July is one of those months when Whidbey Island feels wonderfully full. Fireworks kick things off, outdoor concerts settle into the parks, Bayview turns into a dance floor, gardens hit their summer stride, and the Whidbey Island Fair brings the whole island together before the month is done.
Use this guide as a starting point for July 2026 plans, then check the linked organizers before you go. Event details can change with weather, ferry timing, ticket availability, and venue updates.
The first weekend of July is packed from Oak Harbor to Freeland and Langley. If you are crossing by ferry, give yourself extra time, especially around July 3-5.
Friday, July 3. Festival activities begin in the afternoon, with fireworks after dark at Freeland Park.
July 3-5. Oak Harbor’s waterfront celebration includes carnival fun, community events, parade activity, and fireworks around Windjammer Park.
Friday, July 3. The Chum Run starts holiday weekend in Oak Harbor with a 5K and family-friendly Fry Run.
Also watch for July 4 weekend art and music in Langley, including the Whidbey Art Gallery Art Walk, Troy Chapman & The Groovetones at WICA, and TAMA Festival music at The Top Restaurant & Lounge.
If July has a soundtrack, much of it is free and outdoors. South Whidbey, Bayview, and Coupeville all have reliable summer music options this month.
The South Whidbey Parks and Recreation series runs Tuesdays from 6-7:30 PM at South Whidbey Community Park.
Goosefoot’s Bayview Corner Street Dances are free, family-friendly, and held from 6-8 PM at the Bayview Cash Store.
On Sunday, July 19, from 2-4 PM, Ike and the Old Man play the Coupeville Summer Concert Series at Coupeville Town Park Pavilion. See event details.
The Whidbey Island Fair returns to the Whidbey Island Fairgrounds and Events Center in Langley from Thursday, July 23, through Sunday, July 26. Expect rides, food vendors, exhibits, livestock, crafts, entertainment, and the kind of hometown fair energy that belongs on a summer calendar.
The fair parade is listed for Saturday, July 25. Check the fair’s official site before you go for tickets, gate hours, entertainment, parking, and parade-route updates.
Presented by the LittleBIGFest team, the Whidbey Island Guitar Festival lands on Sunday, July 26, at Royal Alvin Hall in Freeland.
The posted lineup includes Troy Chapman + Honza Kourimsky, Keith Bowers, Andre Feriante, Tyler Richart, Elisabeth Brown, Charlie Solbrig, and Nick Mardon. See the lineup.
July is also a strong month for indoor stages, outdoor theatre, gallery nights, and local music rooms.
Island Shakespeare Festival’s 2026 summer season runs July 17-Sept. 6 with Macbeth and Robin Hood of Sherwood Forest.
Watch WICA for Troy Chapman & The Groovetones, Nearly Dan, Vinyl Cabaret, Treasure Island, and Different Mistakes during July.
Heavenly Harmonies is listed for July 10 at Nordic Hall and July 11 at St. Augustine’s in-the-Woods.
Meerkerk Gardens lists guided forest walks on July 5 and July 19, with summer garden tours on July 11 and July 25.
The 30th anniversary Whidbey Island Garden Tour is listed for Saturday, July 18, with private gardens and proceeds supporting local causes.
Look for July markets in Oak Harbor, Bayview, Coupeville/Central Whidbey, and South Whidbey. Schedules vary by market and day.
Local July calendars also include library programs, author talks, civic forums, food-and-wine events, and community gatherings. Here are a few more picks that may be useful for a broad July roundup.
| Date | Event | Where | Notes |
|---|---|---|---|
| July 2 | Mocktails & Masterpieces | Langley Library | Check Sno-Isle before you go. |
| July 3 | Poetry Open Mic Night | Commons Cafe & Books | Local community arts pick. |
| July 7 and 14 | Island County Candidate Forums | Clinton Community Hall | Local civic forum. |
| July 9 | Freedom to Read Panel | Clinton Community Hall | Community conversation. |
| July 10 | Blind Date with a Book | The Barnyard, Freeland | Library and books event. |
| July 11 | Kick It at the Library | Langley Library | Sno-Isle listing. |
| July 14 | Welcome to Medicare | Freeland Library | Community learning event. |
| July 15 | Connecting Through Crafts | Freeland Library | Library community event. |
| July 16 | Kicking Gas dinner, panel, and book talk | Clinton Community Hall | Sustainability and community event. |
| July 18 | Jewelry Job Escape Room | Langley Library | Sno-Isle listing; verify session times. |
| July 19 | Kick It: Soccer Watch Party | Freeland Library | Family and youth event. |
Events are a good way to understand Whidbey’s different communities. A concert in Langley, a fair weekend at the fairgrounds, a garden walk in Greenbank, or a market morning in Oak Harbor can tell you a lot about the daily rhythm of island life.
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Two of the events people often ask about are technically August events, but they belong on your July radar because tickets, lodging, ferry planning, and weekend schedules can move quickly.
Saturday, August 8, noon-4 PM. Meerkerk Gardens hosts bluegrass at the gazebo with Ricky Gene Powell and the Boys of Greenwood Glen and Salish Moon.
August 14-16. LittleBIGFest returns to Langley for three days of live music, vendors, food, and family-friendly festival energy.
Major July highlights include Freeland Freedom Fest & Fireworks on July 3, Oak Harbor Independence Day weekend events, South Whidbey Tuesday Concerts in the Park, Bayview Corner Street Dances, the Whidbey Island Fair from July 23-26, and the Whidbey Island Guitar Festival on July 26.
Yes. South Whidbey Tuesday Concerts in the Park are listed for July 7, July 14, and July 21 at South Whidbey Community Park. Bayview Corner Street Dances are listed for July 8 and July 22 at Bayview Cash Store, and Coupeville’s Summer Concert Series has a July 19 concert at Coupeville Town Park Pavilion.
The Whidbey Island Fair is scheduled for Thursday, July 23, through Sunday, July 26, 2026, at the Whidbey Island Fairgrounds and Events Center in Langley. Check the official fair website before you go for tickets, hours, entertainment, parking, and parade updates.
LittleBIGFest itself is scheduled for August 14-16, 2026, but it is worth planning for in July. The LittleBIGFest team also presents the Whidbey Island Guitar Festival on Sunday, July 26, at Royal Alvin Hall in Freeland.
The Meerkerk Bluegrass Festival is scheduled for Saturday, August 8, 2026, from noon to 4 PM at Meerkerk Gardens in Greenbank. Because tickets and summer plans can move quickly, it is a good event to put on your July planning list. Check Meerkerk’s festival page for ticket and event details.
Yes. Whidbey summer events can change because of weather, venue updates, ticket availability, staffing, or ferry-related travel timing. Use the linked organizer pages as the final source before you leave.
Written by Si Fisher.
Image note: The visuals in this article are editorial guide images created to explain Whidbey garden-day planning. They are not documentary photos from a specific garden, farm, park, property, event, or access point.
