Facebook
X
Pinterest
Copy Link
Monthly Housing Market Report
Everett Housing Market Update
August 2026
This report looks at what actually happened in the Everett housing market during July 2026 using NWMLS data. The biggest story wasn't simply that buyers had more homes to choose from. It was how quickly they still moved when a property offered exceptional value, while dozens of other listings never found a buyer.
In One Sentence
Buyers were more active than they were last July, but they were not competing for everything. The strongest demand showed up in residential resale homes that gave buyers a clear reason to act, especially at the more affordable end of Everett's market.
Who's Feeling This Market Right Now
Working in your favor
- Buyers who wanted options, Everett ended July with 477 homes for sale. Buyers could compare condition, location, price, and potential instead of feeling like they had to chase whatever happened to be available.
- Sellers with a home that clearly stood out, Several properties still sold well above asking, including homes that needed work. Buyers were willing to compete when the opportunity made sense.
A mixed picture
- Residential resale sellers under $600,000, This was Everett's strongest broad price-range shift. Pending sales doubled, closings rose from 16 to 27, and the typical closed sale received its full original asking price.
- Condo buyers and sellers, Condo inventory and pending sales both increased, but closings fell. Buyers were looking and writing offers, although that activity had not fully shown up in completed sales yet.
Worth a closer look at strategy
- Townhome sellers, Townhomes had 79 active listings, only 10 closings, and a 32-day median before going pending. This segment had the clearest increase in seller competition.
- Owners whose listings did not sell, Thirty-six listings were canceled and 21 expired. With buyers still active, a failed listing deserves a fresh look at price, presentation, condition, and the competition.
- Supply, how many homes buyers had to choose from.
- Buyer Demand, how quickly and actively buyers responded.
- Negotiating Power, how much of their asking price sellers kept once a buyer was found.
- Friction, listings that stalled, got canceled, or expired.
Everett did not run out of buyers in July. Buyers had more choices, so they became much more particular about which homes were worth competing for.
Snapshot One
Whole City · All Housing Types CombinedWhat Is Happening Across the City Right Now?
This is the big picture across Everett. Inventory rose, pending sales jumped, and closed sales changed only slightly. That combination tells us buyer activity picked up faster than the closed-sale count alone would suggest.
Homes Available to Buyers
These numbers show how much choice buyers had during July.
Everett ended July with 477 homes for sale, 103 more than last July. New listings also increased, so buyers were not imagining it. They really did have a lot more to choose from.
Homes for Sale at the End of the Month
- July 2026
- 477
- Change From July 2025
- Up 28%
New Listings Added During the Month
- July 2026
- 248
- Change From July 2025
- Up 19%
Homes Buyers Chose
These numbers show how many sellers attracted a buyer and how many sales were completed.
Pending sales jumped 24.8%, while closed sales rose 3.6%. That is a pretty big difference. It tells me July's buyer activity was stronger than the closing count makes it look, because many of those new contracts will close later.
Homes That Went Under Contract
- July 2026
- 156
- Change From July 2025
- Up 24.8%
Homes That Completed a Sale
- July 2026
- 143
- Change From July 2025
- Up 3.6%
Typical Days Before Going Under Contract
- July 2026
- 14 days
- Change From July 2025
- 1 day faster
Typical Showings Before Going Under Contract
- July 2026
- 7 showings
- Change From July 2025
- 2 fewer showings
How Close Closed Sales Came to the Original Asking Price
This is the middle closed-sale result, not what happened to every seller.
The typical closed sale finished 1.2% below its original asking price. The average sales price fell, but the median price per square foot barely moved. That is a good reminder not to treat one citywide average like every Everett home changed by the same amount.
Median Percent of Original Asking Price Received
- July 2026
- 98.8%
- Meaning
- The middle closed sale finished about 1.2% below its original asking price.
Average Sales Price
- July 2026
- $611,893
- Meaning
- Down 3.6% from last July, which may reflect the mix of homes sold rather than a uniform change in individual home values.
Median Price Per Square Foot
- July 2026
- $374
- Meaning
- Nearly unchanged from $375 in July 2025.
Listings That Did Not Sell
Canceled and expired listings came off the market without completing a sale.
Fifty-seven listings left the market without selling. That works out to roughly one failed listing for every two and a half completed sales. Buyers were active, but they were not rescuing every listing.
Canceled Listings
- July 2026
- 36
- Meaning
- The seller or listing broker withdrew the home before it sold.
Expired Listings
- July 2026
- 21
- Meaning
- The listing agreement ended before the home found a buyer.
Total Listings That Did Not Sell
- July 2026
- 57
- Meaning
- Canceled and expired listings combined.
Market Insight
The part that caught my attention is that Everett had more inventory and more buyer activity at the same time.
Inventory increased by 103 homes from last July, but pending sales also increased by 31. Buyers were not simply backing away. They were shopping through more options and deciding which homes actually deserved an offer.
