Did Bellevue home values fall because the median sales price was lower?

Not necessarily. The median sales price describes the middle home that closed and can change when a different mix of condos, luxury homes, new construction, or smaller homes sells. An individual home’s value still depends on relevant comparable sales.

Where did Seattle buyers have the most negotiating room in July 2026?

Condos offered the clearest negotiating room. The middle condo seller received 96.6 percent of the original asking price, and the median closed condo spent 34 days on the market.

What does 99.2 percent of original asking price received mean?

At 99.2 percent, a home originally listed at 900,000 dollars would have a middle closed-sale result near 892,800 dollars, about 7,200 dollars below the original asking price. Individual results varied widely.

Did Seattle home values rise because the median sales price increased?

Not necessarily. The 879,500 dollar citywide median describes the mix of homes that closed in July. It does not prove that every Seattle home changed value by the same amount.

How can some Seattle homes sell quickly while more than 1,000 listings sit for over 90 days?

Days on market for closed sales describes the homes buyers ultimately selected. Fast standout sales can coexist with a large pool of active listings that buyers continue to pass over.

What does 97.3% of original asking price mean for a Snohomish seller?

The middle closed sale finished 2.7% below its original asking price. On a $750,000 original list price, that equals about $729,750, or approximately $20,250 below asking.

Why should Marysville condo and townhome figures be read differently from residential resale?

Residential resale had 53 July closings, while condos had two and townhomes had one. With only one or two sales, an individual property's characteristics can determine the entire monthly median, so those figures should not be treated as a broad rule for every property in the category.

What does a 99.5% median of original list price mean for Lake Stevens sellers?

A 99.5% median means the typical closed Lake Stevens sale finished about 0.5% below its original asking price. It does not mean every seller received nearly full price. Some homes sold well above asking, while others required larger reductions or never sold at all.

Monthly Housing Market Report

Bellevue Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Bellevue housing market during July 2026 using real NWMLS data. We'll look at the whole city, individual housing types, and residential resale price ranges because the citywide averages leave out the most interesting part of the story: houses were not selling simply because they were listed. Buyers had hundreds of choices, and sellers needed a strategy built around the specific home, price range, and competition.

In One Sentence

Bellevue buyers were still buying, but most sellers had to negotiate for their attention and simply putting a home on the market was no longer enough.

Who's Feeling This Market Right Now

Working in your favor

Buyers comparing townhomes and condos: both segments offered substantial negotiating room, with median sellers receiving 91.8% and 94.4% of their original asking prices.
Buyers willing to evaluate older listings: more than 200 Bellevue listings had been available for over three months, creating opportunities to ask better questions about price, condition, and seller motivation.

A mixed picture

New-construction sellers: the homes that closed moved in a median of seven days and kept 98.9% of the original price, but 120 homes were still available.
Residential resale sellers between $1.45M and $1.849M: this was the busiest closed-sale range, but the median seller still received 97.0% of the original asking price.

Worth a closer look at strategy

Sellers entering a crowded price range: buyers had enough alternatives to compare a home against both new listings and inventory that had already been sitting.
Owners of stalled or failed listings: 163 listings were canceled or expired during July, so pricing and presentation need to be measured against the competition buyers can actually choose today.

What the colors below mean

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.

Quick Take

Bellevue was not one market in July. A few individual homes produced strong results, but most successful sellers negotiated below their original asking price, and more listings failed than completed a sale.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot looks at everything that happened across Bellevue during July 2026. The whole-city statistics include every property type reported by the NWMLS, including residential homes, new construction, condos, townhomes, manufactured homes, land, and multifamily properties. The sections that follow take a closer look at the individual market segments featured in this report.

Standout Stat

163 failed listings

Bellevue had 131 completed sales during July, while 163 listings were canceled or expired. Successful closings were only one side of the market.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Homes for Sale at the End of the Month

July 2026: 663
Change From June 2026: Up 4.9%

New Listings Added During the Month

July 2026: 324
Change From July 2025: Up 34.4%

Looking Deeper: Buyers Had More to Compare

Bellevue ended July with 663 homes for sale, up from 632 in June. New listings were also 34.4% higher than July 2025. Buyers were not choosing from a narrow group of homes. They could compare new listings with older inventory, including more than 200 properties that had already been on the market for over three months.

That level of choice changes the seller's job. A home is not only competing with the property next door. It is competing with every reasonable alternative a buyer can find in the same budget.

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Homes That Went Under Contract

July 2026: 122
Change From June 2026: Down 23.8%

Homes That Completed a Sale

July 2026: 131
Change From June 2026: Down 11.5%

Typical Days Before Going Under Contract

July 2026: 15 days
Change From June 2026: 4 days slower

Typical Showings Before Going Under Contract

July 2026: 10 showings
Change From July 2025: Down from 12

What This Really Means for Buyers

Pending sales fell from 160 in June to 122 in July, while closed sales fell from 148 to 131. Closings reflect contracts written earlier, so the lower pending count is the more current signal: buyers selected fewer homes during July even though they had more homes available.

The median closed home took 15 days to go pending. That does not mean every active listing was selling in two weeks. It describes the homes that eventually made it to closing, while hundreds of others remained available.

Sale-to-List Result

Did Sellers Get Their Asking Price?

This percentage describes the middle closed sale, not every seller's result.

Median Percent of Original Asking Price Received

July 2026: 96.6%

Median Sales Price

July 2026: $1,482,500

Median Price Per Square Foot

July 2026: $640

What This Really Means for Sellers

The median closed seller received 96.6% of the original asking price. On a home originally listed at $1.5 million, that equals approximately $1,449,000, or about $51,000 below the initial price. Some sellers received more, some received less, and some never found a buyer.

The $1,482,500 median sales price and $640 median price per square foot describe the mix of homes that closed. They do not prove that every Bellevue property changed value by the same amount. Property type, neighborhood, condition, size, lot, view, and finishes still matter.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Canceled Listings

July 2026: 133

Expired Listings

July 2026: 30

Total Listings That Did Not Sell

July 2026: 163

Looking Deeper: Being Listed Was Not the Same as Being Chosen

July produced 133 canceled listings and 30 expired listings. That is 163 properties that left the market without a completed sale, compared with 131 that closed.

A cancellation can happen for many reasons, so this is not proof that every one of those homes was rejected because of price. But alongside widespread reductions, below-asking results, and more than 200 long-term listings, it shows how much work sellers had to do to earn a buyer's attention.

Snapshot Two

By Housing Type

How Did Each Market Segment Perform?

Each market segment had its own supply, buyer demand, pricing trends, and negotiating conditions. Looking at them separately makes it much easier to see where buyers had leverage and where successful sellers held closer to their original price.

Standout Stat

91.8%

Townhome sellers received the lowest median share of their original asking price, even though the homes that closed found buyers in a median of 28 days.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential Resale

Homes for Sale: 198
Went Under Contract: 44
Homes Sold: 60

New Construction

Homes for Sale: 120
Went Under Contract: 21
Homes Sold: 12

Condos

Homes for Sale: 230
Went Under Contract: 35
Homes Sold: 39

Townhomes

Homes for Sale: 67
Went Under Contract: 12
Homes Sold: 10

Looking Deeper: Every Housing Type Told a Different Story

Condos produced 39 closed sales, but they also had 230 homes available and only 35 pending sales. New construction produced only 12 closings, yet its 21 pending sales were stronger than the closed count and its successful sellers held much closer to their original price.

Townhomes had 67 homes for sale and just 10 closings. Residential resale remained the largest source of completed sales, but even that market split sharply by budget.

Sales Price

What Each Housing Type Sold For

These cards use the median sales price supported by the July source data.

Residential Resale

Median Sales Price: $1,650,000
Change From Prior Year: Up 0.6%
Median Price Per Square Foot: $666

New Construction

Median Sales Price: $2,910,000
Change From Prior Year: Down 2.5%
Median Price Per Square Foot: $899

Condos

Median Sales Price: $510,000
Change From Prior Year: Down 24.4%
Median Price Per Square Foot: $456

Townhomes

Median Sales Price: $782,000
Change From Prior Year: Up 1.6%
Median Price Per Square Foot: $453

What This Really Means for Condos and New Construction

The median condo sale was $510,000, down 24.4% from July 2025, while the median new-construction sale was $2.91 million. That difference does not mean one segment gained or lost value uniformly. It shows that completely different homes closed in each category.

Condo price per square foot also came in at $456, compared with $899 for new construction. Size, age, location, amenities, views, condition, and the particular mix of closings can all move those figures.

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Residential Resale

Days Before Going Under Contract: 11 days
Showings Before Going Under Contract: 13 showings

New Construction

Days Before Going Under Contract: 7 days
Showings Before Going Under Contract: 12 showings

Condos

Days Before Going Under Contract: 28 days
Showings Before Going Under Contract: 7 showings

Townhomes

Days Before Going Under Contract: 28 days
Showings Before Going Under Contract: 8 showings

Looking Deeper: Fast Closings Did Not Mean Every Listing Was Moving

New construction had the shortest median time at seven days, but that number came from only 12 closed sales while 120 homes remained available. Condos and townhomes both showed 28 days, which is much slower than the homes buyers selected in several resale price ranges.

Days on market tells us how long the successful closed properties took to find a buyer. It does not measure how long every unsold home had already been waiting.

Sale-to-List Result

Did Sellers Get Their Asking Price?

