Lake Stevens Market Update — October 2025

Quick read (what changed):

Closings: 43 total. Most price bands slowed; $1.150M+ was the only bracket up (+33% YoY).

Inventory: 150 active listings (+74% YoY). Biggest jumps: < $600K (+240%) and $850–$1.149M (+113%).

Days on Market: 18 citywide, but a tale of two markets: 5 days < $600K vs 57 days $850–$1.149M.

Prices: City median $750K. YoY by bracket: < $600K +2.0%, $601–$849K +3.6%, $850–$1.149M –9.8%, $1.150M+ +5.5%.

% of Original List Received: 97.5% citywide. Only < $600K is getting over list (101.7%). Most others are selling below list (e.g., $850–$1.149M = 90.5%).

Lake Stevens, WA Real Estate Market Update – October 2025 by Brandice Raybourn

What this means (by stat)
Closed Sales

Sales cooled in almost every price range except $1.150M+ (up 33%). This is less about demand collapsing and more about buyers being choosy and inventory finally giving them options.

Inventory (Homes for Sale)

Active listings rose sharply:

< $600K: +240% YoY — entry-level buyers finally have options.

$850–$1.149M: +112.5% — this is where competition among sellers is strongest.

Whole city: +74.4% YoY.

Days on Market

Fast lane: < $600K = 5 days (still moves quickly).

Slow lane: $850–$1.149M = 57 days (~2 months), $1.150M+ = 13 days.
Marketing time has expanded across most bands, which translates into more negotiating.

Prices

The citywide median is steady at $750K.

The mid-upper ($850–$1.149M) bracket softened (–9.8% YoY).

Entry ($<600K) and luxury ($1.150M+) edged up (+2.0% and +5.5% respectively).

% of Original List Price

Only < $600K gets over ask (101.7%).

Most brackets are below list: $601–$849K = 98.8%, $1.150M+ = 94.6%, $850–$1.149M = 90.5%.

Seller Playbook

Price to your bracket, not the headline.

$850–$1.149M: Expect longer market time and deeper negotiation. Aim for standout presentation, strategic pricing, and strong digital marketing.

$1.150M+: Activity is up and days are short, but the average sale is still below list. Lead with condition and professional marketing to hold the line.

< $600K: Demand is brisk—don’t overreach; clean, move-in-ready homes still win quickly (and sometimes over list).

Use tools that convert: pre-inspection, light prep, thoughtful staging, and rate buydown/concession options to widen your buyer pool.

Buyer Playbook

You have leverage in nearly every range—especially $850–$1.149M, where the average sale is ~9–10% under list and DOM is longest.

< $600K: Move quickly and come prepared—this is the one band that still goes fast and over ask.

Write smarter offers: inspection windows, closing-cost credits, or seller-paid rate buydowns often beat a small price cut.

Thinking of selling or buying in Lake Stevens?
I’ll build you a price-point strategy (not a generic CMA) so you know exactly how your slice of the market is behaving. Call/text 425-367-3881 or email brandice@snohomesbybrandice.com
. Check out my community page: Lake Stevens Community Page

Snohomish Housing Market Update — September 2025

The Snohomish market continues to shift, and the numbers show that not every price range is moving the same. If you’re thinking about buying or selling, here’s what you need to know right now.

Snohomish, WA Real Estate Market Update – September 2025 by Brandice Raybourn

📊 Closed Sales: A Split Market

There were 97 closed sales in Snohomish this past month, almost flat compared to last year (+1%). But the breakdown tells a very different story.

• Under $600K: Sales exploded, up 266.7% from last year. Homes in this range are still highly in demand.

• $601K–$849K: Down 31.9% year-over-year. Buyers here are moving more cautiously.

• $850K–$1.149M: Sales jumped 68.8%, showing strong demand in this bracket.

• $1.15M+: Down 12.9%, signaling a slowdown at the very top of the market.

👉🏼 Sellers: If you’re listing above $1.15M, be prepared for a slower pace. Mid-market sellers ($850K–$1.149M) are in a sweet spot right now.
👉🏼 Buyers: Under $600K is still red hot, but you’ll have more leverage in the higher brackets where sales have slowed.