Not every beautiful Whidbey day has to be a beach day. Some of the island’s best slow-day outings happen away from the shoreline: rhododendron paths in Greenbank, lavender fields near Coupeville, farm trails with water views, reflective ponds, prairie restoration sites, and quiet art-in-the-woods walks.
The useful question is not “which garden is best?” It is “what kind of Whidbey day are you trying to have?”
Start with the kind of outing you want. Some Whidbey garden stops are about blooms and paths. Others are better for lavender season, quiet walking, bird habitat, art, food, or pairing with a nearby town.
Use this guide to sort by:
Meerkerk Gardens is the island’s clearest answer when someone asks for a true garden walk. The official visitor page describes a woodland garden in Greenbank with 10 acres of display gardens and 43 acres of woodland nature trails. It is especially known for rhododendrons, but the better local way to think about Meerkerk is as a four-season garden-and-forest outing.
Use Meerkerk when the goal is blooms, paths, shade, a peaceful pace, and a place that feels intentionally gardened rather than simply scenic.
Helpful links:
Meerkerk Gardens visitor page
Meerkerk Gardens FAQ
Meerkerk Gardens on Google Maps
Greenbank Farm is more flexible than a single-purpose garden stop. The Port of Coupeville describes a working farm setting with fields, water views, forests, wetlands, shops, food, wine, art, trails, birding, and master gardens. That makes it useful for groups because people can walk, browse, eat, sit, look at art, or wander at different speeds.
Use Greenbank Farm when the group wants an easy mid-island stop with multiple ways to enjoy the same place.
Helpful links:
Greenbank Farm from the Port of Coupeville
Greenbank Farm tourism page
Greenbank Farm on Google Maps
Windermere Whidbey Greenbank guide
If Greenbank’s quieter middle-island rhythm feels like the right fit, browse current Greenbank listings.
Lavender deserves its own category because the island has both field-based and in-town lavender experiences.
Western Sun Lavender is the seasonal field visit near Coupeville. Its official page describes U-cut and U-pick lavender and other flowers, lavender bundles, buds, essential oil, farm tour reservations, a labyrinth walk, and Olympic Mountain views. The page currently points readers to the mid-June 2026 purple season, with summer hours and reservations.
Lavender Wind is the Coupeville boutique, bakery, and cafe side of the lavender experience. It is better framed as an in-town stop for lavender products, baked goods, and lunch rather than a field walk.
Helpful links:
Western Sun Lavender
Western Sun Lavender on Google Maps
Lavender Wind
Lavender Wind on Google Maps
Windermere Whidbey Coupeville guide
For a Central Whidbey life close to prairie views, Penn Cove, lavender season, and Front Street, see active Coupeville listings.
Earth Sanctuary is not a casual flower-garden stop. It is a quieter, more reflective nature reserve with forests, ponds, sculpture and sacred-site elements, bird habitat, a labyrinth, and about two miles of paths. Its plan-your-visit page lists daylight-hours access year-round, a per-person fee, and no dogs.
Use Earth Sanctuary when the point of the outing is quiet, birds, slow walking, and reflection.
Helpful links:
Earth Sanctuary plan your visit page
Earth Sanctuary main page
Earth Sanctuary on Google Maps
Windermere Whidbey Freeland guide
If a quieter Freeland-area rhythm appeals to you after a reflective nature day, look through current Freeland listings.
Price Sculpture Forest can be a good art-and-nature add-on, especially for readers who like a walk with discoveries along the way.
Helpful links:
Price Sculpture Forest visitor page
Price Sculpture Forest on Google Maps
Pacific Rim Institute is a better fit for readers interested in native prairie restoration, ecology, birds, and conservation-minded land stewardship. Use it as an ecology add-on, not as a manicured garden.
Helpful links:
Pacific Rim Institute
Pacific Rim Institute on Google Maps
Greenbank garden day: Meerkerk Gardens plus Greenbank Farm. Best when you want blooms, forest paths, a farm setting, food/shop options, and a relaxed mid-island route.
Coupeville lavender and prairie day: Western Sun Lavender, Lavender Wind, and Pacific Rim Institute. Best in summer lavender season, with Coupeville as the town pairing.
Freeland quiet nature day: Earth Sanctuary plus a slower Freeland stop. Best for reflective walks and less crowded outdoor time.
Visitor-friendly South Whidbey day: Pair a garden or quiet nature stop with Langley or Freeland if the day is also about lunch, shops, or showing guests the island.
Related local guides:
Langley guide
Freeland guide
Whidbey Island farmers markets and farm stands guide
Whidbey Island beach access guide
If your ideal garden day ends with galleries, dinner, and a South Whidbey village walk, browse active Langley listings.
Check the official page before you leave. Garden hours, admission, dog rules, reservations, and seasonal access can change.
Beach days are part of Whidbey, but they are not the whole island. Garden days show a different texture: slower roads, rural pockets, community farms, restoration work, small businesses, seasonal rhythms, and the difference between visiting a beautiful place and understanding how people actually live here.
For anyone thinking seriously about Whidbey, that local texture matters as much as the view.
Still comparing which part of the island feels right? scan all active Whidbey listings.
For the practical side of island living, read what to know before buying a home on Whidbey Island.
Meerkerk Gardens is the best fit for a classic garden outing, especially if you want display gardens, rhododendrons, woodland trails, and a peaceful Greenbank setting.
Lavender is a summer experience. Western Sun Lavender’s site currently points readers to the mid-June 2026 purple season, but visitors should confirm current hours and reservation details before going.
It depends on the location. Meerkerk Gardens says dogs on leash are welcome, while Earth Sanctuary says no dogs. Check each official page before planning a dog-friendly outing.
Greenbank Farm is one of the easiest options because it combines trails, fields, gardens, food, shops, art, and a central island location.
Earth Sanctuary is better described as a nature reserve and reflective outdoor site than a traditional flower garden. It is a good fit for quiet walking, birds, ponds, forest, and contemplative spaces.
Written by Si Fisher.
If you want to understand how South Whidbey feels in summer, follow the music. Some nights are folding chairs and picnic blankets. Some are dancing near Bayview. Some are small-room shows at a winery, bistro, taproom, or coffeehouse. Others turn into full festival weekends at the fairgrounds.
Image note: The images in this article are editorial illustrations created to represent the feel of South Whidbey summer music. They are not documentary photos from a specific event date or venue.
For many locals, the easiest place to start is Bayview Corner Summer Street Dances. The 2026 series runs every other Wednesday from June 10 through September 2, from 6 to 8 p.m., with a free, family-friendly, rain-or-shine setup.
Think of it less as a formal concert and more as a South Whidbey gathering habit: neighbors running into neighbors, a band setting the rhythm, kids moving through the edges, and people easing into the evening. The dance area is best understood as part of the Bayview Corner outdoor gathering zone near the Taproom side and the nursery/parking-lot area, rather than inside the historic Cash Store building itself.
That Bayview setting also makes it easy to pair music with a casual food-and-drink stop. Taproom @ Bayview Corner has its own local music and open-mic energy, which makes Bayview one of the island’s most natural summer gathering points.
