with private wells, septics, or dated layouts may sit longer, giving buyers room to negotiate.
Other Key Buyer Considerations
- Single vs. Multi-Story Homes: Single-levels cost more per square foot due to accessibility demand. Multi-stories with main-floor primaries are the next most desirable.
- Walk-In Showers: Highly sought after for safety and style, especially among downsizers and retirees.
- Housing Type:
- Single-Family Homes: Strongest demand overall.
- Condos: More balanced, especially downtown.
- Manufactured Homes: Affordable but financing hurdles can slow sales.
- Utilities: Public water/sewer is preferred. Wells and septics are common in rural areas but require inspection and ongoing maintenance.
- Seasonality: Spring is most competitive, while winter buyers may find more negotiation room.
- Condition: Turnkey = seller’s advantage. Fixers = buyer’s advantage.
- Bonus Space/ADUs: Increasingly attractive for multi-gen or income potential.
- Privacy: Acreage homes draw strong appeal, while subdivision “fishbowl” living can be less desirable.
Tips for Buyers in Today’s Market
- Know Your Market Type – Understand if the home you’re after is in a seller’s, buyer’s, or balanced sub-market.
- Be Ready Financially – Pre-approval and proof of funds are non-negotiable in competitive neighborhoods.
- Act Quickly in Seller’s Markets – Touring and writing offers promptly gives you the best shot.
- Negotiate Smartly in Buyer’s Markets – Use concessions, repairs, and price flexibility to your advantage.
- Rely on Local Expertise – A neighborhood can flip from buyer to seller dynamics quickly; a Realtor who knows the micro-markets will help you adjust your strategy.
Ready to Find Your Next Home?
Whether you’re searching for a turnkey home in Camas, an affordable option in Washougal, or a condo near the Vancouver waterfront, knowing whether you’re in a buyer’s market or seller’s market is the first step to making smart, confident moves.
Reach out today to schedule a Home Discovery Session—we’ll clarify your priorities, explore neighborhoods that fit your lifestyle, and develop a strategy tailored to the specific market you’re stepping into.
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