Seattle, Washington · King County

Seattle Foreclosures and Distressed Properties in King County

Most investors in Seattle chase the same bank-owned listings. ForeclosuresDaily.com tracks the earlier signals instead, such as probate filings, missed payments, and tax delinquency, so you can reach motivated sellers before your competition.

Pre-foreclosureProbate & pre-probateDivorceTax delinquentAbsentee owners

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Seattle, Washington distressed properties map by area and ZIP code
$849,000
Median listing price (down 1.3%)
10,719
Active listings in King County
45 days
Average time on market
$2,665
Median rent (down 9.3%)

Market data: Realtor.com King County housing market, October 2026. Zillow Home Value Index for King County: $835,385 (down 2% from a year earlier), August 2026. View homes on Zillow.

Carolynn Castillo, ForeclosuresDaily.com customer

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Listed and sold 25 properties and personally bought and sold four fix-and-flip properties, all generated from probate leads.

Carolynn Castillo

Realtor & Broker · eXp Realty

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Distressed real estate for sale

What is a distressed property?

A distressed property is a home whose owner is under pressure to sell. Usually, the cause is a life event, such as a missed mortgage payment, a death in the family, a divorce, unpaid property taxes, or repairs the owner cannot afford.

In Seattle, these owners matter more than ever. With a median listing price near $850,000, retail deals leave little room for profit. The discount comes from motivated sellers whose property is not publicly advertised for sale, is for sale privately, and is not listed on the Multiple Listing Service (MLS). As a result, there is less competition and room to negotiate wholesale pricing.

Seattle has about 784,777 residents and sits in King County, Washington. Also, the ZIP codes with the most homes for sale today are 98115, 98118, and 98125.

Seattle real estate investors finding off-market deals
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Shannon Thompson

Investor · Joe Homebuyer of Atlanta

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Step-by-step

How to find distressed properties in Seattle

Foreclosure listing sites show homes after the bank or auction is involved. Therefore, to find a deal first, work earlier in the timeline:

Pick your ZIP codes

Initially, start with a few Seattle ZIP codes where you know values and have cash buyers ready.

Choose lead types

Next, pick your leads, because probate, pre-foreclosure, divorce, code violation, and tax delinquency leads each signal a different reason to sell.

Use fresh data

Then use ForeclosuresDaily fresh leads, which are updated daily, so that you reach owners before other investors mail them.

Target your marketing

In addition, data targeting your marketing means mail, calls, and texts go only to owners with a real reason to sell.

Run the numbers

After that, estimate the after-repair value (ARV) from nearby sales, and then apply the 70% Rule.

Make a fair offer

Finally, solve the seller’s problem with a quick, as-is cash close, then wholesale or flip the property.

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Andrew Litchfield

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Andrew Litchfield hosted a ForeclosuresDaily.com monthly webinar for real estate investors.

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Targeted real estate lead generation

Motivated sellers who want to liquidate fast

For this reason, ForeclosuresDaily.com’s off-market real estate platform covers every major distress signal in Seattle, cross-referenced with tax rolls and property appraiser records.

Probate LeadsExecutors who must sell before the estate can close.Get probate leads →Pre-Probate LeadsFamilies who may sell before a probate case is filed.See pre-probate leads →Inheritance LeadsHeirs who want to sell because they will not keep the home.View inheritance leads →Foreclosure LeadsOwners behind on payments who want to sell before auction.Explore foreclosure leads →Divorce LeadsCouples who must sell when they divide shared assets.Find divorce leads →Eviction LeadsTired landlords who want out because of problem tenants.Browse eviction leads →Code Violation LeadsOwners facing fines because of open violations and costly repairs.Check code violation leads →Tax DelinquencyOwners behind on property taxes who need cash soon.Target tax-delinquent owners →Absentee Owner LeadsOut-of-area owners, especially those far from the property.Reach absentee owners →Life Leads & FSBOOwners selling on their own rather than with an agent.Shop all lead products →
Anthony Coletti, ForeclosuresDaily.com customer

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Anthony Coletti

Real estate investor

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Find a deal

ARV and the 70% Rule for Seattle flips

Real estate flippers and wholesalers use the after-repair value (ARV) to set their maximum offer. For example, the 70% Rule says to pay no more than 70% of ARV, minus repairs. As a result, that margin covers holding costs, closing costs, and profit for property flipping, or your assignment fee when you wholesale.

For instance, here is the math using the King County median listing price as the ARV and an 8% repair budget.

70% Rule example

ARV$849,000
70% of ARV$594,300
Estimated repairs− $68,000
Maximum offer$526,300
Jeremy Resmer, ForeclosuresDaily.com customer

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Jeremy Resmer

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Zip codes

Seattle ZIP codes to target

Each Seattle ZIP code has its own price point and pace. Next, choose a ZIP code from the menu to open its investing data, and then match the area to your strategy.