The average sales price dropped 3.6%, which looks more dramatic than the median price per square foot moving from $375 to $374. To me, that points back to the mix of homes that closed. It does not tell us that every Everett home lost 3.6% of its value.
Then there are the 57 canceled and expired listings. That is the other side of having more choices. A home could still sell quickly and even far above asking, but buyers did not feel pressure to overlook a price or condition problem when another option was right around the corner.
Snapshot Two
By Housing TypeHow Did Each Type of Home Perform?
This is where Everett really stops looking like one market. Residential resale, condos, townhomes, and new construction all behaved differently in July. Lumping them together would miss some of the most useful parts of the story.
Where the Market Activity Was
Compare how many homes were available, went under contract, and completed a sale.
Residential resale produced the most closings. Condos had the largest active inventory, townhome inventory jumped sharply, and new construction had more than twice as many homes for sale as it did last July.
Residential Resale
- Homes for Sale
- 129
- Went Under Contract
- 62
- Homes Sold
- 73
New Construction
- Homes for Sale
- 56
- Went Under Contract
- 18
- Homes Sold
- 12
Condos
- Homes for Sale
- 142
- Went Under Contract
- 45
- Homes Sold
- 31
Townhomes
- Homes for Sale
- 79
- Went Under Contract
- 15
- Homes Sold
- 10
How Quickly Buyers Chose Them
These figures are based on properties that completed a sale, not every active listing still waiting.
Residential resale was the only segment with a single-digit median at 7 days. Condos took 19 days, townhomes 32 days, and new construction 34 days. Buyers were clearly not treating every type of property the same way.
Residential Resale
- Typical Days Before Going Under Contract
- 7 days
- Typical Showings Before Going Under Contract
- 8 showings
New Construction
- Typical Days Before Going Under Contract
- 34 days
- Typical Showings Before Going Under Contract
- 5 showings
Condos
- Typical Days Before Going Under Contract
- 19 days
- Typical Showings Before Going Under Contract
- 6 showings
Townhomes
- Typical Days Before Going Under Contract
- 32 days
- Typical Showings Before Going Under Contract
- 6 showings
How Close Sellers Came to Their Original Asking Price
This shows how much of the original asking price the typical closed seller kept.
Residential resale stayed closest to the original asking price at 99.4%. Condos followed at 99.0%. Townhomes and new construction gave buyers more room to negotiate.
Residential Resale
- Typical Share of Original Asking Price Received
- 99.4%
- Meaning
- The typical seller received about 0.6% less than the original asking price.
New Construction
- Typical Share of Original Asking Price Received
- 96.5%
- Meaning
- The typical new construction seller received about 3.5% less than the original asking price.
Condos
- Typical Share of Original Asking Price Received
- 99.0%
- Meaning
- The typical condo seller received about 1.0% less than the original asking price.
Townhomes
- Typical Share of Original Asking Price Received
- 98.2%
- Meaning
- The typical townhome seller received about 1.8% less than the original asking price.
Market Insight
The strongest all-around performance came from residential resale. The attached-home and new-construction numbers need a little more context.
Residential resale had more inventory, more pending sales, more closings, and a much faster median than last July. That is a healthy combination. More homes came to market, and buyers actually absorbed more of them.
Condos are interesting because pending sales rose to 45, but closings fell to 31. Buyers were engaging with the condo market. The stronger July activity just had not fully made its way into the closed-sale numbers yet. The average sales price also rose while price per square foot slipped, which tells me the mix of condos sold was different.
Townhomes were the softest segment in this report. Inventory climbed from 46 to 79, closings fell from 16 to 10, and the median stretched to 32 days. A townhome seller was competing with a lot more inventory than last summer.
New construction doubled its pending sales and increased closings from 9 to 12. That sounds great until you also notice active inventory more than doubled to 56. The average sales price fell sharply, but with only 12 closings, I would not treat that as a blanket drop in builder pricing. A different mix of projects and home sizes can move that average quickly.
Snapshot Three
Residential Resale Only · By Price RangeHow Did Different Residential Resale Price Ranges Perform?
Price range is where Everett's July story gets really clear. The biggest broad improvement happened below $600,000. Meanwhile, the $950,000 to $1,149,999 range slowed down, even though a few individual homes elsewhere still produced eye-catching results.
Where Homes Were Available and Selling
July activity by residential resale price range.
The under-$600,000 range led residential resale with 27 closings and 24 pending sales. Compared with last July, pending sales doubled and closings increased nearly 69%.
$599,999 or Less
- Homes for Sale
- 29
- Went Under Contract
- 24
- Homes Sold
- 27
$600,000 to $749,999
- Homes for Sale
- 32
- Went Under Contract
- 20
- Homes Sold
- 23
$750,000 to $949,999
- Homes for Sale
- 43
- Went Under Contract
- 13
- Homes Sold
- 17
$950,000 to $1,149,999
- Homes for Sale
- 12
- Went Under Contract
- 4
- Homes Sold
- 5
$1,150,000 or More
- Homes for Sale
- 13
- Went Under Contract
- 1
- Homes Sold
- 1
How Long It Took Sold Homes to Find a Buyer
These figures are based on closed properties. Active listings may be experiencing something different.