⏱️ Days on Market: Homes Sitting Longer

The median days on market is 17 across the city, up 54.5% from last year.

• Under $600K: Just 7 days. Homes here are still moving fast.

• $601K–$849K: 18 days on average, almost double last year.

• $850K–$1.149M: 21 days, up more than 75%.

• $1.15M+: 28 days, up 100%.

👉🏼 Sellers: Pricing and presentation matter more than ever. Overprice it and you’ll sit.
👉🏼 Buyers: You’ve got more breathing room in nearly every range — except under $600K, where you’ll need to act quickly.

💰 Median Sales Price: Citywide Increase

The median sales price is $905,000, up 13.9% compared to last year.

• Under $600K: $564,900, up 4%.

• $601K–$849K: $745,000, up 7%.

• $850K–$1.149M: $985,000, up 6%.

• $1.15M+: $1.38M, up 7.7%.

👉🏼 Sellers: Buyers are still paying, especially in that $850K–$1.149M range.
👉🏼 Buyers: Waiting for prices to drop? That’s not happening across most of Snohomish.

🏡 Homes for Sale: Inventory Rising

There are now 190 active listings in Snohomish, up 17.3% from last year.

• Under $600K: 12 homes, up 20%.

• $601K–$849K: 52 homes, up 23.8%.

• $850K–$1.149M: 55 homes, up 22.2%.

• $1.15M+: 71 homes, up 11%.

👉🏼 Sellers: More competition means you can’t just list and wait — marketing and pricing are everything.
👉🏼 Buyers: More choices mean less pressure, but the good homes still go fast.

📉 % of Original List Price: Negotiation is Back

Homes in Snohomish are selling for 98.4% of original list price on average, down 1.6% from last year.

• Under $600K: 100% — sellers are getting their price.

• $601K–$849K: 97.5%, down 2.9%.

• $850K–$1.149M: 98.3%, down 1.6%.

• $1.15M+: 98.7%, down 1.3%.

👉🏼 Sellers: Expect offers to come in under asking unless you’re under $600K.
👉🏼 Buyers: You’ve got room to negotiate in most ranges — but not at the bottom of the market.

✅ Takeaway

The Snohomish market is a tale of two stories: fast-moving homes under $600K and selective buyers above that range. Sellers need to be realistic and strategic, while buyers finally have some leverage back.

Thinking about buying or selling in Snohomish? Let’s talk about how these numbers affect your price range. You can also check out my Community site: snohomish.snohomesbybrandice.com

Bothell Real Estate Market Update – September 2025

(Based on August 2025 stats)

The Bothell housing market is sending mixed signals right now. Some price ranges are cooling off, while others are seeing stronger demand than expected. Here’s a full breakdown so you can see where the market stands and what it means for buyers and sellers today.

Bothell, WA Real Estate Market Update – September 2025 by Brandice Raybourn

Closed Sales: Buyers Are Cautious

Overall, closed sales in Bothell are down compared to last year. This shows that buyers are being more selective and taking their time.

👉 The one exception is the $1.05M–$1.299M range, where sales are actually up 29% from last August. That tells us demand is stronger in this price point — likely because it offers more home for the money compared to nearby Eastside cities like Kirkland or Redmond.

Sellers: If you’re under $1M, you’ll need the right pricing and marketing strategy to get noticed. If you’re in that $1.05M–$1.299M sweet spot, demand is stronger, and your home may move faster than you expect.
Buyers: You have leverage in most ranges, but be prepared to move quickly if your budget is in that hot $1.05M–$1.299M zone.

Days on Market: Homes Sitting Longer

Homes are taking longer to sell across most price brackets, especially in the mid-range. In some cases, it’s nearly a month before a seller secures an offer.

Sellers: Patience is key. Price right from the start, or you risk losing even more leverage the longer your home sits.
Buyers: Longer days on market = more room for negotiation. You have time to breathe instead of rushing into an offer.

Median Sales Price: Holding Steady with One Hot Spot

Bothell’s overall median sales price is up 7.6% compared to last year. But the details matter:

• Under $750K: Prices are down about 10%, likely because fewer lower-priced homes are available.

