The Tri-Cities real estate market is shifting, and buyers are feeling the impact. With inventory tightening and demand rising, certain cities offer better opportunities for buyers than others. If you are looking to purchase a home, knowing where buyers have more negotiating power—and where they do not—can help you make a smarter decision.
Using data from January 2025 (last full month) and February 2025 (current month) for Kennewick, Richland, Pasco, and West Richland, we will analyze buyer and seller scores, inventory trends, and sales performance to determine which city is currently the most favorable for buyers.
What Makes a Market Favorable for Buyers?
A buyer-friendly market typically has:
- A high buyer score, indicating strong negotiating power
- A low seller score, suggesting sellers are more willing to negotiate
- A higher inventory count, providing buyers with more choices
- An increasing days on market (DOM) trend, meaning homes are sitting longer
However, when inventory is extremely low, it can have an inverse effect, creating urgency among buyers and giving sellers full control.
With that in mind, let’s examine how each city ranks for buyers.
Kennewick: Transitioning to a Seller’s Market
Buyer and Seller Scores (Updated)
- January Buyer Score: 6.7 | Seller Score: 3.3
- February Buyer Score: 4.0 | Seller Score: 6.0
Kennewick started January as a strong buyer’s market, but by February, seller power had increased significantly. Homes are selling faster, and prices are holding firm.
Market Performance
- January Average DOM: 103 days
- February Average DOM: 42 days (↓ Faster sales)
- February Home Sales: 7 (up from 5 in January)
Verdict: Kennewick is becoming increasingly difficult for buyers.
- Homes are selling much faster, limiting buyer negotiation power.
- Seller confidence is increasing, reducing price flexibility.
- Buyers must act quickly to remain competitive.
Richland: Still Some Buyer Flexibility, but Seller Power Growing
Buyer and Seller Scores (Updated)
- January Buyer Score: 4.9 | Seller Score: 5.1
- February Buyer Score: 4.3 | Seller Score: 5.7
Richland remains relatively balanced, but sellers have gained more control in February.
Market Performance
- January Average DOM: 133 days
- February Average DOM: 9 days (↓ Faster sales)
- February Home Sales: 9 (compared to 11 in January)
Verdict: Richland is moving faster than before, making it more competitive for buyers.
- Homes are selling significantly faster than in January.
- Seller confidence is increasing, reducing buyer flexibility.
- Buyers still have some room to negotiate but must act quickly.
Pasco: A Rapidly Strengthening Seller’s Market
Buyer and Seller Scores (Updated)
- January Buyer Score: 6.3 | Seller Score: 3.7
- February Buyer Score: 3.1 | Seller Score: 6.9
Pasco was a strong buyer’s market in January, but February’s data suggests a major shift toward sellers.
Market Performance
- January Average DOM: 172 days
- February Average DOM: 144 days (↓ Faster sales)
- February Home Sales: 13 (compared to 15 in January)
Verdict: Pasco has quickly become less favorable for buyers.
- Buyer score dropped significantly, while seller control surged.
- Homes are selling faster, reducing buyer leverage.
- Buyers must act faster and expect less flexibility in negotiations.
West Richland: Extremely Low Inventory Creates a Difficult Market for Buyers
Buyer and Seller Scores (Updated)
- January Buyer Score: 6.5 | Seller Score: 3.5
- February Buyer Score: 2.5 | Seller Score: 7.5
West Richland initially appeared to be the most buyer-friendly market, but limited inventory has had an inverse effect. With virtually no homes available, buyers are now forced to make quick, competitive offers with little room for negotiation.
Market Performance
- January Average DOM: 0 days (only one new listing)
- February Average DOM: No reported sales activity
While low inventory often signals a lack of demand, in this case, it creates urgency and makes it harder for buyers to negotiate.
Verdict: West Richland has become one of the most difficult markets for buyers.
- Virtually no homes available, forcing buyers to compete aggressively for the few options that come up.
- Low inventory creates an environment where buyers must act fast, even if it means paying more.
- Sellers have complete control, leaving buyers with limited flexibility.
Final Ranking: Best Cities for Buyers in Early 2025
- Richland – Best for buyers, with a relatively neutral balance of power
- Pasco – Market is moving quickly toward sellers, but some negotiation may still be possible
- Kennewick – Seller power is increasing, making competition tough for buyers
- West Richland – Worst market for buyers due to extremely low inventory and forced urgency
Final Thoughts: Should You Buy Now?
- If you want time to negotiate and some flexibility, Richland remains your best option.
- If you are looking in Pasco or Kennewick, expect to move quickly before prices rise further.
- West Richland buyers should prepare for extreme competition, little price flexibility, and fast decision-making.
Buyers who act quickly and come prepared with pre-approvals and strong offers will be best positioned to secure a home in any Tri-Cities market.
Need Help Buying or Selling?
For expert guidance in Richland or any Tri-Cities market, reach out to ryan@kenmoreteam.com or call 509.987.4544.
Understanding market shifts early can help you save money and make informed decisions. If you are considering buying, now is the time to prepare.
This post helps buyers identify the best city to purchase a home in early 2025 while warning about extreme inventory shortages in West Richland. Let me know if you need any refinements.