Clark County Inventory Surge: Why Homes Are Selling Slower in Late 2025

Clark County’s real estate market is experiencing an unusual slowdown. Homes are getting plenty of attention – busy open houses and interested buyers – yet far fewer sales are closing. If you’re a seller wondering why your well-kept home with great features isn’t selling, or a buyer finding yourself touring homes but not making offers, you’re not alone. In September 2025, Clark County has nearly twice the housing inventory it did a year ago, but roughly the same number of buyers, leading to a standstill in which everyone is looking and few are “pulling the trigger.” Let’s break down what’s happening and what it means for both sellers and buyers in the Vancouver, Camas, and broader Clark County area.

Market Snapshot: A Slower, Balanced Market

Figure: Months of Inventory in Clark County climbed sharply over the past year, reaching ~3.6 months in August 2025. More supply means a more balanced market, a shift from the rapid pace of the pandemic era.

The numbers tell the story of a market pumping the brakes. Housing supply has swollen, giving buyers far more choices than last year. In fact, homes are now taking around 41 days on average to sell, compared to just 26 days a year ago. That’s a dramatic slowdown from the frenzied market of 2020-2022. There were 570 homes sold in Clark County in August 2025, slightly fewer than the 600 sales in August 2024, even though many more listings are available. Inventory (months’ supply of homes) is at its highest level in years – about 3.5–3.6 months of supply as of late summer 2025, roughly double last year’s level. For context, the local Realtors association noted that both inventory and time on market have climbed since last summer, shifting Clark County toward a more balanced market. In fact, industry data now classifies Clark County as a “balanced” market (neither a buyer’s nor seller’s strong advantage) with supply and demand about equal.

Notably, home prices have not crashed despite slower sales. The median sale price in August was around $560,000, up a modest 1–2% from last year – essentially flat growth. However, sellers are adjusting expectations: the average sale now closes at roughly 99% of the asking price, a slight dip from a year ago, and nearly 40% of listings have had to cut their price before selling. In short, buyers have gained negotiating power. They have more homes to choose from and no need to bid wildly over asking price. Meanwhile, sellers face more competition and must price and prepare their homes carefully to attract offers.

Why Are Buyers Hesitant to Commit?

Buyers haven’t disappeared – they’re just more cautious and selective. Open house traffic is still strong, and popular neighborhoods like Vancouver, Camas, and Washougal are seeing steady interest. The difference in 2025 is that buyers are no longer rushing into the first home that “checks most of the boxes.” Several factors explain this hesitation:

• Higher mortgage rates and affordability challenges: After years of ultra-low rates, today’s 30-year mortgage rates around ~6.3% are giving buyers pause. A higher rate can add hundreds of dollars to a monthly payment, so buyers are thinking hard about the total cost of owning each home – not just the sticker price, but also taxes, insurance, HOA dues, and upkeep. With home prices still near record highs, housing affordability is stretched, and many buyers are at the top of their budget. This makes them risk-averse; they don’t want to “settle” or overpay and then regret it.

• No sense of urgency: In the pandemic frenzy, buyers had to make split-second decisions and often bid over asking. Now, with double the listings and less competition, buyers feel they have time. Homes aren’t selling overnight; the average time on market is several weeks now instead of a few days. That breathing room means buyers can afford to be picky. They tour multiple homes, compare their options, and often decide to wait for a better fit or a better deal. As one local expert put it, attention doesn’t equal action – a home can get plenty of showings and interest without generating offers in today’s climate.

• Expectations of deals or changes: Some buyers believe that with the market cooling, prices might come down or interest rates might drop in the near future. This “wait and see” approach leads them to hesitate even when a house meets their needs. They wonder: “What if something similar comes up for cheaper in a few months?” or “Maybe I should wait until rates dip below 6%.” This mentality can turn eager house-hunters into perpetual window-shoppers. Additionally, economic news – from inflation to tech layoffs – may be making buyers more cautious about big financial commitments.

  
  

Bottom line: Today’s buyers are careful, not desperate. They are still in the market (we see them at showings and open houses), but they won’t pull the trigger unless a home truly feels like a smart purchase at the right price. This marks a big change from a couple of years ago, and it’s a key reason many homes “checking all the boxes” are nonetheless lingering on the market longer.