The best part of South Whidbey’s live music scene is that it is not all in one place. It moves through crossroads, patios, tasting rooms, coffeehouses, community halls, and restaurants. That is what makes it feel local.
In Clinton, Bailey’s Corner Store has become a true neighborhood stop for burgers, craft beer, comedy, trivia, karaoke, open mic nights, and live music. Nearby, Thirsty Crab Brewery is another Clinton spot to watch for music and casual community events.
In Freeland, the music cluster has grown stronger. Leo & Leto’s notes live music every Saturday night, while The Barnyard brings a smokehouse/taproom setting with live music through the warmer season. Dancing Fish Vineyards is one of the strongest winery-music anchors, especially with its Thursday Music Nights and outdoor-event feel.
Freeland also has a growing music-community layer beyond traditional venues. Jupiter Coffee has been building a local gathering feel, including Jupiter Nights and occasional live music. The emerging Freeland Music Hub, Blue Sound Music, and Whidbey Island School of Music and Dance cluster points toward something deeper: not just places to listen, but places where people learn, rehearse, gather, and build music together. Freeland Hall’s music club adds another community-centered option for people who want participation, not just a seat in the audience.
Langley brings a different mood. At Whidbey Island Center for the Arts, music sits inside a broader performing-arts calendar. The Whidbey Island Jazz Festival runs May 28-31, 2026, with WICA Mainstage and Zech Hall programming, and WICA’s summer nights programming keeps that arts-center feeling moving into the season.
For a more intimate Langley evening, Ott & Hunter adds the waterfront tasting-room side of the scene: smaller, moodier, and often built around a seated listening room feel. Together, WICA and Ott & Hunter give Langley both a formal performance anchor and a softer night-out option.
This article is not trying to rewrite the Whidbey Island farmers markets and farm stands guide, but it is worth saying this: markets are part of South Whidbey’s music culture too.
At South Whidbey Tilth Farmers Market and Bayview Farmers Market, music often functions as atmosphere rather than headline. It is the soundtrack to coffee, flowers, produce, a quick conversation, and a slow lap through the booths. For people new to the island, that kind of casual gathering can say as much about South Whidbey as a ticketed show.
At the larger end of the summer music spectrum, LittleBIGFest brings music, art, vendors, food, family activities, workshops, a healing zone, and silent disco energy to the Whidbey Island Fairgrounds and Events Center in Langley. The 2026 festival is scheduled for August 14-16.
The fairgrounds also matter beyond one weekend. The Whidbey Island Fair, scheduled for July 23-26, 2026, brings another layer of summer gathering to Langley. Entertainment details can change as schedules are finalized, so check the current fair calendar before heading out.
Start with Bayview Corner Summer Street Dances or South Whidbey Parks and Rec’s Concerts in the Park. The parks series is listed for Tuesdays, 6 to 7:30 p.m., beginning July 7, with lineup details worth checking before you go.
Look at Leo & Leto’s, Dancing Fish, Ott & Hunter, or WICA. These settings tend to feel more intentional, whether that means a seated show, a winery evening, or a performance-centered night in Langley.
Bailey’s, The Barnyard, Taproom @ Bayview Corner, and Thirsty Crab are the kinds of places where music can be part of a broader local night out rather than the only reason to go.
LittleBIGFest and the Whidbey Island Fair bring the fairgrounds into the center of the story, with music, vendors, food, families, and the kind of summer crowd that makes Langley feel like a shared backyard.
The way South Whidbey gathers around music says something about its communities. Clinton has its crossroads hangouts. Bayview has its dance-and-market rhythm. Freeland is building a lively mix of food, wine, coffee, lessons, and local performance. Langley brings the arts-center, fairgrounds, and waterfront-tasting-room side of the island.
For someone visiting, relocating, or simply trying to understand where they feel most at home, these nights can reveal more than a drive-by tour. You see how people linger. You hear where conversations happen. You notice whether a place feels polished, casual, creative, family-friendly, or a little bit of everything.
Local music is one way to understand the rhythm of a place. If you are comparing Clinton, Langley, Freeland, Bayview, or Greenbank, Windermere Whidbey brokers can help you connect the lifestyle details with the real estate realities.
Start with Bayview Corner Summer Street Dances, WICA, Ott & Hunter, Bailey’s Corner Store, Leo & Leto’s, Dancing Fish Vineyards, The Barnyard, Taproom @ Bayview Corner, and LittleBIGFest. Farmers markets, Freeland Hall, Jupiter Coffee, and community calendars are also worth watching.
Yes. Bayview Corner Summer Street Dances are listed as free and family-friendly. South Whidbey Parks and Rec also lists Whidbey Telecom Concerts in the Park on Tuesdays beginning July 7, with current lineup details to confirm before attending.
Yes. LittleBIGFest is scheduled for August 14-16, 2026, at the Whidbey Island Fairgrounds and Events Center in Langley.
Check each venue’s own website or social channels before heading out. Local music schedules can change with weather, staffing, artist availability, private events, and seasonal programming.
Event dates, times, venues, and programming can change. Always confirm current details with the organizer or venue before making plans.
Hyperlocal Guide · Whidbey Island
One of the best ways to understand Whidbey Island is to shop where islanders shop.
Farmers markets and farm stands reveal the everyday rhythm of island life: where people pick up berries, flowers, eggs, vegetables, honey, and small local finds that make Whidbey feel personal instead of generic. This guide is designed to help readers discover the island’s standout seasonal markets and the many farm stands that make local shopping part of the experience.
It also gives a deserved nod to WhidbeyFarmStands.com, a useful local resource that helps track these places in one directory. Read this guide first, then head over there and bookmark it for ongoing use.
Images in this article are figurative editorial representations designed to support the story and may not be direct on-site photographs of the specific people, places, businesses, or scenes discussed.
Big Seasonal Markets
Bayview, Coupeville, Oak Harbor, and South Whidbey Tilth
Keep reading for the island’s biggest recurring market anchors.
Stand-by-Stand Guide
This article breaks out each farm stand individually
So readers can find specific places they are already searching for.
Useful Search Detail
Links, locations, dates, and what each stop is known for
A better fit for real search intent than a vague roundup.
After You Read
Then bookmark WhidbeyFarmStands.com
Use it as the ongoing local directory after finishing the guide.
If you want the broadest browse-and-discover experience, start with the island’s major farmers markets. These are the best places to find a mix of produce, flowers, prepared food, handmade goods, and local community energy all in one stop.
Location: Bayview Farmers Market, Bayview Road, Langley
Season: April 25 – October 17, 2026
Hours: Saturdays, 10 AM – 2 PM
Learn more: Official website
Bayview Farmers Market is one of South Whidbey’s best-known market anchors and an easy first recommendation for anyone looking for a lively seasonal market with strong local character.
Location: Coupeville Farmers Market, Northwest Alexander Street, Coupeville
Season: April 18 – October 10
Hours: Saturdays, 10 AM – 2 PM
Learn more: Profile / market info
Held on the Coupeville green, this market pairs especially well with a day in town and gives central Whidbey shoppers an easy recurring seasonal stop.