• $1.05M–$1.299M: Prices are holding steady with a slight 2.4% increase. This range is carrying the citywide increase.

Takeaway: Not all price points are moving the same way. Sellers above $1M are still in good shape, while buyers under $750K may finally feel a little breathing room.

Inventory: Big Jump Across the Board

Inventory in Bothell is up 119% citywide. At the high end, homes over $1.3M saw the biggest jump — with 168% more listings compared to last year.

Sellers: More competition means your home needs to stand out. Presentation and condition matter more than ever.
Buyers: Finally, more options! But don’t wait too long — well-maintained, properly priced homes are still drawing multiple offers.

Percent of Original List Price: The Real Story

This is the stat sellers can’t ignore. Most homes are selling for under asking, averaging 98–99% of list price. The one exception? Homes under $750K, which are still averaging 100% of asking price.

Sellers: The days of automatic bidding wars are over in most price points. Expect to negotiate.
Buyers: You’ve got leverage to make smart offers — but know where the competition is strong so you don’t miss out.

The Bottom Line for Bothell

The Bothell market isn’t moving in one direction — it depends heavily on the price point.

• Lower-priced homes (<$750K): Still competitive, sellers are getting 100% of asking.

• Mid-tier ($750K–$1.049M): More breathing room for buyers, longer days on market.

• Hot spot ($1.05M–$1.299M): Strong demand, sales up nearly 30%.

• Luxury ($1.3M+): Inventory is soaring, giving buyers more options than ever.

Whether you’re buying or selling, the key right now is knowing where your price point fits into the bigger picture.  Moving to Bothell, WA? Real Estate Insights with Brandice Raybourn

📲 Want to see how these numbers apply to your home? Let’s chat — I’d love to walk you through it. Call/text me anytime at 425-367-3881.

Everett, WA Housing Market Update — September 2025 (by Price Point)

Quick take: Inventory is up and most homes are still selling very close to list. The mid tier is steady-to-competitive, the $850K–$1.049M band is the slow spot, and the $1.05M+ luxury tier was the surprise mover.

Citywide snapshot

• Active listings: 175 (+17.4% YoY)

• Closed sales: 82 (–27 YoY)

• Median sales price: $757,500 (+5% YoY)

• Median days on market: 17 (+70% YoY)

• Median % of original list price: 97.9% (–2.1% YoY)

By price point

Under $549K

• Active: 27 (+42.1% YoY)

• Closed: 10 (–33 YoY)

• Median price: $492,500 (~flat to slightly up YoY)

• Median DOM: 13 days (+30% YoY)

• % of original list: 97.4% (–2.6% YoY)
  What it means: More choices than last year and still moving in under two weeks. Buyers get a bit of room to negotiate; sellers should price cleanly and expect offers just under list.

$550K–$849K

• Active: 86 (+19.4% YoY)

• Closed: 44 (–34 YoY)

• Median price: $699,975 (+3% YoY)

• Median DOM: 13 days (+44.4% YoY)

• % of original list: 99.3% (~–0.7% YoY)
  What it means: Still a very competitive lane. Well-priced homes sell fast and near list. Buyers should be ready; sellers should prep and price to stand out.

$850K–$1.049M

• Active: 37 (+12.1% YoY)

• Closed: 23 (–12 YoY)

• Median price: $950,000 (+5% YoY)

• Median DOM: 34 days (+277.8% YoY)

• % of original list: 97.2% (–2.8% YoY)
  What it means: This is the slow pocket. Buyers have leverage for terms and price; sellers need sharp pricing and standout presentation to avoid extended market time.

$1.05M+

• Active: 25 (≈ flat YoY)

• Closed: 5 (+25 YoY)

• Median price: $1,200,000 (+14% YoY)

• Median DOM: 17 days (–64.6% YoY, faster)

• % of original list: 96.0% (+7.4% YoY)
  What it means: Luxury surprised to the upside—faster sales and higher prices year over year. Buyers still negotiate a couple percent; sellers win with tight pricing and great prep.

