Snohomish Housing Market Update | July 2026

Snohomish Buyers Didn't Slow Down. They Just Changed What They're Buying.

By: Brandice Raybourn

The market insights in this report are based on NWMLS data analyzed by Brandice Raybourn. This report breaks down local housing activity by housing type and residential resale price range. While these trends help explain what is happening across the market, individual neighborhoods, properties, and price points can behave very differently. To see how these trends compare to your specific situation, use the market analysis request form included in this report.

Quick Take

The biggest surprise this month wasn't the luxury market.

It was new construction.

Last month, Snohomish new construction had only 12 active listings and 18 homes under contract. This month, inventory nearly doubled to 23 active homes while pending sales were cut in half to just 9.

At the same time, luxury resale inventory climbed significantly, yet buyers continued purchasing high-end homes at a healthy pace.

What this tells me is that buyers haven't disappeared. They're simply becoming more selective about where they're willing to spend their money.

Let's look at the numbers.

Snohomish Housing Market Snapshot

Snohomish remained relatively stable overall.

Inventory dipped slightly from 246 active listings in May to 224 in June. Pending sales held steady at 91 homes under contract, while closed sales declined from 90 to 71.

The median sales price fell from $997,500 to $655,000.

Before everyone starts panicking, this almost certainly reflects the mix of homes that sold rather than a dramatic decline in home values.

Last month's sales included considerably more luxury transactions.

Homes that sold spent a median of 13 days on market compared to 10 days last month, while sellers actually improved their negotiating position, receiving 100% of their original asking price on average.

For all the headlines about market shifts, Snohomish overall still feels remarkably balanced.

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Snohomish New Construction Market

This was the biggest shift in the report.

Inventory nearly doubled from 12 active homes to 23, while pending sales dropped from 18 to 9.

Yet closed sales exploded from just 7 homes last month to 20 this month.

That's a big change.

What this suggests to me is that builders were likely closing on contracts written earlier in the spring while simultaneously seeing slower current buyer activity.

Builders also became more negotiable.

Last month they accepted approximately 5% less than their original asking price. This month, sellers accepted about 1.8% less.

The median sales price also declined from $629,995 to $622,995, though changes in the mix of homes sold likely influenced that number.

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I pull these NWMLS stats from Scratch every month because generic headlines miss the real story. If you're planning a move in King or Snohomish County in the next 90 days, drop your email and your neighborhood below. I'll personally look at your specific price point and email you the reality of your local market.

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Snohomish Condo Market

Condos had a tougher month.

Inventory remained stable at 18 active listings, while pending sales increased slightly from 6 to 8.

However, closed sales declined from 6 to 4.

The biggest story here is market time.

Median days on market jumped from just 7 days last month to 52 days this month.

That's a significant increase, but it's worth noting that this may simply reflect that some of the condos that had been sitting on the market for a while finally found buyers and closed during June.

Sellers also accepted slightly larger discounts, averaging about 2.2% less than their original asking price.

Small sample sizes can create dramatic month-to-month swings, but this does suggest that condo buyers were becoming more selective during June.

Snohomish Townhome Market

Townhomes had a strong month.

Inventory increased from 20 active listings to 30, yet closed sales tripled from 6 to 18.

Pending sales softened somewhat, declining from 15 to 11.

Homes sold in 16 days compared to 10 days last month, while sellers continued receiving nearly their full asking price.

Townhouses had a good month in June.

Residential Resale Homes by Price Point

These price ranges are based on residential resale data only, and the showing numbers are based on closed properties. Active listings on the market may be having a different experience.

Under $649K

The entry-level market remains highly competitive.

Inventory held steady at 6 active listings, while pending sales fell from 6 to 4 and closed sales declined from 4 to 3.

However, sellers received an average of 102.7% of their original asking price.

That means bidding wars are still happening.

Homes sold in just 6 days and required approximately 8 showings before going pending.

Affordable inventory remains incredibly limited in Snohomish.

Remember that these showing statistics only represent homes that actually sold. Active listings may be experiencing something completely different.

$650K to $849K

Inventory stayed exactly the same at 21 active listings, pending sales increased from 7 to 11, and closed sales increased slightly from 10 to 11.

Homes spent 21 days on market compared to just 6 days last month.

That jump caught my attention.

However, sellers still received 100% of their original asking price.

This combination suggests buyers may be taking longer to make decisions, but they're still willing to pay when they find the right property.

$850K to $1.049M

This market accelerated.

Inventory remained nearly unchanged, moving from 29 active listings to 28.

But pending sales more than doubled from 7 to 17.

That's a significant shift.

Homes continued selling quickly at just 6 days on market, sellers received full asking price on average, and out of the 7 sold properties in June an average of 9 buyers walked the properties before making a decision.

This was arguably one of the strongest performing ranges in the entire report.

$1.05M to $1.249M

This price range became considerably more competitive.

Inventory jumped from 32 active listings to 45.

Pending sales slipped slightly from 12 to 11.

Yet closed sales remained essentially unchanged at 13.

Homes took 15 days to sell compared to 18 days last month, and sellers accepted approximately 1.4% less than their original asking price.

The showing activity increased from 5 to 9 showings before pending.

This tells me buyers are absolutely shopping this market range, but they have become much more selective about which homes justify moving forward.

$1.25M+

Luxury cooled somewhat but remained surprisingly healthy.

Inventory decreased slightly from 41 active listings to 38.

Pending sales dropped from 22 to 16.

Closed sales declined from 19 to 14.

Even with fewer transactions, homes sold in just 10 days and sellers accepted only about 1% less than their original asking price.

The average sales price among homes sold was approximately $1.64 million.

Luxury buyers are clearly still participating in the market.

They're just no longer buying everything.

Market Summary

The overall Snohomish market continues to look healthy.

The biggest story this month wasn't that buyers disappeared. It was that they became increasingly selective about what they were willing to purchase.

The strongest performance came from the move-up market between $850,000 and $1.049 million, while condo buyers became more selective and builders saw slower contract activity.

Luxury buyers remained active despite fewer transactions.

One statistic that doesn't show up in the charts is the number of homes that never made it to the closing table. During June, Snohomish saw 27 canceled listings and 16 expired listings, totaling 43 homes that left the market without selling.

That's a substantial number and suggests that while buyers are still very much present, they are becoming increasingly selective about pricing, presentation, and perceived value.

The market isn't slowing everywhere.

It's becoming more nuanced.

And that's exactly why citywide averages rarely tell the whole story.

Curious How Your Home Fits Into These Numbers?

Every neighborhood, home style, and price point behaves a little differently.

If you're wondering how these trends apply to your specific situation, feel free to reach out. I'm always happy to help you understand the data and what it may mean for your goals.

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

425-367-3881

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Recent Snohomish Market Reports

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