Location: Oak Harbor Farmers Market, Rotary Park State Route 20, Oak Harbor
Season: May 7 – September 10
Hours: Thursdays, 4 PM – 7 PM
Learn more: Official website
Oak Harbor’s market gives North Whidbey shoppers a dedicated weekly market stop and broadens the island’s seasonal market rhythm beyond the weekend circuit.
Location: 2812 Thompson Rd, Langley
Season: Sundays, May 3 – October 18, 2026
Hours: 11 AM – 3 PM
Learn more: Official market page
This market adds a strong community-centered South Whidbey option with local produce, flowers, gifts, hot food, music, and family-friendly amenities.
For many locals and future buyers, markets are not just shopping stops. They are one of the clearest windows into the island’s weekly rhythm, local priorities, and small-community feel.
That is part of why specific market names matter for search — and for real local usefulness.
Beyond the larger markets, Whidbey’s farm-stand culture is where local shopping becomes more personal. These stops range from all-year farm stores to seasonal honesty stands and flower stands, each with its own specialty and rhythm.
To make this easier to scan, the farm stands below are grouped loosely by area. That helps readers find a stop near where they already are, while still giving each stand its own searchable section.
Location: 779 Holbrook Rd, Coupeville
Open: All year
Hours: 7 days a week, 9 AM – 6 PM
Learn more: Official website
Known for beef, pork, lamb, chicken, eggs, dairy, produce, local gifts, and gluten-free baked goods.
Location: 892 W Beach Rd, Coupeville
Open: Daily
Hours: 8 AM – 6 PM
Learn more: Official website
A regenerative-practices honesty stand with pasture-raised lamb and beef, plus flowers and herbs.
Location: 4968 Canfield Lane, Langley
Open: Year-round
Hours: Dawn to dusk
A quieter South Whidbey stop for seasonal fruits and vegetables, especially useful for readers looking for simple local produce access without a full market setting.
Location: 98 Case Road, Oak Harbor
Season: May – October
Hours: 10 AM – 7 PM
Learn more: Official website
Known for tomato and veggie starts, eggs, seasonal produce, and a fall pumpkin patch, with deep North Whidbey family-farm roots.
Location: 5515 Coles Road, Langley
Open: Year-round
Hours: Daily, daylight hours
Learn more: Official website
Known for Whidbey Island Honey, flowers, eggs, fruit, vegetables, honey, and beeswax candles.
Location: 5662 Crawford Road, Langley
Season: April – November
Hours: Daylight hours
Offers assorted fruits and vegetables, berries, and chicken and quail eggs in a smaller-scale stand format that feels rooted in everyday local shopping.
Location: 5623 Double Bluff Road, Langley
Season: Mid March – mid December
Hours: 7 days a week, 8 AM – 8 PM
Learn more: Official website
Produce, cut flowers, and herbs in a strong South Whidbey location.
Location: 5700 Double Bluff Rd, Freeland
Season: Mid-March through October
Hours: Daily, dawn to dusk
Learn more: Official website
Naturally grown flowers, berries, and vegetables.
Location: Bush Point Road between Shore Meadow Rd and Kemp Lane
Open: All year
Hours: Summer 9 AM – 6 PM; Winter 10 AM – 5 PM
Learn more: Official website
Certified organic vegetables, herbs, berries, and cut flowers.
Location: Corner of Quade and Maxwelton Roads, Clinton
Season: March – December
Hours: Daily, dawn to dusk
Learn more: Official website
Fresh vegetables, fruit, flowers, trees, wreaths, and plants.
Location: 7616 Glendale Heights Rd, Clinton
Open: Daily, year-round
Hours: 11 AM – 4 PM
Learn more: Official website
Known for sheep cheeses, yogurt, seasonal lamb, and its new Wheyfarer tasting room.
Location: 279 E Fakkema Rd, Oak Harbor
Open: Year-round
Hours: Daily
Learn more: Profile
Chicken eggs, duck eggs, and seasonal produce make this a straightforward North Whidbey option for staple local-food stops.
Location: 5310 Crawford Rd, Langley
Season: June – October
Hours: Tuesday – Friday, 8 AM – 5 PM
Learn more: Profile
Fruits, vegetables, preserves, honey, eggs, and native plants.
Location: 765 Classic Rd, Greenbank
Season: April – September
Hours: 10 AM – 6 PM
Learn more: Profile
Vibrant flower bouquets, fresh eggs, plant starts, and seedlings give this Greenbank stop a strong spring-and-summer appeal.
Location: 36699 State Route 20, Oak Harbor
Season: April 1 – October 31
Hours: 7 days a week, 11 AM – 6 PM
Learn more: Official website
A classic larger stop for strawberries, pumpkins, honey, beef, corn, vegetables, flowers, berries, and gourmet ice cream.
Location: 6653 Maxwelton Road, Clinton
Season: May – October
Hours: 24 hours
Learn more: Profile
Farm-grown flowers in vases with simple self-serve convenience make this a charming stop for seasonal color rather than a full produce run.
Location: 21910 State Route 525, Freeland
Season: Seasonal
Hours: Honor stand open 24/7
Learn more: Official website
Known for heritage fruit trees, plant starts, and seasonal fruit offerings.
Location: 5486 Cameron Road, Freeland
Open: Year-round
Hours: Farm store Thursday – Saturday, 9 AM – 1 PM
Learn more: Official website
Organic blueberries, mushrooms, eggs, granola, and more from a recognizable South Whidbey stop.
Location: 6215 Wahl Rd, Freeland
Season: Seasonal
Hours: Friday & Sunday
Learn more: Official website
Organic vegetables, berries, eggs, fruit, herbs, and flowers.
Location: 28 E Fakkema Rd, Oak Harbor
Season: Friday – Sunday
Hours: Self-serve
Learn more: Official website
Eggs, honey, plant starts, seasonal produce, flowers, soaps, and baked goods.
Location: 4293 Welcome Road, Langley
Season: April – November
Hours: Honesty stand
All-natural farm eggs, plant starts, fruit, and vegetables in season give this Langley-area honesty stand a practical local-neighborhood feel.
Location: 29332 Washington 20, Oak Harbor
Season: April – October
Hours: Wednesday – Sunday, dawn to dusk
Learn more: Official website
The Old Yellow Truck farm stand offers eggs, flowers, seasonal vegetables, and microgreens.
Location: 5574 Bayview Road, Langley
Season: Spring through end of October
Hours: Wednesday – Saturday, noon to dusk
Learn more: Official website
Organic-practice vegetables, flowers, and a respected South Whidbey stop for fresh produce.
Location: 6390 Maxwelton Road, Clinton
Open: Year-round
Hours: Daylight
Learn more: Official website
A regenerative learning center with seasonal organic vegetables and pasture-raised eggs, plus deeper community value through its educational mission.
