Marysville Housing Market Update January 2026

By: Brandice Raybourn

This Marysville housing market update reflects December 2025 activity. Marysville remains steady overall, but January’s numbers show a market that is clearly segmented by price point. Some homes are still moving quickly. Others are sitting longer. And the difference almost always comes down to price range, housing type, and how a home compares to its competition.

That is exactly why looking at the full breakdown matters.

This report breaks the city down by housing type, including condos, townhomes, and new construction, and then further by residential resale price points from under $599K through $950K+. It shows where homes are moving, where activity is slowing, and how buyers and sellers are responding in real time. I use this same reporting to advise clients on what is actually happening in their market and to help guide pricing, timing, and strategy.

Now, let’s get into the report.

Whole City Overview

Overall, the Marysville market remains stable and functional. Homes are still selling, buyers are still active, and sellers are generally pricing realistically. This is not a market that feels overheated or distressed. It feels balanced, with buyers taking their time and sellers adjusting expectations based on condition, location, and price.

The most important takeaway is that momentum is being driven by the mid-range of the market, while activity tapers as prices climb.

Source: NWMLS | Analysis by Brandice Raybourn

New Construction

New construction continues to offer solid options for buyers looking for something turnkey. Builders are getting 100% of their list price, which tells us they are leaning heavily on incentives rather than price reductions. Even so, this is still a strong value for brand new construction in Marysville.

Source: NWMLS | Analysis by Brandice Raybourn

Condos and Townhomes

Condos and townhomes make up a much smaller slice of the Marysville market and tend to move more slowly. Property type, layout, and HOA considerations play a much bigger role in buyer decision-making here.

Inventory is very light for both, especially townhomes. The last two townhomes that sold sat on the market much longer, with an average of about 50 days. This confirms that while there are buyers, patience is required in this category.

Source: NWMLS | Analysis by Brandice Raybourn

Source: NWMLS | Analysis by Brandice Raybourn

Residential Resale Market by Price Range – Marysville

Under $599K – Fewer Options, Consistent Demand

This remains one of the most competitive ranges in Marysville simply because there are fewer homes available. You can still find good detached single-family homes here, often needing a few updates. Buyers in this range are flexible and realistic, knowing inventory is limited.

Most homes available are smaller, older, or require some compromise, but they continue to attract steady interest. Even though buyers are more cautious overall, demand has not disappeared.

That said, being in this price range does not automatically guarantee a quick sale. Sellers are seeing around 11 buyers walk through a home before it goes under contract. There were 2 expired listings and 1 price reduction in the past 30 days, which shows that pricing and presentation still matter. Homes need to appeal to a wide range of buyers to move quickly.

Source: NWMLS | Analysis by Brandice Raybourn

$600K–$749K – The Most Active Range

This is where the majority of buyer activity is concentrated right now. Buyers have the most choice here, from well-maintained resale homes to newer construction, and that balance is keeping the market moving.

There are plenty of great options in this range, and it is truly driving the Marysville housing market right now. If you have a home in this price range, competition is real, and it is important to understand where your home stands compared to others.

Homes here tend to attract consistent showings, and sellers who prepare and price correctly are still seeing solid results. This range sets the tone for the entire city. This month there were 3 expired listings, 1 cancellation, 2 price reductions, and even 2 price increases, which tells us this range is active but not forgiving.

Source: NWMLS | Analysis by Brandice Raybourn

$750K–$949K – Slower and More Negotiation-Driven

Once you move above the mid-range, buyer behavior changes noticeably. Buyers become more selective, homes take longer to sell, and negotiations play a much bigger role.

If you are a seller here, there may not be much direct competition, but you should expect longer timelines, often more than 3 months. What makes this range interesting is that more buyers are walking through individual homes than there are homes available, yet buyers are still hesitating. There are buyers here, they just do not like what they are seeing.

Because this data reflects residential resale only, inventory looks limited, but there is significant competition from new construction and resale homes in the highly sought-after Cedarcrest community. There were also 2 price adjustments in this range, reinforcing that pricing strategy is critical.

Homes with strong features like lot size, views, or upgrades still stand out, but sellers need to be realistic about timing and leverage.

Source: NWMLS | Analysis by Brandice Raybourn

$950K+ – Thin Market, High Sensitivity

At the top of the market, activity is very limited. Buyers at this level are patient and extremely selective, and pricing missteps are punished quickly. The one home that sold last month confirms this. The buyer secured a significant deal, with the seller closing at roughly 80% of the original list price.

This range really thins out. The most expensive home currently listed in Marysville is priced at $1.325M and has been on the market for nearly a year. That alone tells you exactly where the luxury market stands right now.

This range requires strategy, not speed. Knowing your competition is critical, yet it is still one of the most underutilized tools by sellers in this space.

Source: NWMLS | Analysis by Brandice Raybourn

The Big Picture Going Into 2026

Marysville is steady, but it is not uniform. Entry-level and mid-range homes remain active, while higher price points require patience and precision.

You do not need to time the market.
You need to understand it.

Why I Break the Market Down This Way

Most buyers search by price first, not by neighborhood or home style. Citywide averages hide too much. Breaking the market down by housing type and price range shows how buyer behavior actually changes and where leverage really exists.

I use this same data breakdown when advising my buyers and sellers to help them build a strategy for their next move. If you want to talk through how this applies to your specific situation, I am always happy to help.

Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881

Check out my other Market Reports: Market Reports

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Data sourced from NWMLS and updated monthly.