Residential Resale

Original Asking Price Received: 96.7%

New Construction

Original Asking Price Received: 98.9%

Condos

Original Asking Price Received: 94.4%

Townhomes

Original Asking Price Received: 91.8%

What This Really Means for Townhome and Condo Sellers

New-construction sellers held the strongest position at 98.9% of the original asking price. Townhomes were the opposite at 91.8%, and condos followed at 94.4%.

An individual property can still perform very differently. A beautifully presented, well-priced home may attract immediate attention, while a similar home with stronger competition or an ambitious initial price may need reductions and negotiation.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers shop within a budget, not a citywide average. Bellevue's price bands show where buyers had choices, where current pending activity was thin, and why two homes in the same city could have completely different results.

Standout Sale

13.33% over asking

One Somerset home listed at $1.2 million went pending in two days and sold for $1.36 million. It was the clear exception in a month when every resale price range finished below original asking price at the median.

Supply

Where Homes Were Available and Selling

Under $1.2M

Homes for Sale: 18
Went Under Contract: 6
Homes Sold: 5

$1.2M to $1.449M

Homes for Sale: 31
Went Under Contract: 8
Homes Sold: 11

$1.45M to $1.849M

Homes for Sale: 35
Went Under Contract: 12
Homes Sold: 18

$1.85M to $2.149M

Homes for Sale: 22
Went Under Contract: 5
Homes Sold: 8

$2.15M to $2.349M

Homes for Sale: 17
Went Under Contract: 1
Homes Sold: 7

$2.35M+

Homes for Sale: 75
Went Under Contract: 12
Homes Sold: 11

Looking Deeper: Luxury Had the Most Inventory, but Not the Most Sales

The $2.35 million-plus range held 75 available homes, by far the largest resale inventory concentration, but produced 11 closings. The $1.45 million to $1.849 million range produced the most closings at 18, despite having fewer than half as many homes available.

The $2.15 million to $2.349 million range is worth watching closely in the July snapshot: seven homes closed, but only one went pending. The closings reflect earlier buyer decisions, while the single pending sale shows how little new inventory buyers selected during July.

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

Under $1.2M

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 6 showings

$1.2M to $1.449M

Days Before Going Under Contract: 13 days
Showings Before Going Under Contract: 16 showings

$1.45M to $1.849M

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 13 showings

$1.85M to $2.149M

Days Before Going Under Contract: 11 days
Showings Before Going Under Contract: 18 showings

$2.15M to $2.349M

Days Before Going Under Contract: 16 days
Showings Before Going Under Contract: 7 showings

$2.35M+

Days Before Going Under Contract: 14 days
Showings Before Going Under Contract: 10 showings

What This Really Means Across Price Ranges

Lower price did not automatically mean faster. The homes under $1.2 million took a median of 10 days, while the $1.45 million to $1.849 million range also took 10 days. The $2.35 million-plus range took 14 days.

One Newport Hills rambler is the interesting exception. It was approaching 60 days on market and still sold about 2.1% over its final list price. That does not mean market time is irrelevant. It means a home is not automatically finished just because it did not sell during the first week. Sometimes the right buyers enter later, and sometimes more than one of them arrives at nearly the same time.

Sale-to-List Result

Did Sellers Get Their Asking Price?

Under $1.2M

Original Asking Price Received: 96.2%

$1.2M to $1.449M

Original Asking Price Received: 97.4%

$1.45M to $1.849M

Original Asking Price Received: 97.0%

$1.85M to $2.149M

Original Asking Price Received: 95.5%

$2.15M to $2.349M

Original Asking Price Received: 95.3%

$2.35M+

Original Asking Price Received: 96.5%

Looking Deeper: One Bidding War Did Not Define the Month

Every resale price range finished below original asking price at the median. The strongest range was $1.2 million to $1.449 million at 97.4%. The weakest was $2.15 million to $2.349 million at 95.3%.

Against that backdrop, the Somerset sale at $1.36 million was genuinely unusual. It went pending in two days and sold $160,000 over asking. A second Somerset sale and the Newport Hills rambler also finished slightly above their final asking prices, but only by comparatively modest amounts.

These sales are worth mentioning because they show what was possible, not because they show what was typical. Fewer than a handful of Bellevue homes sold above list price, and most sellers negotiated or reduced their price before finding a buyer.

Questions This Data Can Answer

What Do Buyers and Sellers Really Want to Know?

Were Bellevue buyers still competing in July?

Occasionally, but competition was the exception. The clearest example was a Somerset home listed at $1.2 million that went pending in two days and sold for $1.36 million. Most sellers did not receive that result, and fewer than a handful of July sales finished above list price.

Where did buyers have the most negotiating room?

Townhomes gave buyers the most leverage by housing type, with the median seller receiving 91.8% of the original asking price. Condos followed at 94.4%. Among resale price ranges, the $2.15 million to $2.349 million segment received 95.3%.

What does 96.6% of original asking price mean in real dollars?

On a home originally listed at $1.5 million, 96.6% equals approximately $1,449,000, or about $51,000 below the initial price. Some sellers received more, some received less, and 163 listings did not complete a sale.

Does Bellevue's lower median sales price mean my home lost value?

Not automatically. The median is the middle sale from the homes that closed during July. It can move when more condos, smaller homes, luxury homes, or new construction properties close. Your home's value depends on the most relevant comparable sales, condition, location, lot, layout, and competition.

Can a home still sell after sitting on the market?

Yes. One Newport Hills rambler sold about 2.1% over its final list price shortly before reaching 60 days on market. That does not erase the risks of longer market time, but it does challenge the idea that a listing is automatically doomed after the first few weeks.

So What Really Happened This Month?

Bellevue Sellers Needed More Than a For-Sale Sign

July was not a month where Bellevue homes sold simply because they were listed.

The whole-city numbers show 663 homes for sale, 324 new listings, 122 pending sales, and 131 completed sales. Buyers had plenty to compare, while pending and closed activity both declined from June.

The citywide numbers still hide the most important part: sellers were not having one shared experience. New construction sellers kept 98.9% of their original asking price. Townhome sellers kept 91.8%. Every residential resale price range finished below original asking price at the median.

At 96.6% citywide, the middle closed seller gave up about $51,000 from a $1.5 million original asking price. That could reflect reductions before the offer, negotiation during the offer, or both.

Then there was the Somerset home that sold 13.33% over asking in two days. Many buyers clearly fought over that one listing, but it was not representative of Bellevue in July. It stood out because almost nothing else produced a result like it.

The Newport Hills rambler told a different story. It approached 60 days on market and still sold about 2.1% over its final asking price. Sometimes the right buyers arrive later. A longer market time can create challenges, but it does not automatically make a sale impossible.

Meanwhile, 163 listings were canceled or expired, and more than 200 available properties had already been on the market for over three months. Those homes are part of the market story too.

Buyers had the most leverage in townhomes, condos, and several higher resale price ranges. Sellers who succeeded generally needed a clear reason for a buyer to choose their home over the alternatives.

If I had to sum up July in one sentence: Bellevue was not one market anymore, and the sellers who understood their specific competition had a very different experience from those who relied on the citywide reputation to do the work for them.

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.

Still have questions about the Bellevue housing market?

Explore my growing library of Bellevue real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

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View Latest Market Reports

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Seattle Housing Market Update July 2026 feature thumbnail by Brandice Raybourn, Real Estate Broker with Coldwell Banker Danforth. The thumbnail headline reads "One City. Twenty Different Markets." and highlights the complexity of the Seattle housing market. The July 2026 Seattle market report analyzes over 3,062 active listings across Seattle and explores how different housing segments performed during June 2026, including new construction, condos, townhomes, and residential resale price points. The report examines 659 failed listings, including 459 cancelled listings and 200 expired listings, while many residential resale homes between $700,000 and $1.35 million sold quickly and at or near full asking price. The report covers housing trends across Seattle's diverse neighborhoods and property types using Northwest Multiple Listing Service (NWMLS) data.

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

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Lynnwood Housing Market Update July 2026 featured image by Brandice Raybourn, Real Estate Broker with Coldwell Banker Danforth. Thumbnail headline reads "Buyers Didn't Disappear. They Got Picky." The graphic highlights key June 2026 NWMLS housing market trends in Lynnwood, Washington, including strong activity in the $700K-$849K and $850K-$1.049M price ranges, increased new construction sales, returning luxury market activity above $1.05M, growing inventory, and changing buyer behavior across different housing segments.

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Monthly Housing Market Report

Seattle Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Seattle housing market during July 2026 using real NWMLS data. We’ll look at the whole city, individual housing types, and residential resale price ranges because the citywide averages leave out the most interesting part of the story: buyers had thousands of homes to choose from, yet the homes that truly stood out still sparked serious competition across neighborhoods throughout Seattle.

In One Sentence

Seattle buyers knew what they wanted, and when the right home showed up, they competed for it.

Who’s Feeling This Market Right Now

Working in your favor

Sellers with a standout resale home: well-presented homes with character, renovation, location, or another clear reason to act still attracted fast and sometimes fierce competition.
Buyers shopping condos: longer market times and a 96.6% median original asking price result created more negotiating room than most other housing types.

A mixed picture

Buyers above $1.35 million: there were choices, but the best resale homes still moved in a median of six days and the middle seller received 100.6% of the original asking price.
Builders and new-construction buyers: inventory increased and sales slowed, yet completed sales still held the original asking price in the middle result.

Worth a closer look at strategy

Sellers entering a crowded category: more than 1,000 active Seattle listings had already been on the market for over 90 days.
Owners of stalled or failed listings: 647 listings expired or were canceled in July, showing that active buyers did not automatically translate into a successful sale.

What the colors below mean

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.