Location: 1495 Arnold Road, Oak Harbor
Season: June – December
Hours: Daylight hours
Potatoes and other seasonal produce grown with natural farming practices make this a useful North Whidbey self-serve stop for simple farm-stand shopping.
Location: 180 Parker Road, Coupeville
Open: Year-round
Hours: Weekdays 9 AM – 4 PM; drop in or call for appointment
Learn more: Official website
A more specialized stop for native plants and landscape-focused local gardening value.
Location: 3117 Poor Rd, Greenbank
Season: Seasonal
Hours: Daily
Perennial flowers, herbs, fresh cut flowers, and produce when available make this a nice fit for readers searching more for garden beauty and seasonal color than a large market haul.
Location: 293 Engle Rd, Coupeville
Season: May – October
Hours: Thursday – Saturday, 12 PM – 6 PM
Learn more: Official website
Eggs, vegetables, dry beans, herbs, berries, flowers, and locally roasted organic coffee.
Location: 46 S Ebey Rd, Coupeville
Season: October 1 – 31
Hours: Daily, trolley rides on weekends 10 AM – 5 PM
Learn more: Official website
A seasonal pumpkin-patch tradition with family appeal and heirloom squash grown without synthetic chemicals or sprays.
Location: 29279 SR 20, Oak Harbor
Season: June – October
Hours: Vary
Learn more: Official website
Known for strawberries, raspberries, blackberries, and blueberries.
Location: 5675 Maxwelton Rd, Langley
Season: April through December
Hours: All hours, self-serve
Learn more: Official website
Student-grown produce and flowers, including greens, root vegetables, starts, squash, and more when in season.
Location: 2812 Thompson Road, Langley
Open: Year-round; check for open sign; closed during Sunday market
Hours: Dawn to dusk
Learn more: Official farm stand page
Eggs, flowers, vegetables, berries, apples, and plant starts with practical payment options and SNAP access on select days.
Location: 753 Southwest Thornberry Drive, Oak Harbor
Season: March – October
Hours: 7 AM – 7 PM
Learn more: Profile
Eggs, berries, and vegetables in a straightforward local stand format make this a simple, highly practical North Whidbey stop.
Location: 2133 Lancaster Road, Freeland
Season: Mid-June – Mid-December
Hours: Daily, 8 AM – 8 PM
Learn more: Official website
Vegetables, fruits, plant starts, bouquets, U-pick flowers, and farm-stay appeal.
Location: 2530 Darst Road, Coupeville
Season: Mid June – end of August
Hours: Wednesday – Sunday, 9 AM – 5 PM
Learn more: Official website
Fresh and dried lavender offerings, essential oil, hydrosol, and related seasonal farm products.
Location: 1422 Monroe Landing Road, Oak Harbor
Season: May – October
Hours: Friday – Sunday, 11 AM – 6 PM; open until 10 PM Fridays and Saturdays in October
Learn more: Official website
A larger destination-style stop with produce, pasture-raised meats, coffee, gifts, ice cream, and strong fall family attractions.
Location: 7800 Mortland Drive, Clinton
Season: May 1 – October 1
Hours: Thursday – Sunday, 10 AM – 5 PM
Learn more: Official website
Pasture-raised pork, eggs, seasonal produce, and flowers.
What makes these stops memorable is not only what they sell. It is the feeling of buying from places that still reflect the island’s agricultural and community character.
That local rhythm is exactly why people search for these specific stands by name — and why this article should help them find them.
For many future buyers, guides like this are about more than a shopping errand. They show what everyday life feels like on the island. A place becomes more real when you know where to get eggs, flowers, berries, produce, lavender, honey, or a Saturday market routine that feels like your own.
People do search for these places by name. Bayview Farmers Market. K and R Farms. South Whidbey Tilth. Orchard Kitchen Farm Stand. A good local article should help them find those specific places, not just speak in broad lifestyle generalities.
That is what makes this updated structure stronger.
If you enjoy discovering how Whidbey works town by town and season by season, you may also like exploring Windermere Whidbey’s Explore Whidbey Island page and related local guides on the site.
Some of the biggest and best-known recurring options include Bayview Farmers Market, Coupeville Farmers Market, Oak Harbor Farmers Market, and South Whidbey Tilth Farmers Market.
Most of the major seasonal markets begin in spring and run into fall, but dates vary by market. This guide includes current timing details for Bayview, Coupeville, Oak Harbor, and South Whidbey Tilth based on the latest source information used for this article.
Several stands in this guide present themselves as year-round or all-year options, including places such as 3 Sisters Market, Foxtail Farm, Glendale Shepherd, Organic Farm School, and South Whidbey Tilth Farm Stand, though shoppers should still check current hours before visiting.
That depends on what you want. Some stands lean toward eggs and vegetables, others toward flowers, berries, honey, lavender, or seasonal fruit. This guide is structured so readers can scan specific farm names and specialties instead of sorting through a vague general roundup.
Written by Si Fisher
This report provides a Local Look at the June 2025 Northwest MLS data, with a keen eye on how it impacts the Whidbey Island real estate market. There have been interesting shifts, and this analysis aims to offer a straightforward perspective, blending broader market insights with our hyper-local reality. The primary focus for tracking market supply and demand includes closed and pending sales, reflecting demand, and new and active listings, indicating supply.
Following a dip in closed sales in May, which was attributed to fallout from stock market fluctuations and economic turmoil in April, the housing market has shown a rebound. June’s residential closed sales across the Northwest MLS were almost precisely at their year-ago level. Pending sales for single-family homes experienced a 3% year-over-year increase. On the supply side, new listings increased by approximately 12% this June, and the total of active listings at month-end was 37% higher than June 2024’s inventory. While this represents a significant increase in inventory, the pace of year-over-year growth has slightly decelerated from the 39% observed last month.
The median sale price for closed single-family home sales climbed 3% from last year, reaching $695,000. This reverses the 1% decline seen in May and establishes a new high-water mark for the year, exceeding the $680,000 price level in April. This indicates that buyers across Washington re-engaged with the market in June, driving both increased sales and higher prices. However, the current high level of inventory suggests that buyers will likely gain more negotiating power later this summer.
Let's narrow our focus to our beloved Whidbey Island. While the broader Western Washington market provides context, a more precise understanding comes from examining our local communities. When it comes to Whidbey Island homes for sale, we track distinct trends, particularly in areas like Coupeville, Oak Harbor, Langley, Freeland, Clinton, and Greenbank.
Residential closed sales in the four-county greater Seattle area saw a slight dip of just half a percent year-over-year. This was largely due to a 3% gain in King County offsetting minor declines in other counties. King County's recovery is particularly notable after its significant 14% year-over-year decline in May, suggesting that some buyers re-entered the market after an earlier pause.
On Whidbey Island, the latest data provides further insight into sales activity:
This demonstrates a clear divergence in sales volume across the island, with the northern part experiencing robust growth while the southern/central areas show a slight contraction. Understanding these hyper-local nuances is crucial, highlighting the benefit of partnering with a Whidbey Island Specialist.