Sellers Face Stiffer Competition (Twice the Listings = Tougher Market)

For the past few years, homeowners enjoyed a strong seller’s market – most listings would attract multiple offers within days. That landscape has changed in Clark County. Active listings have roughly doubled from the historic lows of 2023-24, meaning buyers have far more to choose from. As a seller in September 2025, you might be competing with twice as many other homes for the same pool of buyers, which can be frustrating if you expected a quick sale.

Several dynamics are contributing to this competitive pressure on sellers:

• Buyers’ high standards: Because buyers are choosier and budgets are tight, only the best-valued homes are selling quickly. Data shows that well-priced, “deal” homes still get snatched up in days or weeks, but those priced just a bit too high or in less-than-pristine condition may sit with few (or zero) offers. In this market, attention doesn’t guarantee a sale – you might get a lot of lookers and positive feedback, yet no offers if buyers feel your home is overpriced or not the absolute best option in its category.

• Pandemic-era pricing vs. reality: Some sellers initially price their homes as if it were still 2021, expecting peak pandemic prices. However, buyers today are very price-savvy and will walk away from homes that aren’t “priced to market”. Clark County’s housing inventory increase has effectively put a cap on runaway prices – buyers know they have options and leverage. If your neighbor down the street has a similar home listed for $10k less, or offering a new roof, guess which one buyers will favor? Sellers can no longer bank on feverish bidding wars to push values up; pricing it right from the start is critical.

• Longer days on market: As mentioned, the average time to sell has shot up. It’s not uncommon now for a listing to take 2+ months to find a buyer, especially in higher price tiers or less central locations. Seeing homes sit for weeks can further soften buyer urgency (“Hey, it’s still available, maybe we can offer less later”). It also means as a seller you must endure more showings, more open houses, and possibly multiple price reductions. Patience is key, but so is being proactive in adjusting your strategy if needed.

  
  

For sellers, this climate can be challenging. If your home is listed and you’re wondering “what’s going on?” – take heart that it’s a market-wide trend, not just your property. Homes are still selling in Clark County, but only when price, presentation, and buyer psychology align just right. In the next section, we’ll cover how you can make sure those factors line up in your favor.

Tips for Sellers: How to Attract Today’s Wary Buyers

Selling a home in a slower market requires a strategic approach. Here are some tips to help your Clark County home stand out and get that elusive offer:

• Price competitively from the start: In this market, overpricing is a recipe for crickets. Look closely at recent comparable sales and price to the market, not to your hoped-for number. Remember, if you’ve had lots of showings but no offers, that’s strong feedback that buyers think it’s overpriced. Sometimes pricing a bit below the competition can actually fetch you a better result – it creates the perception of a deal and can spur a quicker sale (possibly even a bidding scenario if you attract multiple interested parties). Homes that feel like a bargain compared to others in the neighborhood are the ones that succeed in this climate.

• Make the home shine (online and in person): Presentation matters more than ever. Since buyers are cautious, they will scrutinize everything. Before listing, tackle repairs and touch-ups you might have ignored. Consider staging your home to make it look inviting and move-in ready. Invest in high-quality photography and marketing, because today’s buyers often decide from the online listing whether a home is worth seeing. A well-presented home can create an emotional connection that motivates a buyer to act, even if they’re on the fence.

• Be flexible and ready to negotiate: In a balanced market, negotiation is back on the table. Don’t be offended by offers below list – consider them a starting point. You might offer to help with closing costs or an interest rate buydown, or be flexible on closing date, to seal the deal with a jittery buyer. If feedback from showings points to an issue (e.g. the carpet is old, the backyard isn’t fenced), think about addressing it or adjusting your price. The goal is to remove reasons for a buyer to not choose your home. Also, if you’ve been listed a while with little action, be willing to reduce the price sooner rather than later – a proactive reduction can capture fresh interest before your listing gets stale.

• Stay patient but proactive: It’s normal to feel discouraged if your home doesn’t sell in the first month. Stay patient – the average market time is much longer now, so a few weeks with no offer isn’t unusual. However, remain proactive with your agent: review your marketing, consider new advertising channels or a fresh MLS description, and re-evaluate your pricing every few weeks. The silver lining is that serious buyers are out there; by staying adaptable, you increase your chances of connecting with one. Every showing is an opportunity for feedback that can guide your next move.

  
  

By pricing right, putting your home’s best foot forward, and responding to market signals, you can overcome the slow market headwinds. Many sellers are still closing successful sales – the key is being the standout option that compels a cautious buyer to say “this is the one.”