Quick Take

Seattle had 3,172 homes for sale, fewer pending and closed sales than June, and more than 1,000 listings sitting past 90 days. Yet buyers still competed hard for standout resale homes across the city, especially above $1 million.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot looks at everything that happened across Seattle during July 2026. The whole-city statistics include every property type reported by the NWMLS, including residential homes, new construction, condos, townhomes, manufactured homes, land, and multifamily properties.

Standout Stat

647 failed listings

During the same month buyers pushed several standout homes far above asking, 431 listings were canceled and another 216 expired without selling. That contrast is the clearest way to understand Seattle in July.

Supply

Homes Available to Buyers

These numbers show how much choice Seattle buyers had during July.

Homes for Sale at the End of the Month

July 2026: 3,172
Change From June 2026: Up 3.6%

New Listings Added During the Month

July 2026: 1,577

Looking Deeper: More Choices Did Not Create More Decisions

Seattle buyers had 3,172 homes to choose from at the end of July, 3.6% more than June. Yet pending sales fell 12.9% and closed sales fell 18.3%. Buyers had options. What they did not do was spread their attention evenly across them.

That matters for both sides. Buyers could slow down when a home did not feel right, while sellers needed to give them a clear reason to stop comparing and act.

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Homes That Went Under Contract

July 2026: 749
Change From June 2026: Down 12.9%

Homes That Completed a Sale

July 2026: 697
Change From June 2026: Down 18.3%

Typical Days Before Going Under Contract

July 2026: 13 days
Change From June 2026: 1 day slower

Typical Showings Before Going Under Contract

July 2026: 8 showings

What This Really Means for Buyers

The median closed sale went under contract in 13 days, but that number only describes the homes buyers ultimately chose. It does not describe the more than 1,000 active listings that had already sat longer than 90 days.

Buyers were not frozen. They were decisive when the right home appeared and comfortable walking away when it did not.

Sale-to-List Result

Did Sellers Get Their Asking Price?

This percentage describes the middle closed sale, not every seller’s result.

Median Percent of Original Asking Price Received

July 2026: 99.2%

Median Sales Price

July 2026: $879,500
Change From June 2026: Up 0.5%

Median Price Per Square Foot

July 2026: $541

What This Really Means for Sellers

At 99.2%, a home originally listed at $900,000 would have a middle closed-sale result of approximately $892,800, or about $7,200 below the original asking price. Some sellers received much more, some accepted less, and hundreds did not sell at all.

The $879,500 median sales price was only 0.5% above June. That describes the mix of homes that closed. It does not prove that every Seattle home gained value, especially when condos, townhomes, new construction, and resale homes behaved so differently.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Canceled Listings

July 2026: 431

Expired Listings

July 2026: 216

Total Listings That Did Not Sell

July 2026: 647

Active Listings on Market Over 90 Days

MLS Review: More than 1,000

Looking Deeper: Buyers Were Active, but Not Every Listing Earned Their Attention

July ended with 431 canceled listings and 216 expired listings, for 647 sellers who left the market without a completed sale. Add in more than 1,000 active listings beyond 90 days, and the divide between successful and unsuccessful listings becomes hard to miss.

Buyers appeared to reward clear value, thoughtful presentation, strong locations, distinctive architecture, and renovations that made a home feel finished. Listings that blended into a crowded field had a much harder time.

Snapshot Two

By Housing Type

How Did Each Market Segment Perform?

Each housing type had its own supply, buyer demand, pricing, and negotiating conditions. The differences were large enough that the citywide average could not explain the experience of an individual buyer or seller.

Standout Stat

34 days

Condos took a median of 34 days to go under contract, compared with 14 days for townhomes and 24 days for new construction. This was the clearest housing-type signal that buyers had time and negotiating room.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

New Construction

Homes for Sale: 612
Went Under Contract: 109
Homes Sold: 93

Condos

Homes for Sale: 1,014
Went Under Contract: 152
Homes Sold: 144

Townhomes

Homes for Sale: 372
Went Under Contract: 78
Homes Sold: 62

Looking Deeper: Condos Carried the Most Buyer Leverage

Condos had 1,014 homes for sale but only 152 pending sales and 144 closings. Their closed sales also took a median of 34 days to secure a buyer. That was the clearest segment where buyers could take their time and negotiate.

Townhomes moved faster at 14 days, while new construction had 612 homes for sale and 109 pending sales. Builders were still selling, but they were competing for attention in a market with plenty of choices.

Sales Price

What Each Housing Type Sold For

The available source files provide median sales prices and median price per square foot.

New Construction

Median Sales Price: $825,000
Change From Prior Year: Down 6.2%
Median Price Per Square Foot: $603

Condos

Median Sales Price: $499,450
Change From Prior Year: Up 4.1%
Median Price Per Square Foot: $538

Townhomes

Median Sales Price: $719,975
Change From Prior Year: Down 3.1%
Median Price Per Square Foot: $518

What This Really Means Across Housing Types

These prices describe the homes that closed, not an across-the-board change in value. Condos had a $499,450 median, townhomes $719,975, and new construction $825,000. Differences in location, size, age, views, condition, and the mix of closings can move those medians considerably.

Price per square foot helps with broad comparisons, but it cannot replace a property-specific valuation. A smaller renovated home can produce a very different number than a larger home needing work.

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing.

New Construction

Days Before Going Under Contract: 24 days
Showings Before Going Under Contract: 5 showings

Condos

Days Before Going Under Contract: 34 days
Showings Before Going Under Contract: 6 showings

Townhomes

Days Before Going Under Contract: 14 days
Showings Before Going Under Contract: 7 showings

Looking Deeper: The Closed-Sale Clock Hid the Listings Still Waiting

Townhomes that sold found buyers in a median of 14 days, new construction took 24 days, and condos took 34. Those figures do not include the active listings that had not yet found a buyer, which is why they can look much healthier than the full inventory feels.

Sale-to-List Result

Did Sellers Get Their Asking Price?

The middle result varied considerably by housing type.

New Construction

Original Asking Price Received: 100.0%

Condos

Original Asking Price Received: 96.6%

Townhomes

Original Asking Price Received: 99.0%

What This Really Means for Negotiating

A $500,000 condo at 96.6% translates to approximately $483,000, or about $17,000 below the original asking price. A $750,000 townhome at 99% translates to about $742,500. New construction held 100% in the median closed sale, although price alone does not reveal whether builders offered financing, closing-cost, or upgrade incentives.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Seattle buyers were not all shopping for the same kind of home, but the price bands revealed a surprisingly consistent pattern. The homes that successfully closed moved in five to ten days, and the middle seller received the full original asking price or better in every range.

Standout Stat

100% or better

The median seller received at least the full original asking price in all five residential resale price ranges. At $1.35 million or more, the middle result reached 100.6%.

Supply

Where Homes Were Available and Selling

These figures compare July inventory with the homes buyers selected and the sales that reached closing.

$699,999 or Less

Homes for Sale: 117
Went Under Contract: 53
Homes Sold: 53

$700,000 to $849,999

Homes for Sale: 99
Went Under Contract: 34
Homes Sold: 36

$850,000 to $1,049,999

Homes for Sale: 102
Went Under Contract: 57
Homes Sold: 50

$1,050,000 to $1,349,999

Homes for Sale: 59
Went Under Contract: 42
Homes Sold: 43

$1,350,000 or More

Homes for Sale: 71
Went Under Contract: 40
Homes Sold: 37

Looking Deeper: The Million-Dollar Ranges Drew a Stronger Share of Buyers

The $1.05 million to $1.349 million range had 59 homes for sale and 42 pending sales, while the $1.35 million-plus range had 71 homes for sale and 40 pending sales. That was a much stronger relationship between available homes and current buyer decisions than the $700,000 to $849,999 range, where 99 homes were available and 34 went pending.

This does not mean every million-dollar listing was competitive. More than 1,000 active listings had already been sitting for over 90 days across the city. It means the homes buyers chose in the upper ranges were earning attention at a meaningful rate.

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures describe closed properties. Active listings may be experiencing something completely different.

$699,999 or Less

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 9 showings

$700,000 to $849,999

Days Before Going Under Contract: 8 days
Showings Before Going Under Contract: 10 showings

$850,000 to $1,049,999

Days Before Going Under Contract: 9 days
Showings Before Going Under Contract: 11 showings

$1,050,000 to $1,349,999

Days Before Going Under Contract: 5 days
Showings Before Going Under Contract: 11 showings

$1,350,000 or More

Days Before Going Under Contract: 6 days
Showings Before Going Under Contract: 10 showings

What This Really Means: Higher Price Did Not Mean Slower

Ooh, this was interesting. The fastest closed-sale median appeared between $1.05 million and $1.349 million at only five days, followed by six days at $1.35 million or more. Homes below $700,000 took a median of ten days.

The showing counts were remarkably consistent at nine to eleven showings across every price band. Buyers at different budgets were looking, comparing, and then moving quickly when they found the home that matched what they wanted.

Sale-to-List Result

Did Sellers Get Their Asking Price?

These figures describe the middle closed sale within each price range.

$699,999 or Less

Original Asking Price Received: 100.0%
Median Sales Price: $580,000
Median Price Per Square Foot: $451

$700,000 to $849,999

Original Asking Price Received: 100.0%
Median Sales Price: $773,500
Median Price Per Square Foot: $531

$850,000 to $1,049,999

Original Asking Price Received: 100.0%
Median Sales Price: $924,000
Median Price Per Square Foot: $510

$1,050,000 to $1,349,999

Original Asking Price Received: 100.0%
Median Sales Price: $1,181,416
Median Price Per Square Foot: $561

$1,350,000 or More

Original Asking Price Received: 100.6%
Median Sales Price: $1,605,000
Median Price Per Square Foot: $625

Looking Deeper: Competition Was Spread Across Seattle

One thing that really jumped out at me was not just that buyers competed. It was where they competed. These standout sales were not clustered in one Seattle neighborhood or one price range. They showed up in Queen Anne, Wallingford, Bryant, Ballard, West Seattle, Greenwood, Beacon Hill, the Central District, and beyond.

