Soon there may be no homes left under $1.1M in Bellevue…

If you’ve been watching the Bellevue real estate market, you know how quickly things can change. And right now, the shift is clear: single-family homes priced under $1.1 million are nearly gone.

This isn’t just a headline—it’s what the numbers are showing us in real time. Let’s break it down.

📊 What the Numbers Say

• Days on Market: Homes in Bellevue are selling in just 6 days on average, the exact same pace as last year.

• List-to-Sale Price: Sellers are still getting nearly what they ask, even at higher price points.

• Price Point Activity:

  • Entry-level ($1.1M and below): Very limited supply, with buyers competing heavily.

  • Mid-tier ($1.2M – $1.6M): Homes are moving at a steadier pace, giving buyers just a bit more breathing room.

  • Luxury ($1.7M+): Surprisingly active—buyers in this range are still willing to move quickly, showing confidence in Bellevue’s long-term value.

What This Means for Buyers

If you’re waiting for prices to come back down, Bellevue may not be the market where that happens. With such low inventory under $1.1M, waiting could push you into a higher price bracket than you planned for.

The good news? Mid-tier buyers still have some room to negotiate, but that window is narrow.

What This Means for Sellers

It’s still a seller’s market, especially at the lower and higher ends. If your home is priced well, you can expect strong activity and offers close to list price and, in some cases, still get over.

My Take

When we look at Bellevue as a whole, it’s clear the lower and higher ends of the market are red hot, while the mid-tier gives buyers just a sliver of room to breathe. Sellers are still in control, but the story varies depending on where your home sits in the market.

Thinking of Buying or Selling in Bellevue?

Whether you’re considering making a move now or just keeping an eye on your home’s value, staying ahead of these shifts is key.

👉 Click here to request your free Equity Assessment (a deeper look at your current home value and options).
👉 Or, if you’re a buyer, let’s talk strategy so you don’t get priced out of the Bellevue market.

If you’ve been watching the Lake Stevens real estate market, you already know it’s been heating up again — but here’s the thing: not all price points are behaving the same way.

In this video, I’m breaking it down by price range so you can get a crystal-clear picture of what’s actually happening whether you’re buying, selling, or just keeping an eye on your equity.

Under $500,000 — A Vanishing Market
Inventory is nearly gone in this range, with only 3 residential homes available. Most of what’s left isn’t move-in ready and often appeals more to investors or developers. Sellers in this tier are taking a hit too — averaging 2.3% below list price and longer days on market. If you’re a buyer, this might be your last shot at buying under $500K in Lake Stevens.

$501,000 – $749,000 — Where the Action Is
This is the hottest segment in Lake Stevens right now. Inventory is healthy, homes are moving fast, and buyers are active — but selective. Homes that are priced well and show well are flying off the market. But if you’re a seller, don’t skip the prep — competition is stiff and pricing strategy matters more than ever.

$750,000 – $999,999 — Slower, But Stable
This range is more balanced. Homes are still selling, but they’re taking a bit longer. Buyers here are doing their homework — they want value and they’re not rushing. Sellers: make sure you’re bringing your A-game if you want top dollar.

$1M+ — Inventory High, Buyers Cautious
There’s no shortage of million-dollar listings in Lake Stevens — but buyers at this level are choosy. The good news? Days on market dropped by 36% month-over-month, meaning the right homes are starting to move again. But strategy is key. If you’re in this tier, you need a plan tailored to your unique property.

Bottom Line?
What’s happening at $500K is not what’s happening at $1M. And that’s exactly why understanding your specific price point is crucial.

Whether you’re thinking of buying, selling, or just want to stay ahead of the curve — knowing the stats is power. And knowing what they mean for you? That’s where I come in.

Want hyper-local insights or a custom strategy for your home?
Let’s talk. I’m Brandice Raybourn, a local real estate broker with Coldwell Banker Danforth based in Everett, WA. Whether you’re in Lake Stevens, Marysville, Everett, Bellevue or anywhere in Snohomish County or North King County — I’ll help you navigate the market with clarity and confidence.

Reach out anytime — I’m here to help.

If you’ve been watching the market—or trying to buy or sell—you’ve probably heard that inventory is up. But what does that really mean?

