Snohomish Housing Market Update May 2026

By: Brandice Raybourn

Quick Take:

If you’re trying to understand this market without overthinking it, here’s the real story.

The lower end of the market is still moving fast and it feels competitive the second something hits.

The middle ranges are active, but sellers are not always getting full price. Buyers have a little more room there, even though things are still moving quickly.

The higher price points have the most options, but fewer buyers. The ones who are shopping there are serious and decisive.

Across the board, homes that are priced right are not sitting. The ones that are sitting are usually off in some way, whether that’s price, condition, or expectations.

Want my take on your specific situation in Snohomish? Request your personalized Snohomish Snapshot here

Prefer a quick breakdown? Here’s the short version of what’s happening this month:

Snohomish Overall Market

When you step back and look at everything together, this is actually a pretty balanced market on the surface.

Inventory is spread out across most price ranges, so buyers do have options depending on where they’re shopping.

The one place that really stands out is the true entry-level detached market under 649K. There just isn’t much there, and when something does pop up, it gets picked off quickly.

That’s where the real competition is.

The overall days on market look strong, but that’s being pulled down by how fast homes under 850K are moving. Those are going in about 3 days, which is aggressive and it shifts the overall numbers.

At the same time, there is still inventory sitting. You’ll find homes that have been on the market for a while, along with canceled and expired listings.

So it’s not a “everything sells” market.

It’s a “the right homes sell fast, everything else gets ignored” market.

If you’re a seller and your home is sitting right now, you need to pay attention to that.

New Construction

New construction is moving, but it does not feel as aggressive as resale.

You’re seeing longer timelines and sellers not getting all the way back to their original pricing.

This usually comes down to builders having more inventory to work through and being a little more flexible behind the scenes.

From a buyer perspective, this is where you tend to have more room to negotiate, even if it doesn’t always show up directly in the price.

If you’re even thinking about new construction, just make sure you’re going in with representation. Most builders pay for your buyer’s agent. So bring one with you on your first visit. If you don’t have one yet… call me 😉 425-367-3881

Beyond the Blog: Your Real-Time Market Snapshot

Everything above is based on what already closed.

But the market is moving every day.

I’m watching what is going pending, what is sitting, and what is adjusting in real time, and it can look very different depending on your price point.

You don’t need another blog. You need to know what is happening in your situation right now.

If you would rather just reach out directly, you can email me anytime. brandice@snohomesbybrandice.com

Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.

Condos

Condos are steady.

There are more options compared to the number of buyers actually moving forward, and it shows.

Buyers in this space are cautious. They are paying attention to dues, reserves, and overall condition of the community, not just the unit itself.

Townhomes

Townhomes are sitting in a middle spot.

This is a comfortable space for buyers. They get more room than a condo without stretching into higher single-family price points.

Because of that, demand here stays pretty reliable.

Residential Resale Price Point Breakdown

Under 649K

This range had another strong month.

This is the entry point for detached homes in Snohomish, and buyers know it.

When something hits the market here, it does not feel like it sits around. It feels like it gets absorbed almost immediately.

Buyers are competing in this range.

You can still find a few good opportunities, but you have to be ready and paying attention because they do not last.

650K – 849K

This range is active, but the dynamic is a little different.

On average, about 6 buyers are walking through a home before it goes pending. That’s real activity.

But here’s the interesting part.

What actually sold did so very quickly, yet sellers still ended up about 2.5 percent under their original list price.

That tells you something.

It looks like sellers are taking early offers instead of waiting to push price.

So as a buyer, you’re not walking into a no-chance situation. There is still some room here.

As a seller, pricing and positioning matters. You might get a fast offer, but that doesn’t automatically mean it’s going over list.

850K – 1.049M

This is the most active range in the city right now.

Even though homes are taking longer to go pending compared to the lower ranges, there are more actual sales happening here.

That’s a big deal.

You’ve got steady buyer traffic, solid showing activity, and sellers still landing very close to their original price.

What it feels like in real life is this.

Buyers are out there, they are looking, and they are making moves, but they are not rushing the way they are under 850K.

They are taking a little more time, but they are still committing.

1.05M – 1.249M

This range is moving clean.

Homes are going pending quickly, buyers are showing up, and sellers are landing right at their number.

There is not a lot of hesitation here.

If a buyer is shopping in this range, they already know what they want and they are acting on it.

1.25M +

This is where most of the inventory is sitting.

There are more options, and fewer buyers compared to everything below it.

But the buyers that are active here are decisive.

You’re seeing more homes sell than the number of showings it typically takes to get there, which means when the right buyer walks in, they are not dragging their feet.

Sellers are still landing very close to their original price, but it may take longer to find that one buyer.

This is not a volume game. It is a patience game.

Brandice’s Final Thoughts

What stands out this month is how different each price range feels.

You’ve got one part of the market where buyers are competing the second something hits, and another part where homes are sitting and getting overlooked.

That gap matters.

Because it means your experience is going to come down to where you’re positioned, not just what the overall market is doing.

Buyer tip

Pay attention to how fast homes are moving in your price range before you start touring.

If you’re in that under 850K range, you need to be ready before you even walk in the door. That means knowing your numbers, understanding what you’re comfortable offering, and not waiting until after you see the home to figure it out.

If you’re in the higher ranges, slow down a little. You likely have more room to think, compare, and negotiate than it might feel like at first glance.

Seller tip

If your home is not getting attention right now, don’t assume it just needs more time.

The homes that are priced and positioned right are getting picked up quickly. The ones that aren’t are sitting, and buyers are noticing that.

Take a step back and look at your competition honestly.

Because in this market, timing isn’t the issue most of the time…

positioning is.

If you own a home in Snohomish and considering selling and want to understand how this market impacts your specific position, request your free personalized Snohomish Snapshot here.

I also keep a Snohomish market Q&A section updated with answers based on what is happening right now:

Snohomish Market Questions

Brandice Raybourn
Coldwell Banker Danforth
Sno-King County Real Estate Broker
brandice@snohomesbybrandice.com

425-367-3881

Relocating to Snohomish? Check out my community page here:
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Recent Snohomish Market Reports

If you want to follow how the Snohomish market has been shifting over the last few months, here are the most recent updates:

• Snohomish Housing Market Update April 2026 with Resale Price Point Breakdown
• Snohomish Housing Market Update | March 2026

Explore More Market Reports

If you want to compare Snohomish to nearby cities or browse more of my monthly market updates, you can find all of my reports here:

View All Market Reports

Brandice Raybourn is a data-driven real estate broker providing hyper-local housing market insights across Snohomish County and North King County.