Wow...a renovated North Queen Anne home listed at $2.295 million sold in two days for $2.565 million, approximately 11.76% over asking. In Hawthorne Hills, a home listed at $2.395 million sold in five days for $2.640 million, about $245,000 and 10.23% over asking.

Along Brace Point Cove in Fauntleroy, a home listed at $2.795 million sold in four days for $2.935 million, approximately $140,000 over asking. A midcentury design near Sand Point Country Club listed at $2.8 million sold for $2.925 million, about 4.46% over asking.

The competition was not limited to the upper end. A Greenwood bungalow moved from $865,000 to $965,000 in seven days, about 11.56% over asking. A Central District home listed at $799,000 sold for $933,500 in five days, approximately 16.83% over asking. A Beacon Hill home listed at $788,000 sold for $869,000, about 10.28% over asking.

Different buyers wanted different kinds of homes, but they responded the same way when a property was beautifully presented, thoughtfully updated, priced well, or simply offered something they got excited about. These were standout results, not the result every seller received, and the 647 failed listings make that distinction very clear.

See Where Buyers Competed Last Month →

Questions This Data Can Answer

What Do Buyers and Sellers Really Want to Know?

Where did Seattle buyers face real competition in July?

Competition appeared across the city rather than in one neighborhood. Standout homes in Queen Anne, Hawthorne Hills, Fauntleroy, Sand Point, Greenwood, the Central District, and Beacon Hill sold above asking. The strongest concentration in Brandice’s MLS review appeared among resale homes above $1 million, but buyers also competed below that level.

Where did Seattle buyers have the most negotiating room?

Condos offered the clearest leverage. The median closed condo took 34 days to go under contract and received 96.6% of the original asking price. That was a much softer result than new construction at 100% and higher-end resale at 100.6%.

What does 99.2% of original asking price received mean in real dollars?

For a home originally listed at $900,000, 99.2% equals approximately $892,800, or about $7,200 below asking. That is the middle closed-sale result. Some sellers received far more, some accepted larger reductions, and 647 listings expired or were canceled without selling.

Does Seattle’s $879,500 median mean my home gained value?

Not by itself. The median describes the middle home among July closings. A different mix of condos, townhomes, luxury properties, sizes, neighborhoods, and conditions can change the citywide median even when an individual home’s value behaves differently.

How can sold homes show 13 days on market while more than 1,000 listings have sat over 90 days?

The 13-day median describes homes that successfully closed. It leaves out active homes still waiting for a buyer. Fast standout sales and a large pool of stale inventory can exist at exactly the same time.

So What Really Happened This Month?

Seattle Buyers Had Thousands of Choices, but Standout Homes Still Sparked Serious Competition

July was not a simple buyer’s market or seller’s market. It was a market where buyers knew what they wanted and competed when they found it.

The whole-city numbers created a calm first impression. The median sales price was $879,500, the typical closed sale found a buyer in 13 days, and the middle seller received 99.2% of the original asking price.

But that first impression missed the divide underneath it. Seattle ended July with 3,172 homes for sale, 749 pending sales, and 697 closings. More than 1,000 active listings had already sat beyond 90 days, and another 647 listings expired or were canceled.

At the same time, buyers pushed standout homes far above asking in neighborhoods all across the city. North Queen Anne, Hawthorne Hills, Fauntleroy, Sand Point, Greenwood, the Central District, and Beacon Hill all produced examples of buyers moving quickly and paying a premium.

Those homes did not all look alike and they did not appeal to the same buyer. Some offered major renovations. Others offered architecture, character, location, water access, inviting porches, or a combination that simply made people excited.

That is what the citywide averages could not show. Competition was not happening everywhere, but it was absolutely happening. Buyers had thousands of choices, and they still stepped up when a property stood above the rest.

The negotiating picture depended heavily on the segment. Condo buyers had the clearest leverage at 96.6% of original asking price. Townhomes landed at 99%. New construction held 100%, while resale homes at $1.35 million or more reached a 100.6% median and went pending in six days.

If I had to sum up July in one sentence: Seattle buyers were comfortable passing over hundreds of listings, but when a home gave them a reason to compete, they did not hold back.

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.

Still have questions about the Seattle housing market?

Explore my growing library of Seattle real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

Read more: snoking.snohomesbybrandice.com/blog/category/seattle

Recent Seattle Market Reports

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

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

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

View All Market Reports

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Monthly Housing Market Report

Lynnwood Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Lynnwood housing market during July 2026 using real NWMLS data. We will look at the whole city, individual housing types, and residential resale price ranges because the citywide averages leave out the most interesting part of the story: buyers had a lot more choices, but they still fought hard for homes that felt like a great value and would be difficult to replace.

In One Sentence

Buyers said “no thanks” a whole lot more before finally saying yes, but when the right Lynnwood home showed up, they were still willing to compete.

Who's Feeling This Market Right Now

Working in your favor

Patient buyers: Lynnwood ended July with 339 homes for sale, and more than 130 active listings had already been sitting longer than 60 days. Buyers had real options and more time to compare.
Sellers with a standout home: Well-priced homes in desirable locations still moved fast. Three MLS examples went under contract in four days and sold above asking.

A mixed picture

Move-up buyers: There was more selection, especially above $850,000, but the homes with the clearest value could still attract immediate competition.
Condo and townhome sellers: Buyers were active, but closed homes took a median of 28 and 27 days, and the middle seller received less than the original asking price.

Worth a closer look at strategy

Sellers relying on yesterday's price: Buyers had enough alternatives to pass on a home that felt overpriced, even when they were still willing to pay over asking for a different property.
Listings without early interest: Forty-one listings were canceled and 18 expired. Waiting without changing the price, presentation, or strategy was not working for everyone.

What the colors below mean

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.

Quick Take

Lynnwood gave buyers plenty to choose from, but it did not eliminate competition. Buyers ignored a lot of listings, then moved fast and paid over asking when the location, condition, and price made a home feel hard to replace.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot combines residential resale, new construction, condos, and townhomes. That makes it useful for seeing the amount of activity across Lynnwood, but the citywide sales price is heavily influenced by which types of homes happened to close.

Standout Stat

339 homes for sale

That was 40.1% more inventory than Lynnwood had in July 2025, and it helps explain why buyers could be extremely selective even though some homes still received multiple offers.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Homes for Sale at the End of the Month

July 2026: 339
Change From June 2026: Up 2.7%

New Listings Added During the Month

July 2026: 185
Change From July 2025: Up 22.5%

Looking Deeper: Buyers Had Another Option Around Every Corner

Inventory did not suddenly explode from June, but it stayed very high and another 185 listings entered the market during July. Nearly 50 new active listings also appeared during the final two weeks alone. Buyers did not have to convince themselves that one imperfect home was their only chance.

That does not mean every buyer had endless choices in every neighborhood. It means sellers were competing for attention, and the home that made its value easiest to understand had a much better chance of getting the first appointment and the strongest offer.

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Homes That Went Under Contract

July 2026: 111
Change From June 2026: No change

Homes That Completed a Sale

July 2026: 103
Change From June 2026: Down 17.6%

Typical Days Before Going Under Contract

July 2026: 20 days
Change From June 2026: 7 days slower

Typical Showings Before Going Under Contract

July 2026: 8 showings
Change From July 2025: No change

What This Really Means for Buyers

Pending sales held steady from June, so buyers were still writing contracts. The slower closed-sale median tells us the homes that made it all the way to closing were not chosen as quickly as the prior month, but closings also reflect offers written weeks earlier.

This is where the active inventory matters. More than 130 current listings had already been on the market over 60 days, while three standout July sales found buyers in four days. The 20-day median sits between two very different experiences: a small group of homes buyers wanted immediately and a much larger group they were willing to keep scrolling past.

Sale-to-List Result

Did Sellers Get Their Asking Price?

This percentage describes the middle closed sale, not every seller's result.

Median Percent of Original Asking Price Received

July 2026: 97.6%

Median Sales Price

July 2026: $699,995

Median Price Per Square Foot

July 2026: $395

What This Really Means for Sellers

The middle closed seller received 97.6% of the original asking price. On a $750,000 original list price, that works out to about $732,000, or roughly $18,000 below the price the seller first asked. That number includes the effects of price reductions and offers accepted below the original list price.

The $699,995 median sales price does not mean every Lynnwood home lost value. It reflects the mix of condos, townhomes, new construction, and residential resale that closed. Residential resale alone had a median sales price of $885,000. Price per square foot is also a broad comparison tool, not a stand-alone valuation, because size, condition, lot, layout, age, and location can change it substantially.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Canceled Listings

July 2026: 41

Expired Listings

July 2026: 18

Total Listings That Did Not Sell

July 2026: 59

Looking Deeper: The Same Market Produced Bidding Wars and Give-Ups

Wow, this is where Lynnwood looked like two completely different markets. Three sellers attracted buyers in four days and closed above asking, while 59 other listings left the market canceled or expired. The sold properties were mixed too. Some sellers waited a long time and gave up a meaningful amount from the original price, while others received exactly what they hoped for.