Madison ValleyZIP 98102$849,950Negotiate

98102 market snapshot

$849,950 ▼ 7.7%Median listing price
$636Price per sq ft
44 days ▼ 16.4%Days on market
$2,600 ▼ 13%Median rent
165 ▲ 9.6%Active listings
3.7%Gross rent yield

In addition, the Zillow Home Value Index is $745,010 (down 2.6% from a year earlier) as of August 2026.

Prices per square foot run higher here than anywhere else on this list. Meanwhile, the median price is down 7.7% from a year earlier, and inventory is up 9.6%. As a result, softer pricing gives you room to negotiate with motivated sellers.

Max offer when the ARV equals the median price$849,950 × 70% − $68,000 repairs = $526,965 max offer

Also see the full 98102 market report on Realtor.com →Then view 98102 homes on Zillow →

BallardZIP 98107$820,000Negotiate

98107 market snapshot

$820,000 ▼ 1.1%Median listing price
$563Price per sq ft
44 days ▲ 10%Days on market
$3,100 ▲ 6.9%Median rent
148 ▲ 56.4%Active listings
4.5%Gross rent yield

In addition, the Zillow Home Value Index is $830,412 (down 2.4% from a year earlier) as of August 2026.

Meanwhile, the median price is down 1.1% from a year earlier, and inventory is up 56.4%. Therefore, sellers here are adjusting to slower demand, so offers below asking get a hearing.

Max offer when the ARV equals the median price$820,000 × 70% − $66,000 repairs = $508,000 max offer

Also see the full 98107 market report on Realtor.com →Then view 98107 homes on Zillow →

Queen AnneZIP 98109$564,500Flip & wholesale

98109 market snapshot

$564,500 ▲ 2.7%Median listing price
$586Price per sq ft
60 days ▲ 11.1%Days on market
$2,354 ▼ 0.7%Median rent
163 ▲ 5.5%Active listings
5.0%Gross rent yield

In addition, the Zillow Home Value Index is $757,125 (down 2.4% from a year earlier) as of August 2026.

Entry prices are lower here than in the rest of the group, so it fits wholesaling and first flips. Meanwhile, the median price is up 2.7% from a year earlier, and inventory is up 5.5%. For this reason, lower prices keep your cash needs small for wholesale deals and light flips.

Max offer when the ARV equals the median price$564,500 × 70% − $45,000 repairs = $350,150 max offer

Also see the full 98109 market report on Realtor.com →Then view 98109 homes on Zillow →

WedgwoodZIP 98115$825,000Negotiate

98115 market snapshot

$825,000 ▼ 8.3%Median listing price
$562Price per sq ft
45 days ▲ 21.6%Days on market
$2,422 ▼ 28.3%Median rent
210 ▲ 29.7%Active listings
3.5%Gross rent yield

In addition, the Zillow Home Value Index is $1,021,372 (down 0.5% from a year earlier) as of August 2026.

Largest inventory on the list, so there are more owners to reach. Meanwhile, the median price is down 8.3% from a year earlier, and inventory is up 29.7%. Because of this, use the extra time on market to negotiate repairs into your price.

Max offer when the ARV equals the median price$825,000 × 70% − $66,000 repairs = $511,500 max offer

Also see the full 98115 market report on Realtor.com →Then view 98115 homes on Zillow →

Seward ParkZIP 98118$745,000Wholesale

98118 market snapshot

$745,000 ▲ 0.2%Median listing price
$471Price per sq ft
46 days ▲ 0.9%Days on market
$2,875 ▼ 5.7%Median rent
193 ▼ 3%Active listings
4.6%Gross rent yield

In addition, the Zillow Home Value Index is $717,985 (down 2.2% from a year earlier) as of August 2026.

Meanwhile, the median price is up 0.2% from a year earlier. Consequently, prices sit near the area median, so focus on deep discounts from off-market sellers.

Max offer when the ARV equals the median price$745,000 × 70% − $60,000 repairs = $461,500 max offer

Also see the full 98118 market report on Realtor.com →Then view 98118 homes on Zillow →

Queen AnneZIP 98119$685,000Flip & wholesale

98119 market snapshot

$685,000 ▲ 3.4%Median listing price
$564Price per sq ft
46 days ▼ 17.9%Days on market
$3,000 ▲ 30.4%Median rent
156 ▲ 44.2%Active listings
5.3%Gross rent yield

In addition, the Zillow Home Value Index is $1,025,232 (down 0.2% from a year earlier) as of August 2026.

Meanwhile, the median price is up 3.4% from a year earlier, and inventory is up 44.2%. As a result, entry prices here leave room for an assignment fee or a quick flip.

Max offer when the ARV equals the median price$685,000 × 70% − $55,000 repairs = $424,500 max offer

Also see the full 98119 market report on Realtor.com →Then view 98119 homes on Zillow →

Madison ValleyZIP 98122$742,000Negotiate

98122 market snapshot

$742,000 ▼ 5%Median listing price
$591Price per sq ft
45 days ▲ 2.1%Days on market
$2,400 ▼ 4.8%Median rent
167 ▼ 1.6%Active listings
3.9%Gross rent yield

In addition, the Zillow Home Value Index is $806,276 (down 2.3% from a year earlier) as of August 2026.