Bottom line

Everett remains price-sensitive but orderly: most tiers close within 1–3% of asking, and the citywide median DOM is just 17 days. If you want leverage, look at $850K–$1.049M; if you’re selling in $550K–$849K, think “show-ready + right price” and expect quick activity.

Want the same breakdown for your address or price point? Call/text 425-367-3881 or email brandice@snohomesbybrandice.com and I’ll run a quick CMA for you.

Thinking about moving to Everett WA check out my community page: everett.snohomesbybrandice.com/home

Redmond Housing Market – August 2025

Breaking down the Redmond housing market one price range at a time — because what’s happening under $749K looks very different from what’s happening above $1.35M.

Under $749K

If you’re shopping in this range, you’re basically looking at 55+ communities right now. Inventory is incredibly limited, and it’s not getting better anytime soon. For sellers, that means you’re in a niche market — the right buyer will come along, but patience is key.

$750K to $949K

Closed sales and new listings are way up — but even with more activity, there’s still not much to choose from. Homes are sitting longer (up a massive 850% compared to last year), and sellers are getting 7.6% less than their original list price. Buyers still face slim pickings, while sellers need to price competitively to avoid sitting on the market.

$950K to $1.349M

Homes in this range are moving faster than you might think. Closed sales are up, and even though days on market have ticked up, well-presented properties are still selling. For buyers, you’ll see more choices than in the lower price ranges — but competition is still there for homes in great locations or with standout features.

$1.35M and Up

There’s no shortage of million-dollar listings in Redmond — but buyers at this level are choosy. Days on market are up 120%, yet most homes still sell in under two weeks if they deliver on location, lifestyle, and condition. Sellers, this is where strategy really matters. Buyers, expect competition for standout homes, but more options if you’re willing to compromise.

Market Takeaway

Lower price points are defined by scarcity — especially under $749K, where options are almost entirely 55+ communities. Mid-price ranges are seeing more activity but also longer market times, meaning buyers have a bit more breathing room. At the high end, there’s plenty of inventory, but only the best listings move quickly.

If you’re thinking of buying or selling in Redmond, knowing how your specific price point is performing is key.

I’m Brandice Raybourn with Coldwell Banker Danforth in Everett, WA.
If you’re ready to make a move — or just want to know where your home fits in today’s market — let’s chat.

Snohomish Real Estate in 4 Price Points — Where Do You Fit In?
The Snohomish housing market isn’t moving at the same pace across the board — and depending on your price range, things may look very different. This month’s biggest headline?
📌 Days on Market for homes over $1.15M jumped a staggering 183%.

Here’s how August 2025 played out across four distinct price points in Snohomish:

Under $600K
Inventory is extremely tight — with just 4 new listings last month, down 20%.
Closed sales are up 66.7%, and the average time on market dropped to just 9 days.
Sellers in this range are getting closer to list price than earlier this year, up 18.5%, though still slightly under 100%. For buyers, opportunities are rare and moving fast.

$601K – $849K
This is where most of the activity is happening.
Closed sales are up 14.3%, with homes averaging 10 days on market. New listings rose nearly 19%, giving buyers more to choose from — but sellers are taking home 1.1% less than this time last year.

$850K – $1.15M
Closed sales jumped 61%, but days on market crept up to 23 — a 27% increase. New listings rose 28.6%, meaning more competition for sellers. Homes are selling for about 97.3% of asking price, down 1.1% from last year.

$1.15M+
The luxury segment saw the biggest shift — Days on Market surged 183%, going from nearly two months to just over one month on average. While 28 homes sold, there are 87 currently listed in this range, giving buyers plenty of choice. Sellers are still getting 100% of their asking price — but not more.

What This Means for Buyers & Sellers
The Snohomish market is a patchwork of opportunities and challenges depending on price range.

Buyers — In some tiers, you’ll need to move fast. In others, you can take your time and negotiate.

Sellers — Pricing and presentation matter more than ever, especially with inventory growing in mid-to-high price ranges.

💬 Want a breakdown for your neighborhood or price range?
I’m based in Everett with Coldwell Banker Danforth, serving Snohomish & King County. Whether you’re buying, selling, or just curious about your home’s value, I can help you make a strategic move in this market.