There was no single neighborhood where every home won or lost. Buyers were sorting property by property. They rewarded clear value, desirable locations, appealing layouts, and homes that could speak to more than one type of buyer. They rejected listings that made the price harder to justify.

Lynnwood also had 59 failed listings in June, but the important point is not that the total repeated. It is that another month of strong buyer choice did not make unsuccessful listings disappear.

Snapshot Two

By Housing Type

How Did Each Type of Home Perform?

Each housing segment is analyzed independently because buyers and sellers experience different parts of the market differently. The residential resale, new construction, condo, and townhome sections are designed to compare activity within each segment rather than break down the whole-city totals. Some NWMLS categories overlap by design. For example, a newly built condo or townhome may also be counted in the new construction segment, while other property types such as manufactured homes, land, and multifamily are included in the whole-city statistics but are not analyzed separately in this report.

Standout Stat

New construction had 60 homes for sale, but only 10 pending

Builders had more inventory than the prior two Julys, while current contract activity was less than half of July 2025. Closings remained stronger because they reflected earlier buyer decisions.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential Resale

Homes for Sale: 87
Went Under Contract: 50
Homes Sold: 43

New Construction

Homes for Sale: 60
Went Under Contract: 10
Homes Sold: 22

Condos

Homes for Sale: 97
Went Under Contract: 32
Homes Sold: 30

Townhomes

Homes for Sale: 90
Went Under Contract: 27
Homes Sold: 35

Looking Deeper: Resale Buyers Were the Most Decisive

Residential resale had 50 pending sales, more than any other category and almost as many contracts as new construction, condos, and townhomes combined. Buyers were not avoiding older homes. They were choosing the ones that made sense on price, location, and livability.

New construction changed the most from June. Inventory increased from 46 to 60, while pending sales fell from 27 to 10 and closings declined from 31 to 22. Because closings reflect contracts written earlier, the pending number gives us the more current warning that builders were facing a much more selective July buyer.

Sales Price

What Each Housing Type Sold For

Each card uses the median sales price reported in the July source workbook.

Residential Resale

Median Sales Price: $885,000
Change From Prior Year: Up 12.7%
Median Price Per Square Foot: $426

New Construction

Median Sales Price: $690,900
Change From Prior Year: Down 1.3%
Median Price Per Square Foot: $393

Condos

Median Sales Price: $487,000
Change From Prior Year: Down 1.4%
Median Price Per Square Foot: $372

Townhomes

Median Sales Price: $635,000
Change From Prior Year: Down 6.6%
Median Price Per Square Foot: $379

What This Really Means for Comparing Property Types

The price gaps mostly tell us that these are different products. A residential resale house, a condo, a townhome, and a new construction property do not offer the same land, square footage, ownership structure, age, or location. Their medians should not be treated as a ranking of which type gained or lost value.

The year-over-year changes are also sensitive to the mix of homes that sold. The residential resale median rose because July 2026 included a different set of 43 homes than the 33 that closed in July 2025. A comparable-sales analysis is still the right way to evaluate one specific property.

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Residential Resale

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 12 showings

New Construction

Days Before Going Under Contract: 15 days
Showings Before Going Under Contract: 2 showings

Condos

Days Before Going Under Contract: 28 days
Showings Before Going Under Contract: 7 showings

Townhomes

Days Before Going Under Contract: 27 days
Showings Before Going Under Contract: 4 showings

Looking Deeper: Fast Resale Wins Hid a Slower Attached Market

Residential resale closed in a median of 10 days, but condos and townhomes took nearly four weeks. That is a major difference in buyer speed, especially when all three categories were competing for buyers who wanted access to Lynnwood.

These medians only describe the homes that closed. A few very fast sales can pull a median down, while older inventory finally selling can push it up. The active listings still sitting beyond 60 days are not represented in these closed-sale market-time cards.

Sale-to-List Result

Did Sellers Get Their Asking Price?

Residential Resale

Original Asking Price Received: 98.5%

New Construction

Original Asking Price Received: 98.0%

Condos

Original Asking Price Received: 97.6%

Townhomes

Original Asking Price Received: 97.7%

What This Really Means for Attached-Home Buyers

Condos and townhomes offered the most visible negotiating room among housing types, and they also took the longest to sell. A buyer looking at attached housing had more evidence that patience, careful comparison, and a property-specific offer could matter.

That does not mean every condo or townhome seller was weak. The percentage includes price reductions and below-list offers across closed sales. A rare unit, strong location, lower dues, better condition, or an unusually good floor plan could still perform very differently.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers usually shop within a budget, so price bands often tell us more than a single citywide number. This section includes previously owned residential houses only and excludes condos, townhomes, and new construction.

Standout Sale or Stat

A Poplar rambler sold more than 10% over asking

That sale was not the typical Lynnwood result. It shows how strongly buyers could respond when a desirable location, broadly appealing layout, and clear value came together.

Supply

Where Homes Were Available and Selling

$699,999 or Less

Homes for Sale: 14
Went Under Contract: 5
Homes Sold: 7

$700,000 to $849,999

Homes for Sale: 18
Went Under Contract: 21
Homes Sold: 13

$850,000 to $1,049,999

Homes for Sale: 31
Went Under Contract: 18
Homes Sold: 15

$1.05 Million or More

Homes for Sale: 24
Went Under Contract: 6
Homes Sold: 8

Looking Deeper: The Middle of the Market Produced the Most Contracts

The $700,000 to $849,999 range produced 21 pending sales, more than any other resale band and more contracts than the number of homes remaining for sale at month-end. The $850,000 to $1.049 million range was close behind with 18 pendings, even though it carried the most active resale inventory.

This is a good example of why active, pending, and closed numbers should be read together. Buyers had choices, but the middle two price ranges were still where the greatest number of current July decisions were happening.

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

$699,999 or Less

Days Before Going Under Contract: 5 days
Showings Before Going Under Contract: 19 showings

$700,000 to $849,999

Days Before Going Under Contract: 19 days
Showings Before Going Under Contract: 14 showings

$850,000 to $1,049,999

Days Before Going Under Contract: 9 days
Showings Before Going Under Contract: 8 showings

$1.05 Million or More

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 8 showings

What This Really Means Across Price Ranges

The lowest price range moved the fastest and drew the most showings, but lower price did not automatically mean every home sold quickly. Only seven closings created that five-day median, so a few highly competitive sales had a large influence.

The $700,000 to $849,999 range is where things got interesting. It produced the most pendings, but the homes that closed took a median of 19 days. Buyers were active in that budget, yet they were not automatically rushing every listing. The well-priced tri-level near the Interurban Trail was an exception that found its buyer in four days.

The $850,000 to $1.049 million range remained comparatively quick at nine days, although that was two days slower than June's seven-day result. Buyers were still decisive, but they had 31 active choices to compare.

Sale-to-List Result

Did Sellers Get Their Asking Price?

$699,999 or Less

Original Asking Price Received: 100.0%

$700,000 to $849,999

Original Asking Price Received: 98.5%

$850,000 to $1,049,999

Original Asking Price Received: 98.4%

$1.05 Million or More

Original Asking Price Received: 96.1%

Looking Deeper: Buyers Paid for Homes They Could Not Easily Replace

The typical result was not a bidding war. The middle seller received full original asking price only below $700,000. Every higher range showed a median below the original list price, with the largest gap above $1.05 million.

Then there were the exceptions. A home in Alderwood Manor sold 3.2% over asking after four days. A beautiful rambler in the Poplar neighborhood sold more than 10% over asking. Another well-priced tri-level near the Interurban Trail, listed around $750,000, sold about 4% over asking after four days.

The common thread was not one neighborhood or one price. These homes offered a combination buyers could understand immediately: a desirable setting, a broadly appealing layout, and a price that made the opportunity feel clear. The Poplar rambler could speak to first-time buyers, downsizers, and anyone who simply wanted one-level living. That larger buyer pool helped create scarcity even in a city with abundant inventory.

Those sales are important because they prove buyers still had the ability and willingness to compete. They are also exceptions. The citywide middle seller received 97.6% of original asking price, 59 listings failed, and more than 130 active listings were already beyond 60 days.

See Where Buyers Competed Last Month →

Questions This Data Can Answer

What Do Buyers and Sellers Really Want to Know?

Is there still competition for homes in Lynnwood?

Yes, but it is highly property-specific. Three July sales highlighted by the MLS went under contract in four days and closed above their original asking prices, including a Poplar rambler that sold more than 10% over list. At the same time, 339 homes were available citywide and more than 130 active listings had already been on the market longer than 60 days. Competition existed where buyers saw clear value or a home that felt difficult to replace.

Where did Lynnwood buyers have the most negotiating room?

The greatest leverage showed up in higher-priced residential resale. The $1.05 million and above range received a median of 96.1% of original asking price, while the $700,000 to $849,999 and $850,000 to $1.049 million ranges received 98.5% and 98.4%. Condos also finished at 97.6%. These are closed-sale medians, so an individual home's condition, location, pricing, and competition still mattered.

What does 97.6% of original asking price mean?

It means the middle closed sale citywide finished at 97.6% of the price the seller originally asked, including any price reductions before the offer was accepted. On an original list price of $750,000, 97.6% equals about $732,000, or roughly $18,000 below the original asking price. Some sellers received more, some received less, and 59 canceled or expired listings did not sell at all.

Did Lynnwood home values fall because the citywide median sales price was $699,995?

Not necessarily. A citywide median describes the middle of the homes that closed, and Lynnwood's mix includes condos, townhomes, new construction, and residential resale at very different price levels. Residential resale alone had a median sales price of $885,000. Comparable sales for a similar home in the same micro-location are more useful for estimating an individual property's value.