Below $600,000, the typical sold home went pending in 6 days instead of 13. The $750,000 to $949,999 range was even faster at 5 days. The $950,000 to $1,149,999 range moved the other direction and took 19 days.
$599,999 or Less
- Typical Days Before Going Under Contract
- 6 days
- Typical Showings
- 6 showings
$600,000 to $749,999
- Typical Days Before Going Under Contract
- 17 days
- Typical Showings
- 10 showings
$750,000 to $949,999
- Typical Days Before Going Under Contract
- 5 days
- Typical Showings
- 5 showings
$950,000 to $1,149,999
- Typical Days Before Going Under Contract
- 19 days
- Typical Showings
- 3 showings
$1,150,000 or More
- Typical Days Before Going Under Contract
- 4 days
- Typical Showings
- 9 showings
How Much Sellers Negotiated
This shows how much of the original asking price the typical closed seller kept.
The under-$600,000 median improved from 98.6% to 100% of the original asking price. The $950,000 to $1,149,999 range had the weakest median at 97.7%, along with the longest meaningful marketing time.
$599,999 or Less
- Typical Share Received
- 100.0%
- Meaning
- The middle closed sale received its full original asking price.
$600,000 to $749,999
- Typical Share Received
- 99.0%
- Meaning
- The typical seller received about 1.0% less than asking.
$750,000 to $949,999
- Typical Share Received
- 99.4%
- Meaning
- The typical seller received about 0.6% less than asking.
$950,000 to $1,149,999
- Typical Share Received
- 97.7%
- Meaning
- The typical seller received about 2.3% less than asking.
$1,150,000 or More
- Typical Share Received
- 100.0%
- Meaning
- The one closed sale received its full original asking price.
Market Insight
Here is the part I do not think the citywide numbers tell you: a lot of Everett's strongest competition was happening in older resale homes under $600,000, and many of them still needed work.
The Cascade View investor-builder opportunity near Highway 99 was listed below $550,000 and sold more than 28.3% above asking, finishing above $700,000. Near Boulevard Bluffs on top of Kenilworth Hills, another home listed around $550,000 went pending in one day and sold more than 22.7% above asking.
A historic home near Rucker Hill sold about 7.5% above list. These were not necessarily perfect, move-in-ready homes. Buyers were looking at the lot, location, character, renovation upside, and what the property could become.
The pattern was not limited to the lower price ranges. An exceptional home in Pioneer Trails was listed at $998,000, went pending in four days, and sold more than 11.7% above asking, pushing the final price above $1.1 million. That home was not rewarded just because it was expensive. It was rewarded because buyers saw it as exceptional compared with the other choices in that range.
My Take
July did not prove that every fixer will create a bidding war. It proved that buyers will look past work when the numbers and the opportunity make sense.
For a home that needs updating, the price has to leave room for the project, and the property has to offer something worth improving. For a higher-priced home, the condition, setting, design, or community has to separate it from the alternatives.
For sellers, the job is to make the reason to buy easy to see. For buyers, the lesson is that an imperfect home can still be extremely competitive when the underlying opportunity is strong.
Questions Raised by the Data
What Does Everett's July Market Actually Mean?
Why did some Everett homes sell 20% to 28% above asking while 57 listings failed to sell?
Because buyers had choices. The biggest premiums showed up where buyers saw something worth fighting for, such as a strong lot, redevelopment potential, a desirable location, historic character, or an exceptional home. Listings that did not make their value easy to understand faced much more resistance.
Does the lower average sales price mean every Everett home lost value?
No. The average sales price fell 3.6%, but the median price per square foot was almost unchanged at $374. Different types and sizes of homes closed this July, and that mix can move the average. A specific home's value still needs to be compared with similar homes in the same area, condition, size, and property type.
Where was buyer demand strongest in July?
Residential resale below $600,000 showed the clearest year-over-year improvement. Pending sales doubled, closings increased from 16 to 27, the median time to pending improved from 13 days to 6, and the typical closed sale received 100% of its original asking price.
Market Summary
Not Every Home Drew a Bidding War
Everett buyers had more choices and became more active at the same time. The real difference was where they chose to put that demand.
Residential resale, especially below $600,000, had the strongest momentum. Condos drew more pending activity without more closings. New construction improved from a small base while inventory expanded. Townhomes faced the most visible increase in seller competition.
The standout sales were not random. Buyers paid up for clear value, a worthwhile project, a great location, an exceptional home, or some combination of those things.
July was active, but it was not automatic. The 57 listings that failed to sell make that pretty clear. Buyers were there. Every listing still had to give them a reason to choose it.
Data is the insight.
The right strategy gets the result.
This report shows the citywide picture. Use the form below to tell me what you are planning, and I will personally prepare a market review tailored to your situation.