While Snohomish County experienced a 2% decrease in median sale price, King County led with a 7% gain, surpassing the million-dollar mark once again. Kitsap and Pierce counties also saw price increases of 4% and 5%, respectively.
For Whidbey Island, median sales prices continue to show strength:
These figures underscore the continued vitality of the Whidbey Island real estate market, reflecting consistent buyer demand.
Looking ahead, pending sales across the greater Seattle region returned to modest year-over-year increases, totaling 3%. This was led by an 11% rise in Pierce County and a 4% rise in King County, though partially offset by declines of 4% in Kitsap and 5% in Snohomish County.
For Whidbey Island, weekly reports indicate:
This mixed activity in pending sales suggests that while demand is present, buyers are becoming more discerning, a trend that active listings will further emphasize.
On the supply side, the four-county greater Seattle area had nearly 9,000 active listings at the end of June, representing a 40% increase from the same time last year. While substantial, this gain is a smaller percentage than the 45% year-on-year growth observed in May, indicating a deceleration in the inventory buildup.
Here on Whidbey Island, inventory levels reveal an interesting narrative:
This increasing inventory is favorable for buyers, offering more choices and potentially greater negotiating power as the summer progresses. For sellers, it underscores the importance of a well-presented and effectively priced property from the outset. Explore available homes through our Our Active Listings page.
The June report confirmed that greater-Seattle-region buyers re-engaged with the market in June, marking a return to a "new normal" in sales activity after a pause in April. As the seasonal cooldown in demand is anticipated, coinciding with the peak of summer, the market dynamic is likely to favor buyers who continue their home search in the second half of the year. Furthermore, increased inventory is expected to introduce some competitive pressure on sellers who have yet to receive offers.
For those considering a move to our beautiful island, exploring our Explore Whidbey Island guides can provide invaluable insights into communities like Coupeville, Oak Harbor, Langley, Freeland, and Greenbank.
Statistics only tell part of the story. The true value lies in understanding how these numbers apply to your specific real estate goals on Whidbey Island. Whether buying a piece of island paradise or selling a current home, partnering with a local expert is essential. Windermere brokers on Whidbey Island possess an intimate knowledge of its diverse neighborhoods, unique features, and evolving market dynamics. The focus extends beyond mere transactions to fostering connections and building community—a reflection of the "Human Algorithm" philosophy in action.
Don’t just navigate the Whidbey Island real estate market; master it. We are here to provide the insights, strategies, and local connections that make all the difference. Ready to make a move? Connect with us today.
Contributed by Si Fisher
Easter on Whidbey Island is like opening a giant, community-wide Easter egg: filled with surprises, wrapped in the beautiful scenery of the Pacific Northwest, and, let's be honest, probably a bit more chocolate than anyone needs. This year, the island is hopping with activities for everyone from the tiniest of tots to adults who are kids at heart. Here's your golden egg of information on where to find the fun!
Kick-off your Easter weekend with a bang at the Holmes Harbor Rod & Gun Club on March 30, at noon. Kids 11 and under are invited to hunt for Easter treasures, enjoy prizes, and munch on hot dogs. And for a little extra magic, the local 4H group will introduce some adorable animals. Don't forget your basket, and try to hop in by 11:30 AM to catch all the fun.
Date & Time: March 30, Noon - 1:00 PM
Location: 3334 Brooks Hill Road, Langley, WA 98260
Prefer a hunt with a side of fizz? Head to The Thirsty Crab Brewery on March 30, from 10:00 AM to 12:00 PM, for an egg-stravaganza that includes more than just hunting for eggs. This event is bursting with activities – think Easter Bunny photos, a bouncy castle, and crafts, making it a perfect family outing. Plus, with age-appropriate hunts for those 12 and under, every child gets a fair crack at finding those hidden treasures.
Date & Time: March 30, 10:00 AM - 12:00 PM
Location: Thirsty Crab Brewery, 9000 SR 525, Clinton
Hop your way to Meerkerk Gardens for an Easter Egg Hunt amidst flowers in peak bloom! On March 30, with hunts at 11 AM and again at 2 PM, children 10 & under can explore this botanical paradise for hidden eggs. Little explorers up to age 5 have their own special area near the Gazebo, while the 6-10-year-olds embark on their adventure in a separate spot. Don't miss the chance to meet the Meerkerk Bunny and experience the gardens during the most enchanting time of the year.
Date & Time: March 30, 11:00 AM - 2:30 PM
Location: 3531 Meerkerk Lane, Greenbank
Next on the list, Whidbey Farm & Market is pulling out all the stops for their 2nd annual Easter event, happening on the last two weekends in March. Families can enjoy an egg hunt, a candy cannon, a bouncy house, and a meet-and-greet with the Easter Bunny. And for the adults? An Easter Egg Hunt under the stars on March 29th, with over $500 worth of prizes, games, bonfires, and music to keep the festive spirit alive.
Date & Time: March 30, 11:00 AM - 3:00 PM
Location: 1240 Arnold Road, Oak Harbor
Join the Oak Harbor Main Street Association for a cherished community event at Smith Park. On March 30, from 11:30 AM to 1:00 PM, families can enjoy a sensory-friendly hunt before the main event at 12:30 PM for kids up to age 10. It’s not just about the eggs; learn about the majestic Garry Oak trees and snag some free books in this educational and fun-filled outing.
Date & Time: March 30, 11:30 AM - 1:00 PM
Location: Smith Park, SE Midway Boulevard & SE 9th Avenue, Oak Harbor
Between the egg hunts and the Easter Bunny meet-and-greets, we're reminded of the joys of community and the warmth of coming home. In the spirit of new beginnings this Easter, why not consider finding your perfect nest on Whidbey Island? Working with a local broker who knows the island inside and out can crack open a world of opportunities, whether you're buying, selling, or just exploring your options. Remember, the best hunts end with finding exactly what you were looking for, and in real estate, it's no different.
Happy Easter!
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This video shows Windermere Chief Economist Matthew Gardner’s Top 10 Predictions for 2024. Each month, he analyzes the most up-to-date U.S. housing data to keep you well-informed about what’s going on in the real estate market. See more market insights on our blog here.
This was number one on my list last year and, so far, my forecast was spot on. The reason why I’m calling it out again is because the market performed better in 2023 than I expected. Continued price growth, combined with significantly higher mortgage rates, might suggest to some that the market will implode in 2024, but I find this implausible.
The U.S. economy has been remarkably resilient, which has led the Federal Reserve to indicate that they will keep mortgage rates higher for longer to tame inflation. But data shows inflation and the broader economy are starting to slow, which should allow mortgage rates to ease in 2024. That said, I think rates will only fall to around 6% by the end of the year.
Although I expect a modest increase in listing activity in 2024, many homeowners will be hesitant to sell and lose their current mortgage rate. The latest data shows 80% of mortgaged homeowners in the U.S. have rates at or below 5%. Although they may not be inclined to sell right now, when rates fall to within 1.5% of their current rate, some will be motivated to move.