Why did sold homes show 20 days on market while so many active listings were sitting longer?

The 20-day figure describes the middle property among homes that successfully closed. It does not include every listing still waiting for a buyer. More than 130 active listings had already been on the market over 60 days, while several standout homes found buyers in four days. Both experiences can exist in the same month because buyers were moving quickly on a small group of homes and passing on many others.

So What Really Happened This Month?

Buyers Passed on Plenty of Homes, Then Fought for the Ones That Made Sense

July was not a month without buyers. It was a month when buyers had enough choices to be brutally specific about which homes deserved their attention.

At first glance, the citywide numbers look slow. Lynnwood ended the month with 339 homes for sale, closed homes took a median of 20 days to attract a buyer, and the middle seller received 97.6% of the original asking price.

That first impression is incomplete because it blends four different housing types and every neighborhood into one average experience. Residential resale homes sold in a median of 10 days, while condos and townhomes took 28 and 27 days. The resale price ranges also ranged from five days below $700,000 to 19 days between $700,000 and $849,999.

Supply was a major part of the story. Buyers had 339 homes to choose from, 185 new listings entered during July, and nearly 50 new active listings appeared in the final two weeks. Pending sales still held at 111, so buyers continued to act, but they had room to reject homes that did not feel right.

The sale-to-list result makes that selectivity practical. At 97.6%, a $750,000 original list price translates to about $732,000, roughly $18,000 below asking for the middle closed seller. Above $1.05 million, the middle resale seller received 96.1% of original asking.

Then I looked at the individual sales, and wow, the market made a lot more sense. An Alderwood Manor home sold 3.2% over asking in four days. A Poplar rambler sold more than 10% over asking. A well-priced tri-level near the Interurban Trail sold about 4% above asking in four days.

Those homes were different, but they shared something important. Buyers could see the value quickly. The location was desirable, the layout appealed to a broad audience, or the price made the home stand out against everything else available. They felt difficult to replace.

The opposite experience was just as real. Forty-one listings were canceled, 18 expired, and more than 130 active homes had already been sitting for over 60 days. Looking through the sold listings, some sellers waited a long time and accepted a meaningful discount, while others received exactly what they had hoped for.

Closed-sale days on market can hide that split. A four-day bidding war and an older listing finally closing can both contribute to the same median. That is why the active inventory and failed listings matter. They show what the success-only statistics leave out.

Buyers appeared to have the most broad negotiating leverage in luxury resale, condos, and townhomes. Yet even in those categories, a property with rare features or obvious value could perform much better than the median.

This market rewarded clarity. It rewarded a price buyers could defend, a home that showed well, and a feature or location they could not find in five other listings. It did not reward simply putting a home on the market and waiting for someone to overlook the competition.

Last month's report described buyers as increasingly price sensitive. July showed what that sensitivity looked like in practice: not an unwillingness to pay, but an unwillingness to pay for a home unless the value felt obvious.

If I had to sum up July in one sentence: Lynnwood buyers said no more often, but they still fought hard when the right home gave them a clear reason to say yes.

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.

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Monthly Housing Market Report

Bothell Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Bothell housing market during July 2026 using real NWMLS data. We will look at the whole city, individual housing types, and residential resale price ranges because the citywide averages leave out the most interesting part of the story: buyers had more homes to choose from, but they still competed hard for the homes they felt they could not easily replace. For most sellers, though, negotiations became a much bigger part of getting to the closing table.

In One Sentence

Bothell buyers did not stop buying, but they became far more selective, and most sellers had to compete harder for the buyer who chose them.

Who's Feeling This Market Right Now

Working in your favor

Buyers who need time to compare: More inventory and longer market times gave many buyers space to think instead of rushing into the first acceptable option.
Buyers asking for help with costs: Seller-paid closing costs, rate buydowns, credits, and other incentives appeared repeatedly in the remarks for homes that actually sold.

A mixed picture

Sellers with a hard-to-replace home: A rare location, strong condition, or obvious value could still create competition, but only a small number of July sales achieved that result.
Townhome and condo sellers: Buyers were active, but heavy competition within the same community could change a listing's position quickly.

Worth a closer look at strategy

New construction sellers and builders: The middle closed sale took 80 days to find a buyer and received 94.4% of the original asking price.
Listings already sitting: More than 200 Snohomish County Bothell listings and 67 King County Bothell listings had been active longer than 60 days.

What the colors below mean

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.

Quick Take

Exceptional homes still generated bidding wars, but they were the exception, not the rule. Most sellers found themselves negotiating to get across the finish line.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This first snapshot combines residential resale, new construction, condos, and townhomes across both the Snohomish and King County sides of Bothell. It is useful for seeing the direction of the market, but the totals cannot explain why one home sold immediately while another sat for months.

Standout Stat

553 homes for sale

Bothell ended July with 553 homes available, up from 522 in June and more than three times the 181 homes available in July 2024. Buyers did not have to treat every new listing like their only chance.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Homes for Sale at the End of the Month

July 2026: 553
Change From June 2026: Up 5.9%

New Listings Added During the Month

July 2026: 268
Change From June 2026: Prior-month figure not available

Looking Deeper: Buyers Had Room to Keep Looking

Wow, 553 homes is a lot of choice compared with what Bothell buyers had two years ago. Inventory also moved higher from June while pending and closed sales moved lower. That combination matters because sellers were competing for a smaller pool of decisions.

This is where analysis paralysis can show up. When buyers believe another option may appear tomorrow, they have more time to compare condition, location, monthly payment, and seller motivation. A home can be perfectly fine and still get passed over because buyers no longer have to settle for fine.

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Homes That Went Under Contract

July 2026: 122
Change From June 2026: Down 9.0%

Homes That Completed a Sale

July 2026: 111
Change From June 2026: Down 5.1%

Typical Days Before Going Under Contract

July 2026: 19 days
Change From June 2026: 3 days faster

Typical Showings Before Going Under Contract

July 2026: 8 showings
Change From June 2026: Prior-month figure not reported

What This Really Means for Buyers

Buyers were still purchasing homes. They placed 122 properties under contract during July, but that was fewer than the 134 selected in June. Closed sales fell to 111, and those closings mostly reflect contracts written several weeks earlier.

The middle closed home found a buyer in 19 days, which was actually faster than June's 22 days. That does not mean the entire market sped up. It means the homes that successfully reached closing had a 19-day middle result, while hundreds of active listings were still sitting much longer.

Sale-to-List Result

Did Sellers Get Their Asking Price?

This percentage describes the middle closed sale, not every seller's result.

Median Percent of Original Asking Price Received

July 2026: 97.0%

Median Sales Price

July 2026: $950,000

Median Price Per Square Foot

July 2026: $458

What This Really Means for Sellers

The middle Bothell seller received 97.0% of the home's original asking price. On a $1,000,000 original list price, that works out to about $970,000, or roughly $30,000 below the starting price. Some sellers received more, some received less, and 105 canceled or expired listings did not reach a closing at all.

One thing that really stood out to me while reviewing July's MLS activity was how many sellers were offering incentives to attract buyers. I saw more listings advertising closing cost credits, interest rate buydowns, and other buyer incentives than I have noticed in quite some time. Those incentives do not always show up in the final sales price, but they are still part of the overall strategy. It is another sign that many sellers are working harder to make their home stand out in a market where buyers have more choices.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Canceled Listings

July 2026: 76

Expired Listings

July 2026: 29

Total Listings That Did Not Sell

July 2026: 105

Looking Deeper: The Listings That Never Reached the Finish Line

On the Snohomish County side, 52 listings were canceled and 24 expired. On the King County side, 24 were canceled and five expired. Combined, that is 105 sellers who entered the market but did not complete a sale.

That is the other half of July's story. A Northwood home could sell over asking while more than 200 Snohomish County Bothell listings sat longer than 60 days. A private corner-lot home near downtown Bothell could create a bidding war while 67 King County Bothell listings had already crossed the 60-day mark. Buyers were not rejecting the entire market. They were rewarding a very small group and making everyone else compete.

Snapshot Two

By Housing Type

How Did Each Type of Home Perform?

Residential resale, new construction, condos, and townhomes were not moving through the same market. Each category had a different supply level, price point, buyer pool, and amount of negotiating room.

Standout Stat

80 days

The middle new construction closing took 80 days to find a buyer, compared with 14 days one year earlier. Only 12 new homes closed during July, and the middle builder received 94.4% of the original asking price.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential Resale

Homes for Sale: 219
Went Under Contract: 50
Homes Sold: 58

New Construction

Homes for Sale: 80
Went Under Contract: 17
Homes Sold: 12

Condos

Homes for Sale: 129
Went Under Contract: 26
Homes Sold: 25

Townhomes

Homes for Sale: 113
Went Under Contract: 25
Homes Sold: 17

Looking Deeper: Attached Homes Had Plenty of Competition

Residential resale had the most completed sales, but it also had 219 homes available. Condos and townhomes added another 242 active choices. That matters because attached-home sellers are often competing not only with the rest of Bothell, but with nearly identical homes inside their own complex.

Pending activity was still present in every category, yet supply was much larger than the number of buyers making a decision. The question was no longer whether buyers existed. It was why they would choose one particular home over all the others.

Sales Price

What Each Housing Type Sold For

These figures are median sales prices for the homes that completed a sale during July.