Meanwhile, the median price is down 5% from a year earlier.

Max offer when the ARV equals the median price$742,000 × 70% − $59,000 repairs = $460,400 max offer

Also see the full 98122 market report on Realtor.com →Then view 98122 homes on Zillow →

Lake CityZIP 98125$750,000Wholesale

98125 market snapshot

$750,000Median listing price
$490Price per sq ft
32 days ▼ 27.3%Days on market
$2,202 ▲ 15.8%Median rent
179 ▲ 24.3%Active listings
3.5%Gross rent yield

In addition, the Zillow Home Value Index is $790,152 (down 2.5% from a year earlier) as of August 2026.

Homes sell faster here than anywhere else on the list. Also, inventory is up 24.3% from a year earlier. Therefore, balanced pricing makes this area a steady source of wholesale deals.

Max offer when the ARV equals the median price$750,000 × 70% − $60,000 repairs = $465,000 max offer

Also see the full 98125 market report on Realtor.com →Then view 98125 homes on Zillow →

ShorelineZIP 98133$686,000Negotiate

98133 market snapshot

$686,000 ▼ 6.3%Median listing price
$463Price per sq ft
45 days ▲ 2.3%Days on market
$1,754 ▼ 41.5%Median rent
145 ▲ 34%Active listings
3.1%Gross rent yield

In addition, the Zillow Home Value Index is $732,332 (down 2.2% from a year earlier) as of August 2026.

Smallest inventory on the list, so an off-market lead faces little competition. Meanwhile, the median price is down 6.3% from a year earlier, and inventory is up 34%.

Max offer when the ARV equals the median price$686,000 × 70% − $55,000 repairs = $425,200 max offer

Also see the full 98133 market report on Realtor.com →Then view 98133 homes on Zillow →

Beacon HillZIP 98144$754,475Wholesale

98144 market snapshot

$754,475 ▲ 7.1%Median listing price
$499Price per sq ft
51 days ▼ 3.2%Days on market
$3,395 ▲ 2.9%Median rent
168 ▲ 16.6%Active listings
5.4%Gross rent yield

In addition, the Zillow Home Value Index is $760,403 (down 3.3% from a year earlier) as of August 2026.

Rents are high compared with prices here, especially for buy-and-hold investors. Meanwhile, the median price is up 7.1% from a year earlier, and inventory is up 16.6%. For this reason, work off-market leads here to find the discount that retail listings lack.

Max offer when the ARV equals the median price$754,475 × 70% − $60,000 repairs = $468,133 max offer

Also see the full 98144 market report on Realtor.com →Then view 98144 homes on Zillow →

Choose a ZIP code from the menu to see its investing data, then compare markets. Market data: Realtor.com, October 2026, and Zillow Home Value Index, August 2026. Also, gross rent yield is 12 months of median rent divided by the median listing price; the 70% Rule example assumes repairs of 8% of the median price.

Antonio Stringfield, ForeclosuresDaily.com customer

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Antonio Stringfield

Probate investor · Los Angeles

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ForeclosuresDaily off-market opportunities before your competition

In fact, since 2004, ForeclosuresDaily.com has helped investors, wholesalers, flippers, and agents reach motivated sellers first.

Not on the MLSHomes for sale privately, before any listing.
Less competitionFewer buyers know the property exists.
Fresh leadsNew records added every day.
NationwideTarget any county or ZIP code.

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Investor · nearly 20 years

Nancy focuses on the best outcome for both the seller and the investor, drawing on nearly 20 years of real estate investing experience.

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Phillip Warrick

Full-time investor since 2003

Full-time real estate investor since 2003, with over 20 years of experience.

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FAQ

Seattle foreclosure and distressed property questions

How do I find distressed properties for sale in Seattle?

Initially, start with public-record signals such as pre-foreclosure, probate, divorce, and tax delinquency. ForeclosuresDaily.com gathers these records daily, so that you can contact Seattle owners before the home is listed or sent to auction.

Where can I find foreclosed homes in Seattle?

Bank-owned and auction homes appear on sites like Realtor.com, Zillow, and Auction.com. However, off-market pre-foreclosure leads let you reach owners earlier, while they can still sell on their own terms.

Which ZIP codes have the lowest entry prices?

Among the ZIP codes in this guide, the lowest median listing prices are in 98109 (Queen Anne) at $564,500, 98119 (Queen Anne) at $685,000, and 98133 (Shoreline) at $686,000, based on Realtor.com data from October 2026.

Where do homes sell fastest?

ZIP code 98125 has the shortest average time on market in this guide, at 32 days. As a result, fast markets reward investors who can reach owners before a home is listed.

How do I find distressed properties for wholesale profit?

First of all, focus on owners with equity and a reason to sell quickly. Then run the 70% Rule, and finally line up cash buyers before you sign a contract you plan to assign.

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