While many forecasters said home prices would fall in 2023, that was not the case, as the lack of inventory propped up home values. Given that it’s unlikely that there will be a significant increase in the number of homes for sale, I don’t expect prices to drop in 2024. However, growth will be a very modest 1%, which is the lowest pace seen for many years, but growth all the same.
During the pandemic there were a number of more affordable markets across the country that experienced significant price increases, followed by price declines post-pandemic. I expected home prices in those areas to take longer to recover than the rest of the nation, but I’m surprised by how quickly they have started to grow, with most markets having either matched their historic highs or getting close to it – even in the face of very high borrowing costs. In 2024, I expect prices to match or exceed their 2022 highs in the vast majority of metro areas across the country.
Although new construction remains tepid, builders are benefiting from the lack of supply in the resale market and are taking a greater share of listings. While this might sound like a positive for builders, it’s coming at a cost through lower list prices and increased incentives such as mortgage rate buy downs. Although material costs have softened, it will remain very hard for builders to deliver enough housing to meet the demand.
With home prices continuing to rise and the pace of borrowing costs far exceeding income growth, affordability will likely erode further in 2024. For affordability to improve, it would require either a significant drop in home values, a significant drop in mortgage rates, a significant increase in household incomes, or some combination of the three. But I’m afraid this is very unlikely. First-time home buyers will be the hardest hit by this continued lack of affordable housing.
The government has started to take housing and affordability more seriously, with several states already having adopted new land use policies aimed at releasing developable land. In 2024, I hope cities and counties will continue to ease their restrictive land use policies. I also hope they’ll continue to streamline the permitting process and reduce the fees that are charged to builders, as these costs are passed directly onto the home buyer, which further impacts affordability.
Many expected that the end of forbearance would bring a veritable tsunami of homes to market, but that didn’t happen. At its peak, almost 1-in-10 homes in America were in the program, but that has fallen to below 1%. That said, foreclosure starts have picked up, but still remain well below pre-pandemic levels. Look for delinquency levels to continue rising in 2024, but they will only be returning to the long-term average and are not a cause for concern.
2023 will likely be remembered as the year when home sales were the lowest since the housing bubble burst in 2008. I expect the number of homes for sale to improve modestly in 2024 which, combined with mortgage rates trending lower, should result in about 4.4 million home sales. Ultimately though, demand exceeding supply will mean that sellers will still have the upper hand.
As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.
In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.
The following analysis of select counties of the Western Washington real estate market is provided by Windermere Real Estate. We hope that this information may assist you with making better-informed real estate decisions. For further information about the housing market in your area, please don’t hesitate to contact your Windermere Real Estate agent.
The pace of job growth continues to slow in Western Washington, as the region added only 21,907 new positions over the past 12 months. This represented a growth rate of 1.4%, which was the lowest pace of new jobs added since the pandemic ended.
The regional unemployment rate in August was 5.8%, which was marginally below the 6% rate we saw in the same quarter in 2022. A few smaller counties lost jobs over the past 12 months while King County’s employment levels rose a meager .4%, mainly due to job losses in the technology sector. I’ve said before that I’m not convinced that the U.S. is going to enter a recession; I still stand by that theory. Slowing job growth does not necessarily need to be a precursor to a recession, but I expect that we will see lackluster growth until next spring at the earliest.
❱ In the third quarter of 2023, 14,970 homes sold. This was down 22% from the third quarter of 2022 and 1% lower than in the second quarter of this year.
❱ Sales fell even as the average number of homes for sale increased 29.5% from the second quarter. This is clearly a sign that significantly higher mortgage rates are having an impact on the market.
❱ Sales fell in all counties except San Juan compared to the third quarter of 2022. They were up in 9 of the 14 counties covered in this report compared to the second quarter of 2023. San Juan, Mason, Grays Harbor, and Whatcom counties saw significant increases.
❱ Pending sales fell 6% compared to the second quarter of this year, suggesting that closings in the upcoming quarter may be lackluster unless mortgage rates fall, which I think is highly unlikely.
❱ Prices rose 2.8% compared to the third quarter of 2022 and were .6% higher than in the second quarter of this year. The average home sale price was $776,205.
❱ Compared to the second quarter of this year, sale prices were higher in all counties except Grays Harbor (-.5%), Kitsap (-1.5%), Clallam (-1.6%), Whatcom (-2.6%), and Skagit (-3%).
❱ Compared to the prior year, the pace of price growth slowed in the third quarter. This wasn’t too surprising given that the market was coming off record high prices in the summer of 2022. But what was surprising was that prices rose over the previous quarter despite the fact that mortgage rates were above 7% for almost the entire quarter.
❱ I don’t expect prices to move far from current levels in the coming months, and they likely won’t rise again until mortgage rates start to fall. When prices do rise, I anticipate that the pace of growth will be far more modest than we have become accustomed to.
Mortgage rates continued trending higher in the third quarter of 2023 and are now at levels we have not seen since the fall of 2000. Mortgage rates are tied to the interest rate (yield) on 10-year treasuries, and they move in the opposite direction of the economy. Unfortunately for mortgage rates, the economy remains relatively buoyant, and though inflation is down significantly from its high, it is still elevated. These major factors and many minor ones are pushing Treasury yields higher, which is pushing mortgage rates up. Given the current position of the Federal Reserve, which intends to keep rates “higher for longer,” it is unlikely that home buyers will get much reprieve when it comes to borrowing costs any time soon.
With such a persistently positive economy, I have had to revise my forecast yet again. I now believe rates will hold at current levels before starting to trend down in the spring of next year.
❱ It took an average of 32 days for homes to sell in the third quarter of 2023. This was 8 more days than in the same quarter of 2022, but 3 fewer days compared to the second quarter of this year.
❱ Snohomish and King counties were the tightest markets in Western Washington, with homes taking an average of only 19 days to find a buyer. Homes for sale in San Juan County took the longest time to find a buyer (57 days).
❱ All counties except Snohomish saw average days on market rise from the same period in 2022. Market time fell in 9 of the 14 counties compared to the prior quarter.
❱ The greatest fall in market time compared to the second quarter was in San Juan County, where market time fell 23 days.
This speedometer reflects the state of the region’s real estate market using housing inventory, price gains, home sales, interest rates, and larger economic factors.
Although it was good that listing activity rose in the third quarter, it still remains well below levels that can be considered normal. This is unlikely to change anytime soon given that over 86% of Washington homeowners with mortgages have an interest rate below 5% and more than a quarter have rates at or below 3%. There is little incentive for them to sell if they don’t have to.
More germane is the disconnect between what homeowners believe their homes are worth and what buyers can afford with mortgage rates in the mid-7% range. Most sellers appear to be getting their asking prices, or very close to it, which reflects their confidence in the market. However, home buyers are being squeezed by multi-decade high borrowing costs.
It is all quite a quandary. However, taking all the factors into consideration, sellers still have the upper hand but not enough to move the needle from the position it was in last quarter
Given all the factors discussed above, the needle stays in the same position as the last quarter. The market still heavily favors sellers, but if rates rise much further, headwinds will likely increase.