Residential Resale

Median Sales Price: $1,027,900
Change From Prior Year: Down 14.3%
Median Price Per Square Foot: $471

New Construction

Median Sales Price: $1,144,925
Change From Prior Year: Down 8.7%
Median Price Per Square Foot: $514

Condos

Median Sales Price: $740,000
Change From Prior Year: Down 26.0%
Median Price Per Square Foot: $450

Townhomes

Median Sales Price: $750,000
Change From Prior Year: Down 25.2%
Median Price Per Square Foot: $443

What This Really Means for July's Mix of Sales

Every housing type posted a lower median sales price than July 2025, but that does not mean every individual Bothell property lost the same amount of value. New construction had only 12 closings, townhomes had 17, and condos had 25. A different mix of sizes, locations, ages, and finishes can move a median dramatically when the sample is that small.

Price per square foot adds another comparison point, but it still cannot value a home by itself. New construction had the highest median price per square foot at $514, while townhomes were at $443. Lot, condition, layout, community, view, and quality still matter.

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Residential Resale

Days Before Going Under Contract: 14 days
Showings Before Going Under Contract: 10 showings

New Construction

Days Before Going Under Contract: 80 days
Showings Before Going Under Contract: 12 showings

Condos

Days Before Going Under Contract: 31 days
Showings Before Going Under Contract: 5 showings

Townhomes

Days Before Going Under Contract: 37 days
Showings Before Going Under Contract: 6 showings

Looking Deeper: Fast Closings Did Not Mean an Easy Market

Residential resale had the fastest middle result at 14 days, while new construction reached 80 days. Condos and townhomes landed at 31 and 37 days. These are closed-sale medians, so they describe the homes buyers eventually chose, not all the listings still waiting.

The new construction result is especially important because it came with 12 showings before pending and only 12 total closings. Buyers were looking, but builders had to wait longer and negotiate more to convert that interest into a completed sale.

Sale-to-List Result

Did Sellers Get Their Asking Price?

Residential Resale

Original Asking Price Received: 97.0%

New Construction

Original Asking Price Received: 94.4%

Condos

Original Asking Price Received: 97.1%

Townhomes

Original Asking Price Received: 98.7%

What This Really Means for Negotiating Power

Townhome sellers kept the largest share of their original asking price at 98.7%, but that result came from only 17 closings. Residential resale and condos were near 97%, while new construction fell to 94.4%. Builders appeared to offer the most visible negotiating room, whether through price, financing incentives, upgrades, or closing costs.

Still, property-specific competition can change quickly. A townhome or condo may start as the best value in a complex, then become one of the most expensive choices after neighboring sellers reduce their prices. In this market, the starting strategy matters, but so does responding when the competition changes.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers usually shop inside a budget before they compare the entire city. Breaking residential resale into price ranges shows where inventory accumulated, where buyers were active, and where sellers held onto the most leverage.

Standout Sale or Stat

Nearly 11% over asking

A private corner-lot home near Main Street and Bothell Landing was listed just below $1 million, went pending in three days, and sold for more than $1.1 million. It was an exceptional result, not the typical July sale.

Supply

Where Homes Were Available and Selling

$699,999 or Less

Homes for Sale: 7
Went Under Contract: 2
Homes Sold: 4

$700,000 to $849,999

Homes for Sale: 22
Went Under Contract: 10
Homes Sold: 12

$850,000 to $1,049,999

Homes for Sale: 45
Went Under Contract: 13
Homes Sold: 16

$1,050,000 to $1,249,999

Homes for Sale: 64
Went Under Contract: 5
Homes Sold: 7

$1,250,000 to $1,449,999

Homes for Sale: 36
Went Under Contract: 11
Homes Sold: 11

$1,450,000 or More

Homes for Sale: 45
Went Under Contract: 9
Homes Sold: 8

Looking Deeper: The Inventory Was Concentrated Above $850,000

Of the 219 residential resale homes available, 190 were priced at $850,000 or more. The $1.05 million to $1.249 million range alone held 64 active listings but produced only five pending sales during July.

That does not mean buyers were absent at higher prices. It means they had choices. The strongest pending count was 13 in the $850,000 to $1.049 million range, while each of the two highest ranges still produced fewer than a dozen new contracts.

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

$699,999 or Less

Days Before Going Under Contract: 32 days
Showings Before Going Under Contract: 9 showings

$700,000 to $849,999

Days Before Going Under Contract: 18 days
Showings Before Going Under Contract: 9 showings

$850,000 to $1,049,999

Days Before Going Under Contract: 16 days
Showings Before Going Under Contract: 11 showings

$1,050,000 to $1,249,999

Days Before Going Under Contract: 13 days
Showings Before Going Under Contract: 12 showings

$1,250,000 to $1,449,999

Days Before Going Under Contract: 15 days
Showings Before Going Under Contract: 10 showings

$1,450,000 or More

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 8 showings

What This Really Means Across Price Ranges

The lowest price did not produce the fastest sale. The four homes that closed below $700,000 took a median of 32 days to find a buyer, while the eight closings at $1.45 million or more took 10 days. Small sales counts can create dramatic medians, so neither result should be treated as the experience of every active home.

What the numbers do show is that buyers moved quickly when the value was obvious. A higher price did not automatically stop competition, and a lower price did not automatically create it.

Sale-to-List Result

Did Sellers Get Their Asking Price?

$699,999 or Less

Original Asking Price Received: 94.2%

$700,000 to $849,999

Original Asking Price Received: 96.7%

$850,000 to $1,049,999

Original Asking Price Received: 97.0%

$1,050,000 to $1,249,999

Original Asking Price Received: 99.0%

$1,250,000 to $1,449,999

Original Asking Price Received: 95.9%

$1,450,000 or More

Original Asking Price Received: 98.8%

Looking Deeper: Buyers Paid Up for What Felt Hard to Replace

The $1.05 million to $1.249 million range held onto the largest share of the original asking price at 99.0%. The $1.45 million-plus range followed at 98.8%. Every other price range gave up more, including 94.2% below $700,000 and 95.9% from $1.25 million to $1.449 million.

On the Snohomish County side, one home in Northwood sold about 3.6% over asking. It was on a quiet cul-de-sac in the Northshore School District, which gave buyers a combination that was difficult to replace.

On the King County side, the private corner-lot home near downtown Bothell sold nearly 11% over asking in just three days. The common thread was not simply price. Both homes offered a location and setting that stood apart from the competition.

Those homes were not typical. They were the exceptions that proved buyers would still compete when a property gave them a clear reason. Across the rest of the market, sellers were negotiating more and advertising incentives to help their listings compete for buyers.

Questions This Data Can Answer

What Do Buyers and Sellers Really Want to Know?

Are Bothell homes still receiving multiple offers?

Yes, but those sales were the exception rather than the rule in July. A Northwood home on a quiet cul-de-sac sold about 3.6% over its asking price, and a private corner-lot home near Main Street and Bothell Landing sold nearly 11% over asking in three days. At the same time, hundreds of active listings had been on the market for more than 60 days, so buyers were competing selectively rather than broadly.

Where did Bothell buyers have the most negotiating room in July?

Negotiating room showed up across most of the market. The middle closed sale received 97.0% of its original asking price, and MLS remarks frequently showed seller-paid closing costs, rate buydowns, credits, or other incentives. New construction sellers received 94.4% of their original asking price, while the under-$700,000 resale range received 94.2%, although both categories had small sales counts.

What does 97.0% of original asking price received mean?

It means the middle closed seller received 97.0% of the price the home was originally listed for, including the effect of price reductions and accepted offers below that starting price. On a $1,000,000 original list price, 97.0% equals about $970,000, or roughly $30,000 below the original asking price. Some sellers received more, some received less, and many listings did not sell at all.

Does Bothell’s lower median sales price mean every home lost value?

No. The citywide median sales price of $950,000 describes the middle home among July closings. It can move when the mix of homes sold changes. Residential resale, new construction, condos, and townhomes all closed at very different price levels, so an individual property still needs to be compared with similar recent sales in its own neighborhood, condition, size, and housing type.

Why can sold homes show 19 days on market while many Bothell listings are sitting much longer?

The 19-day figure is based on homes that successfully closed. It does not describe every active listing. More than 200 Snohomish County Bothell listings and 67 King County Bothell listings had already been active for more than 60 days. Fast standout sales can pull the closed-sale median down while a much larger group of unsold homes continues to age on the market.

So What Really Happened This Month?

Buyers Had More Choices, and Most Sellers Lost Some of Their Advantage

July was not a market without buyers. It was a market where buyers had enough choice to become selective, compare longer, and ask sellers to help make the numbers work.

At first glance, the citywide numbers looked slower. Bothell ended July with 553 homes for sale, 122 pending sales, and 111 completed closings. The number of available homes moved higher from June while both pending and closed sales moved lower.

But that first impression is incomplete because a few sellers still had exceptional results. One Northwood home sold about 3.6% over asking, and a private corner-lot home near Main Street and Bothell Landing sold nearly 11% over asking in three days.

Those sales mattered because they showed buyers had not stopped competing. They had stopped competing for everything. Location, condition, privacy, school district, and clarity of value became the reasons buyers stepped up.

Across the whole city, the middle closed seller received 97.0% of the original asking price. On a $1,000,000 original list price, that equals approximately $970,000, or about $30,000 below the starting price.

Even that percentage does not tell the entire story. As I reviewed the MLS remarks, I repeatedly saw listings advertising closing cost credits, rate buydowns, and other buyer incentives. Those offers were being used to attract buyers and make the monthly payment or upfront costs more appealing, and they do not always show up in the recorded sales price.