Spoiler alert: it doesn’t automatically mean prices are crashing or that buyers are suddenly in charge. Real estate isn’t one-size-fits-all, and just because a city has more listings doesn’t mean your price range or neighborhood is flooded.

Let’s break it down in real-world terms.

More Homes = More Choices (Kinda)

Yes, inventory is rising. That means more homes are being listed, and in some areas, things are sitting longer than they did last year.

But here’s the catch: it depends on the type of home, the location, and the price point.

In some price ranges—especially under $600K—homes are still getting scooped up fast. But in other cases, buyers have a bit more breathing room. More homes mean fewer bidding wars, more negotiation wiggle room, and less pressure to waive everything just to get the house.

Buyers: This Might Be Your Moment

If you’ve been feeling burned out from last year’s madness, take a breath. You might actually have time to think before writing an offer.

• You’ll likely see more listings pop up in your feed.

• You might not have to compete with 10 other buyers.

• You could even (gasp) ask for repairs or a credit.

But don’t get cocky—homes that are move-in ready and priced right are still moving quick. The good ones always do.

Sellers: You’ve Got to Show Up Differently

Now is not the time to toss your home on the market without prep. Buyers have more options and they’re picky. If you want top dollar, you need to bring your A-game.

• Clean it. Stage it. Price it right.

• Be prepared for a little more time on market.

• And yes—you might need to negotiate.

That doesn’t mean it’s a bad time to sell. It just means strategy matters more than ever.

The Micro-Market Truth

Here’s what no one tells you: market conditions vary a lot from neighborhood to neighborhood, and even between home styles.

A single-story home in Marysville? Might sell fast with multiple offers.
A luxury home in Snohomish with dated carpet and high HOA dues? Might sit.

That’s why “the market” isn’t just one thing. You need to zoom in, not just scroll headlines.

Final Thoughts

Yes, inventory is up. Yes, the market’s shifting. But that doesn’t mean it’s bad—it just means it’s more balanced.

Buyers can breathe. Sellers need a plan.
And if you’re trying to figure out what to do next, let’s talk about your area and your situation.

👉 Want to see what’s on the market in your area?
Browse available homes in Snohomish County right now →

She Thought She Wanted to Sell — But It Wasn’t About the House

I recently started working with a homeowner who was pretty set on selling her house. She wasn’t in a rush, but she made it clear: she didn’t like her home anymore, and she was ready for a change. She had a ton of equity, a solid down payment lined up, and her dream was to move closer to her family in Mukilteo or Lynnwood.

We talked through everything — what she was looking for in her next home, how much she was hoping to spend, and how far her equity would realistically go in this market. She also had one of those rare low-interest-rate mortgages that’s nearly impossible to match right now. And once we started running the numbers, it became clear: she’d either have to settle for a much smaller home or increase her budget significantly to get even close to what she already had.

That’s when she started hesitating. Over the course of a few weeks and several back-and-forth conversations, I could tell something still wasn’t sitting right with her — and it wasn’t just the financials.

Eventually, through one of those deeper chats, we landed on it: the yard.

She thought she hated her house, but what she actually hated was that she felt powerless over what she could do with her own landscaping. She assumed the HOA wouldn’t allow changes based on what she’d read in the CC&Rs, so she never even tried. She felt stuck — like she had no control or freedom.

I asked if she had ever tried submitting a request, and she didn’t even know her HOA had a portal. We looked it up together, found the form, and submitted a request for the updates she wanted. And guess what? They approved it.

It was like a light switch flipped. That one friction point — the thing that made her feel like her house wasn’t hers — turned out to be solvable. Once that stress was removed and paired with the reality of what it would cost to start over in a new place, she felt at peace staying put.

Not everyone who wants to sell really needs to — sometimes, they just need someone to help untangle what’s actually not working. And sometimes, once that’s figured out, the best decision isn’t to move — it’s to take back control of where you are.

If you’ve been feeling like it might be time to move but you’re not exactly sure why — or the numbers just aren’t adding up — let’s talk it out.

Yes, I’m a real estate agent, and of course I love getting listings — but more than anything, my job is to understand your “why.” Sometimes the real problem isn’t the house itself, it’s something deeper that just needs a fresh perspective or a simple solution.

My mentor always told me that being a great agent isn’t just about selling homes — it’s about solving problems and always doing what’s truly in the client’s best interest.

