Snohomish Housing Market | January 2026 with Price Point Breakdown

by Brandice Raybourn

Quick Take:
Snohomish is not acting like one single market right now. Some price ranges and housing types are still moving quickly, while others have clearly slowed and require more patience and strategy. Entry and mid-range homes continue to see strong buyer activity. Higher price points are more selective, with longer timelines and more canceled listings. This report breaks down where the market is moving, where it’s softening, and what that actually means for buyers and sellers heading into early 2026.

This Snohomish housing market update reflects December 2025 activity and shows a market that remains active overall, but requires a much more thoughtful approach than in past years. That is exactly why looking at the full breakdown matters.

This report breaks Snohomish down by housing type, including new construction, condos, and townhomes, and then further by residential resale price points from under $599K through $1.150M+. 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 help clients make informed decisions around pricing, timing, and overall strategy.

Snohomish Whole City Snapshot

At a high level, Snohomish remains active, but not aggressive. Homes are still selling and buyers are engaged, yet pricing and condition matter far more than they did during peak seller-market years. The market is no longer forgiving across the board, and outcomes vary widely depending on where a home sits within the broader market.

Source: NWMLS | Analysis by Brandice Raybourn

New Construction Homes

New construction continues to be one of the stronger segments in Snohomish. Buyer demand remains healthy, and well-positioned homes are moving efficiently. This segment benefits from buyers who value newer systems, predictable layouts, and lower short-term maintenance, which helps keep activity steady even as other parts of the market slow.

For buyers, competition still exists here, especially on homes that are well finished and priced appropriately.

Source: NWMLS | Analysis by Brandice Raybourn

Condos

Condos are behaving more cautiously. Buyers in this segment are taking their time and weighing value carefully. This is a more negotiation-friendly environment, and not every listing is moving quickly.

Sellers should expect longer timelines and be prepared to compete on price, condition, and HOA transparency. Buyers generally have more leverage here than in most other segments of the Snohomish market.

Source: NWMLS | Analysis by Brandice Raybourn

Townhomes

Townhomes stand out as one of the most competitive segments right now. Buyer demand remains strong, and well-priced homes are moving quickly. This segment continues to attract buyers looking for a balance between affordability, space, and lower maintenance compared to detached homes.

Sellers are benefiting from strong activity, while buyers should be prepared to move decisively when a home checks the right boxes. One notable trend this month: on average, only four buyers toured each of the twenty townhomes that sold. For new construction townhomes, that number dropped to just one buyer per home, while resale townhomes averaged four buyers. That tells us how quickly the right homes are being absorbed.

Source: NWMLS | Analysis by Brandice Raybourn

Residential Resale by Price Point

Under $599,000

This remains one of the most competitive price ranges in Snohomish. Inventory is extremely limited, and buyers are moving quickly when homes become available. Well-priced listings do not linger.

For sellers, this range still offers a clear advantage. For buyers, preparation and timing are critical. As of today, there is only one detached single-family home for sale in all of Snohomish under $599K.

Source: NWMLS | Analysis by Brandice Raybourn

$600,000 – $749,000

This range continues to perform well and shows strong buyer engagement. Homes that are priced correctly and presented well are still moving efficiently, and demand remains consistent.

Sellers are benefiting from solid activity, while buyers should expect competition on homes that stand out. Days on market remain relatively fast, averaging about ten days, with roughly ten showings before going under contract.

That said, there were five expired listings in this range over the last thirty days, including some very solid properties. For sellers, this highlights the importance of understanding your competition and closely comparing your home to those that sold quickly.

Source: NWMLS | Analysis by Brandice Raybourn

$750,000 – $949,000

This is where the market begins to shift. Buyers have more options and are taking additional time to compare homes. Pricing accuracy and presentation matter significantly more here than in lower price ranges, and homes are spending roughly two additional weeks on the market compared to those priced below.

Sellers should be prepared for longer timelines and fewer impulsive offers. Buyers gain more flexibility and negotiating power. In this range, there were five expired listings and two cancellations, showing that not all homes are selling before their listing agreements expire.

Source: NWMLS | Analysis by Brandice Raybourn

$950,000 – $1.149M

This range is clearly more selective and buyer-friendly. Buyers are cautious and analytical, and homes that are not priced or positioned correctly are taking considerably longer to sell.

Sellers need a strong pricing strategy and should expect a more measured pace. Buyers benefit from choice and time, with average days on market landing in the mid-fifties for the homes that sold in December.

It is also important to note that a small number of homes selling quickly are pulling the averages down. In reality, some homes in this range are taking much longer. One active listing has been on the market for over two hundred days, and one recently sold home spent more than two hundred thirty days on the market. Unless a home clearly stands out, sellers should be prepared for a longer timeline.

Source: NWMLS | Analysis by Brandice Raybourn

$1.150M and Above

The luxury segment in Snohomish remains relatively balanced, but it strongly rewards realism. Buyers are engaged, but they are not rushing, and they expect homes to justify their price through condition, location, and overall value.

Well-priced homes are still moving, but this is not a range where overpricing goes unnoticed. This segment also shows the highest number of canceled and expired listings in Snohomish, reinforcing how critical strategy and positioning are at this level.

Source: NWMLS | Analysis by Brandice Raybourn

Final Thoughts

Snohomish is a perfect example of why broad headlines miss what is actually happening on the ground. Some segments are still moving quickly with strong demand, while others have softened and require patience and thoughtful strategy. Price point and housing type matter more than ever.

All of this analysis is based strictly on data. It is also worth noting that the flooding events in Snohomish last month may be contributing to some of these trends, including the higher number of canceled listings. That context is important to keep in mind when reading this report.

Understanding exactly where your home fits within this market can make a meaningful difference in outcome, timing, and stress level.

If you want to talk through how these trends apply to your specific neighborhood or price range, I am always happy to walk through the data with you.

Ready to Talk Through Your Situation

These are the same types of reports I use in my strategy sessions with buyers and sellers. If you are thinking about buying or selling in Snohomish and want to understand how this data applies to your specific home or price range, I am always happy to help.

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

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