Windermere Chief Economist Matthew Gardner gives an updated analysis of the U.S. housing market in 2023, using data released by The National Association of REALTORS® on listing activity, home sales, price growth, and more.
This video is the latest in our Monday with Matthew series with Windermere Chief Economist Matthew Gardner. Each month, he analyzes the most up-to-date U.S. housing data to keep you well-informed about what’s going on in the real estate market.
Hello there, I’m Windermere Real Estate’s Chief Economist Matthew Gardner and welcome to this month’s episode of Monday with Matthew. The National Association of REALTORS® released their data on the U.S. housing market in August, and it contained a few things which I found interesting and wanted to share with you.
As you can clearly see here, the number of homes for sale remains at close to historic lows. When adjusted for seasonality, there were just 1.03 million single-family and condominium homes for sale in the month of August, and that’s down 8.3% from a year ago and the second lowest level in 2023. When adjusted for seasonal variations, there were just over 911,000 single-family homes for sale in the month, that’s 15% lower than a year ago and 36% below August of 2019. And the condominium market is not faring any better with just over 123,000 units available for purchase, listing activity was down year-over-year by just over 9%.
And to give you a little different perspective, this chart shows you the total number of units for sale in the month of August going back more than 20 years and I think it gives a pretty good indication as to how tight the U.S. housing market really is.
Now, we’ve talked before about the reasons why supply is so limited, and the blame is almost totally attributable to mortgage rates with sellers remarkably reluctant to move because that would mean losing the historically low mortgage rate that they currently benefit from. And as the old saying goes, “you can’t buy what’s not for sale,” and this is certainly true in the housing market today.
With such limited choice in the marketplace, it’s unsurprising to see home sales having plummeted following the pandemic induced surge we saw in 2021. At an annual sales rate of 4.04 million units, that is only 40,000 more than the low seen this January and we are now holding at levels we haven’t seen since 2010. Interestingly, single-family sales did see a little jump at the start of this year, but they have since pulled back—likely a function of rising financing costs, which were getting close to 7% in June.
But the condominium market, while certainly down significantly, appears to be somewhat more resilient. I find this interesting as we have not seen any palpable increase in listing activity for multifamily units.
When prices started to fall in the summer of 2022, many expected to see them continue to plunge in a manner similar to that seen following 2007 collapse, but that has certainly not been the case. Sale prices have rebounded and remain remarkably resilient—especially given significantly higher financing costs.
Single-family home prices paint a similar picture with prices down by 1.8% from peak; but up 3.7% year over year, and up 11.2% from the start of the year. Interestingly, sale prices in the Northeast were actually 3.5% higher in August than their 2022 peak. And condominium prices are just 0.1% below the high seen in June of last year. Prices are now up 6.2% year over year and are 11.6% higher than we saw at the end of 2022.
Now, of course the data shown here is unlikely to reflect the recent surge in mortgage rates so it will be interesting to see what impact that has not just on sales but sale prices when the September and October data is published.
My intuition suggests that—even with mortgage rates where they are today—as long as they don’t move significantly higher, prices at the national level are unlikely to collapse. But I do see sales volumes pulling back further as listing activity remains very constrained.
This chart shows a different way to look at the impact that mortgage rates are having on the market. The dark blue line shows year-over-year home price growth, and the light blue line shows the 12-month change in average mortgage payments.
Although we did see that annual growth in mortgage payments fall to just 10% in June of this year—the first time we have seen that since 2021—it has subsequently jumped back up. This means that a buyer of a median priced house in the U.S. is faced with payments that are 26 and a half percent higher than they were 12 months ago. At the same time, home price growth has stalled.
As I’ve mentioned in several past videos, I find it unlikely that inventory levels will increase significantly in 2023, and I also believe that supply will be constrained next year as well as rates remain at elevated levels.
As we know, it is this lack of inventory that has helped to support home prices; however, there is a breaking point. 10-year bond yields are holding at multi-year highs and do not appear to be thinking of pulling back at any time soon—especially given new bond issuances that the country is going bring to market in order to address our burgeoning debt levels.
And it’s because of this that I now expect to see rates remaining higher for longer, and the question then becomes how much tolerance will buyers have if mortgage rates hold where they are today or if they head closer to 8%.
Although I am not expecting this to happen, it is possible. And if it does, then sales will fall further and the underpinning of price stability will certainly be eroded. And there you have it. As always, I’d love to hear your thoughts on this subject so feel free to leave your comments below. Until next month, stay safe out there and I’ll see you soon. Bye now.
To see the latest housing data for your area, visit our quarterly Market Updates page.
About Matthew Gardner
As Chief Economist for Windermere Real Estate, Matthew Gardner is responsible for analyzing and interpreting economic data and its impact on the real estate market on both a local and national level. Matthew has over 30 years of professional experience both in the U.S. and U.K.
In addition to his day-to-day responsibilities, Matthew sits on the Washington State Governors Council of Economic Advisors; chairs the Board of Trustees at the Washington Center for Real Estate Research at the University of Washington; and is an Advisory Board Member at the Runstad Center for Real Estate Studies at the University of Washington where he also lectures in real estate economics.
This Charity is being spearheaded by Paula Peters from our property management division in partnership with the Readiness to Learn Foundation. We are on a mission to ensure no child goes cold this winter on Whidbey Island.
📆 Date: Now through mid-November
🌟 Six Glorious Years: This marks our sixth annual Coats for Kids drive. Over the past years, we’ve donated an astounding 1,200+ pieces of cold-weather clothing, with a significant majority being essential coats and jackets!
📦 Donation Boxes: If you would like to HELP, please drop off NEW coats and boots at our offices in Freeland or Langley through mid November
Freeland Office
360/331-6636 5531
5531 Freeland Avenue
Langley Office
360/221-8898
223 Second Street
💌 Distance No Bar: Purchase items online and have items shipped to our offices! Heartwarming support pours in from all corners, including a recent kind donation from a continued supporter in Florida!
💵 Monetary Donations: If you’re considering a monetary contribution, please write checks payable to “Readiness to Learn”.
🎯 100 Coats/Jackets! Alongside, we’ll happily accept rain boots, cozy hats, mittens, gloves, and warm socks.
📲 For our tech-savvy supporters, keep an eye out for our Amazon Wish List. After its success last year, it’s making a comeback!
🙏 When you donate, do let Paula know. Every contributor deserves a heartfelt acknowledgment!
🌈 Donations can range from toddler sizes to adult, and any color is welcome. Just a small reminder, please ensure all donated items are BRAND NEW WITH TAGS.
🔊 Let’s amplify our reach! Inform your clients, chat with your family, call up your friends, and let’s come together as a community for this noble cause.
Warm Hearts Make Warm Kids! Join us in this heartwarming endeavor and ensure every child on Whidbey Island experiences a cozy winter. Your contribution can make a world of difference! 🧡
Want to join the Windermere Team?
Click here for Freeland / Langley
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