Advice for Buyers: Opportunity Knocks (Carefully)

If you’re a buyer in Clark County, you might secretly be enjoying this slower pace. After years of frantic competition, you finally have breathing room to shop for a home. This is a great moment to be a buyer – but that doesn’t mean you should be complacent. Here’s how to navigate the current market to your advantage:

• Take advantage of choice and time: With more listings on the market, you have options. You can afford to compare homes, sleep on decisions, and avoid rushing into something questionable. Use this time to really vet the homes you like: visit at different times of day, check commute times, research the neighborhood. This slower market lets you be thorough – a big win for buyers who felt rushed before. Negotiation leverage is also in your favor now: you can often bid under asking or ask for repairs/credits, especially on homes that have sat for a while. Don’t hesitate to negotiate; the worst a seller can say is no, and many are willing to deal.

• Yet, don’t sleep on a genuinely great deal: The flip side of having time is that the best deals still go quickly. If a home is priced very well or is the cream of the crop in its category (e.g. beautifully renovated, prime location, and listed at a fair price), assume other buyers will notice too. We are still seeing certain well-priced homes receive multiple offers or sell in a matter of days. So if you come across “the one” – a home that truly checks all your boxes and is priced right – be ready to act. Get pre-approved for your mortgage in advance, so you can write an offer immediately. It’s a balancing act: enjoy the breathing room, but stay alert for the right opportunity and be prepared to move decisively when it appears.

• Keep the big picture in mind: In a stagnant market, it’s easy to second-guess yourself endlessly. Yes, prices might dip if inventory keeps climbing, or interest rates might ease next year – or maybe not. It’s difficult to time the exact bottom of the market or predict interest rate swings. Focus on finding a home that fits your needs and budget today. If it does, and you plan to stay for several years, a small price variation or interest rate change likely won’t make or break your long-term outcome. Remember, you can potentially refinance later if rates drop. What you can’t do later is go back in time and buy a house that you loved but let slip away. In other words, don’t let fear of “what if” cause you to miss a solid opportunity. Make a sound decision based on your life and finances, not trying to outsmart the market’s every fluctuation.

• Stay informed and work with a good agent: As the market “balances,” conditions can vary by neighborhood and price range. Some micro-markets in Clark County (for example, certain school districts or towns like Camas) might still be competitive, while others are slow. New listings can still pop up and sell fast if they’re rare or highly desirable. A seasoned local real estate agent can give you the inside scoop on whether a home is a good buy and how to structure your offer. They’ll also know about homes that have sat long enough to be ripe for a low offer. Information is power – the more you know about current market values and trends, the more confident you’ll feel in making an offer when the time is right.

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For buyers, this market is a welcome change from the whirlwind of the past few years. You finally have the upper hand in many negotiations, and you can make choices on your own timeline. Just be careful not to lapse into analysis paralysis – if you’ve done your homework and a home truly feels right, seize the moment. This balance of patience and decisiveness will serve you well in today’s Clark County market.

The Bottom Line: A New Normal for Clark County Real Estate

The Clark County housing scene in September 2025 is neither crashing nor booming – it’s adjusting to a new normal. After the rollercoaster of the last few years, the market has cooled into something more sane, albeit a bit puzzling to those caught in the transition. Sellers are learning that homes don’t sell overnight at last year’s prices, and that strategy and pricing are paramount. Buyers are relishing their regained breathing room, but also grappling with higher financing costs and choices to make.

In this environment, success comes from staying informed and adaptable. Sellers who acknowledge the market’s reality – more competition, more discerning buyers – and who price and present their homes competitively are still achieving good results. Buyers who understand their own needs and finances, and who prepare to act on a great opportunity, are ending up in homes they love (often with a better deal than they’d have gotten a year or two ago).

Ultimately, Clark County’s market is finding equilibrium. The frantic frenzy is gone, replaced by a slower pace that rewards thoughtful moves. Whether you’re selling or buying, it’s crucial to align your strategy with current conditions. Reach out to a local real estate professional and arm yourself with the latest data – in today’s market, information and preparation are power. By doing so, you can navigate this shift with confidence and make the most of the opportunities it presents.

If you’re a seller perplexed by the slow activity, or a buyer on the fence, know that this phase won’t last forever. Markets are cyclical. For now, Clark County in late 2025 offers a moment of pause and balance. Use it to your advantage: make well-informed, strategic decisions. With the right approach, you can accomplish your real estate goals even in this “look but don’t buy” climate. And who knows – by this time next year, we could be looking at yet another new normal in the always-evolving housing market of Southwest Washington.