Lake Stevens Market Update — October 2025

Quick read (what changed):

Closings: 43 total. Most price bands slowed; $1.150M+ was the only bracket up (+33% YoY).

Inventory: 150 active listings (+74% YoY). Biggest jumps: < $600K (+240%) and $850–$1.149M (+113%).

Days on Market: 18 citywide, but a tale of two markets: 5 days < $600K vs 57 days $850–$1.149M.

Prices: City median $750K. YoY by bracket: < $600K +2.0%, $601–$849K +3.6%, $850–$1.149M –9.8%, $1.150M+ +5.5%.

% of Original List Received: 97.5% citywide. Only < $600K is getting over list (101.7%). Most others are selling below list (e.g., $850–$1.149M = 90.5%)

What this means (by stat)
Closed Sales

Sales cooled in almost every price range except $1.150M+ (up 33%). This is less about demand collapsing and more about buyers being choosy and inventory finally giving them options.

Inventory (Homes for Sale)

Active listings rose sharply:

< $600K: +240% YoY — entry-level buyers finally have options.

$850–$1.149M: +112.5% — this is where competition among sellers is strongest.

Whole city: +74.4% YoY.

Days on Market

Fast lane: < $600K = 5 days (still moves quickly).

Slow lane: $850–$1.149M = 57 days (~2 months), $1.150M+ = 13 days.
Marketing time has expanded across most bands, which translates into more negotiating.

Prices

The citywide median is steady at $750K.

The mid-upper ($850–$1.149M) bracket softened (–9.8% YoY).

Entry ($<600K) and luxury ($1.150M+) edged up (+2.0% and +5.5% respectively).

% of Original List Price

Only < $600K gets over ask (101.7%).

Most brackets are below list: $601–$849K = 98.8%, $1.150M+ = 94.6%, $850–$1.149M = 90.5%.

Seller Playbook

Residential Price Point

Price to your bracket, not the headline.

$850–$1.149M:

Expect longer market time and deeper negotiation. Aim for standout presentation, strategic pricing, and strong digital marketing.

$1.150M+:

Activity is up and days are short, but the average sale is still below list. Lead with condition and professional marketing to hold the line.

< $600K:

Demand is brisk—don’t overreach; clean, move-in-ready homes still win quickly (and sometimes over list).

Use tools that convert: pre-inspection, light prep, thoughtful staging, and rate buydown/concession options to widen your buyer pool.

Buyer Playbook

You have leverage in nearly every range—especially $850–$1.149M, where the average sale is ~9–10% under list and DOM is longest.

< $600K:

Move quickly and come prepared—this is the one band that still goes fast and over ask.

Write smarter offers: inspection windows, closing-cost credits, or seller-paid rate buydowns often beat a small price cut.

Thinking of selling or buying in Lake Stevens?
I’ll build you a price-point strategy (not a generic CMA) so you know exactly how your slice of the market is behaving. Call/text 425-367-3881 or email brandice@snohomesbybrandice.com
. Check out my community page: Lake Stevens Community Page