If you’re feeling stuck, overwhelmed, or unsure about your next step — I’m here.

🧠 Eyes Hurting from Scrolling Listings?

Are you exhausted from flipping through Zillow, Redfin, Realtor.com, and every other site trying to find something that fits your budget, needs, and wishlist?

You filter, scroll, save, delete, start over… and still end up staring at homes that don’t work for you.
Too small. Too much. Wrong location. Doesn’t even have a backyard. Ugh.

Let me save you the headache.

💡 What You Actually Want:

A list of homes that already match what you’re looking for —
✔️ Your price range
✔️ Your wishlist
✔️ Your dealbreakers
✔️ Your timeline

🔍 Here’s What I Do:

I’ll set up a custom MLS search — built just for you — using over 1,000+ filters in the MLS (yep, really).

You want:

• Homes with no HOA dues? Done.

• Only single-story homes? Absolutely.

• Only updated kitchens? New construction? Waterfront? Fixer-uppers with a 3-car garage and a view?
  → I can filter all of that.

You don’t need to waste another second scrolling through homes that you’d never consider. I’ll do the work for you and get listings sent straight to your inbox — in real time — based on exactly what you want (and nothing you don’t).

✍️ Ready for Your Custom Home List?

Click below and fill out the quick form — I’ll build your search personally and get your list going:

👉 Build My Custom Search

⚠️ Currently offering custom searches for homes in Snohomish & King County, Washington only.

Can You Switch Your Loan Type While House Hunting? Yep—Here’s How One Buyer Did It

We had an interesting situation come up recently on one of my condo listings in Everett, and it turned into a great learning opportunity.

A buyer came to view the condo with an FHA preapproval—but here’s the catch: the condo isn’t FHA-approved (like many condos in our area). I figured that would be the end of the road… but nope. That’s when Sage, the managing broker I work with, had a creative solution.

The lender introduced the HomeReady mortgage by Fannie Mae—a conventional loan that only requires 3% down and is available to many first-time homebuyers. The buyer just needs to take a simple online course to qualify.

Yes—You Can Switch Loan Programs Mid-Search

Most buyers don’t realize you’re not locked into your initial loan approval. If you’re working with a flexible lender, you may be able to pivot to a different loan type that works better for the property you’re trying to buy.

In this case, switching from FHA to a conventional loan option made it possible for this buyer to stay in the game.

💡 Bonus: Down Payment Assistance Might Also Be Available

We also shared these additional Washington State programs with the buyer:

• HomeReady Mortgage Info

• WSHFC Down Payment Assistance Programs

• Home Advantage

• House Key Opportunity Program

Many of these programs offer low-interest deferred loans to help cover down payments—some up to $15,000.

Takeaway for Buyers:

If you’re out home shopping and hit a snag with financing, don’t give up—there may be options you haven’t considered yet. The right lender can make a big difference and having a team that understands how to navigate these programs can open doors (literally).

Want to explore your options? I’m happy to connect you with a lender and help you understand what programs might be a fit based on your goals.

As I’ve been touring new construction homes lately, I’ve noticed a growing trend that I can’t get enough of: subtle Art Deco-inspired design elements. While the photos we all love showcase bold, dramatic colors and patterns, what I’m seeing in these new builds is much softer and more refined—a modern twist on classic Art Deco.

Instead of deep, moody hues, I’ve spotted gold geometric patterns blended beautifully with lighter tones. For instance, gold accents on white textured wallpaper are making waves right now. And let me tell you, textured wallpaper is the new star in home design! It adds such depth and character without overwhelming a space, and I’m loving how it pairs with the clean lines and bright, airy vibes of modern homes.

These design choices are all about balance. The Art Deco elements—from wallpapers to light fixtures and even curved furniture—are used as accents rather than dominating the room. This lighter approach still brings that timeless elegance and a touch of glamour, but it feels perfectly suited for today’s trends of creating warm, comfortable living spaces.

Personally, I’m a huge fan of seeing these touches woven throughout homes in a way that enhances the overall style without being too bold. It’s exciting to see new construction embracing these ideas while keeping things fresh and approachable.

If you’ve been dreaming of a home with a modern yet sophisticated aesthetic, these trends are definitely something to look for. Thinking about buying or selling in this market? Let’s chat—I’d love to help you find a home that feels as stylish and inviting as this trend!