The failed listings showed the opposite experience. Bothell had 76 canceled listings and 29 expired listings during July. More than 200 active homes on the Snohomish County side and 67 on the King County side had already been sitting longer than 60 days.

Housing type made a major difference. Residential resale closed in a median of 14 days, but new construction took 80 days and received only 94.4% of the original asking price. Condos and townhomes had large active inventories, which meant sellers could be competing with several similar properties at once.

I experienced that reality with one of my own Bothell listings. We intentionally started below the competing townhomes to create urgency. As neighboring sellers changed prices and motivation levels, what began as one of the best values in the complex eventually became one of the most expensive available options, and the listing expired. Pricing is not a one-time decision when the competition keeps moving.

The resale price ranges told the same story. The lowest-priced homes did not automatically sell fastest, and the most expensive homes did not automatically struggle. Buyers moved quickly and paid more when a property felt hard to replace.

This is why I do not think July should be described as simply slow. Buyers were active, but they had enough time and inventory to be choosy. Most sellers were no longer setting the terms by default.

If I had to sum up July in one sentence: Exceptional Bothell homes could still create a bidding war, but most sellers had to compete, negotiate, and keep adjusting until a buyer chose them.

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Monthly Housing Market Report

Snohomish Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Snohomish housing market during July 2026 using real NWMLS data. We will look at the whole city, individual housing types, and residential resale price ranges because the citywide averages leave out the most interesting part of the story: buyers had plenty of choices, but they still fought hard for homes they felt they could not easily replace.

In One Sentence

Snohomish buyers had 29% more homes to choose from than last July, but the strongest competition centered on rare waterfront, riverfront, acreage, and standout homes while 37 listings left the market without selling.

Who's Feeling This Market Right Now

Working in your favor

Buyers who want options, 286 homes were for sale at the end of July, giving buyers 65 more choices than one year earlier.
Sellers with something difficult to replace, several lakefront, riverfront, acreage, and standout homes received fast offers and meaningful premiums above asking.

A mixed picture

Residential resale sellers from $650,000 to $1,049,999, the typical closed home received 100% of its original asking price, but individual results still varied widely.
Condo sellers, eight condos closed compared with only one last July, yet the typical seller still received about 2.8% below the original asking price.

Worth a closer look at strategy

Townhome sellers, inventory nearly tripled from last July while closings fell from 18 to 8 and the typical sale finished about 3% below the original asking price.
Sellers whose listing did not sell, 27 listings were canceled and 10 expired in July. Before relisting, price, condition, presentation, and the competition deserve a fresh look.

What the colors below mean

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.

Quick Take

Buyers were not competing for everything. They were competing for homes they felt they could not easily replace.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot looks at the entire Snohomish housing market. It shows how much choice buyers had, how many homes went under contract or closed, and how many listings came off the market without selling. Later sections focus on residential resale, new construction, condos, and townhomes, so the totals will not always match because the citywide figures include additional property types.

Standout Stat

29% More Homes for Sale

Snohomish had 65 more homes for sale than last July, while closed sales were nearly unchanged. Buyers had more choices and used them.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Homes for Sale at the End of the Month

July 2026: 286
Change From July 2025: Up 29%

New Listings Added During the Month

July 2026: 130
Change From July 2025: Down 8%

Looking Deeper: More Homes, More Choices

Buyers had 286 homes to choose from at the end of July, which was 65 more than one year earlier. That is a meaningful increase in choice. New listings were actually lower than last July, so the larger active inventory was not simply caused by one unusually busy listing month. Homes were accumulating because buyers had enough options to pass on listings that did not feel like the right fit.

This is where a citywide inventory number needs context. More homes for sale can be helpful for buyers, but it also means sellers are being compared against a much larger group of competing properties. A home does not only need to look good on its own. It needs to make sense beside everything else a buyer can purchase at the same price.

Also worth mentioning, this is not a brand-new pattern. We started seeing buyers become more selective in June, when Snohomish ended the month with 224 active listings and 71 closed sales. July pushed that divide further: inventory climbed again while closed sales increased, but buyers still did not treat every listing the same. The homes that made their value clear moved. The homes that did not had a much harder time.

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Homes That Went Under Contract

July 2026: 84
Change From July 2025: Down 20%

Homes That Completed a Sale

July 2026: 96
Change From July 2025: Down 2%

Typical Days Before Going Under Contract

July 2026: 13 days
Change From July 2025: 6 days faster

Typical Showings Before Going Under Contract

July 2026: 8 showings
Change From July 2025: No change

What This Really Means for Buyers

Closed sales were almost unchanged from last July, yet pending sales were down 20%. Buyers were still closing on homes, but fewer sellers secured a new contract during July. That difference matters because closings reflect decisions made weeks earlier, while pending sales give us a more immediate look at what buyers chose during the month.

The citywide median fell to 13 days before going under contract, six days faster than last July. I would not read that as proof that every listing suddenly became easier to sell. A group of homes that sold in two to five days can pull the median down, while many other listings continue to sit or leave the market without selling. The failed listings and the fast bidding wars happened at the same time.

Sale-to-List Result

Did Sellers Get Their Asking Price?

This percentage describes the middle closed sale, not every seller's result.

Median Percent of Original Asking Price Received

July 2026: 97.3%

Average Sales Price

July 2026: $988,398

Median Price Per Square Foot

July 2026: $426

What This Really Means for Sellers

The middle closed sale received 97.3% of its original asking price. In practical terms, a home originally listed at $750,000 would land around $729,750 at that percentage, or roughly $20,250 below the original list price. That does not mean every seller negotiated by exactly 2.7%. It gives us a useful picture of the middle result after including homes that reduced their price or accepted less than their original asking amount.

The citywide average sales price was $988,398, down about 2.6% from last July, while price per square foot increased to $426. Those figures can move in different directions because the mix of homes sold changed. A few expensive or unusually large sales can move the average, while price per square foot is influenced by size, condition, location, lot, and property type. Neither number should be used alone to estimate one specific home's value.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Canceled Listings

July 2026: 27

Expired Listings

July 2026: 10

Total Listings That Did Not Sell

July 2026: 37

Looking Deeper: Why Some Homes Didn't Sell

Thirty-seven listings left the market without selling: 27 were canceled and 10 expired. That is nearly two failed listings for every five completed sales. Those sellers were experiencing a very different market from the waterfront and acreage sellers who received multiple offers within days.

This is why I do not think Snohomish had one single seller experience in July. Buyers were active, but they were willing to wait, compare, and move on. The market rewarded homes that were priced, presented, and positioned in a way that made the value clear. It was much less forgiving when the asking price and the buyer's perception of value did not line up.

There was one encouraging change from June. Forty-three Snohomish listings canceled or expired last month, compared with 37 in July. That is still a meaningful number, but slightly fewer sellers left the market without reaching the closing table.

Snapshot Two

By Housing Type

How Did Each Type of Home Perform?

This snapshot compares residential resale homes, new construction, condos, and townhomes. The numbers come from separate NWMLS filters, so each category should be read as its own market rather than added together.

Standout Stat

$1,015,000 Median Resale Price

Residential resale remained the largest part of the market. Pricing looked very different across new construction, condos, and townhomes, so each housing type needs its own comparison.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential Resale

Homes for Sale: 147
Went Under Contract: 48
Homes Sold: 63

New Construction

Homes for Sale: 31
Went Under Contract: 14
Homes Sold: 6

Condos

Homes for Sale: 20
Went Under Contract: 3
Homes Sold: 8

Townhomes

Homes for Sale: 40
Went Under Contract: 10
Homes Sold: 8

Looking Deeper: Residential Resale

Residential resale remained the center of the Snohomish market with 63 closings, but the other housing types were telling very different stories. Townhome inventory jumped from 14 homes last July to 40 this July, while closings fell from 18 to eight. That gave townhome buyers far more room to compare and gave sellers much more competition.

New construction also changed dramatically. Only six new homes closed compared with 30 last July, even though 31 were available at the end of the month. Condos moved in the opposite direction, with eight closings compared with only one last July. Looking at all housing types together would hide those differences completely.

New construction is also worth comparing with June because the shift was dramatic. June had 23 active new homes, nine pending sales, and 20 closings. July ended with 31 active homes, 14 pending sales, and only six closings. That does not mean builders suddenly stopped selling in July. It shows how much closed-sale counts can reflect contracts written earlier, while the active and pending numbers tell us what buyers were choosing more recently.

Sales Price

What Each Housing Type Sold For

The source files provide a median sales price for residential resale and average sales prices for the other housing types.

Residential Resale

Median Sales Price: $1,015,000
Change From July 2025: Down 1.5%
Median Price Per Square Foot: $436

New Construction

Average Sales Price: $745,246
Change From July 2025: Down 14.5%
Median Price Per Square Foot: $363

Condos

Average Sales Price: $567,869
Change From July 2025: Up 7.2%
Median Price Per Square Foot: $409

Townhomes

Average Sales Price: $591,622
Change From July 2025: Down 9.4%
Median Price Per Square Foot: $375

What This Really Means for New Construction

Residential resale had a median sales price of $1,015,000, slightly below last July's $1,030,000. Its median price per square foot also eased from $445 to $436. That is a modest change, not evidence that every resale home lost the same amount of value.

The average new construction sales price fell to $745,246, but only six homes closed. With such a small and very different group of sales than last year's 30 closings, the average is especially sensitive to the sizes, locations, builders, and price points that happened to close. Condo prices moved higher while townhome prices moved lower, another reminder that “the Snohomish market” was really several smaller markets operating at once.

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Residential Resale

Days Before Going Under Contract: 10 days
Showings Before Going Under Contract: 8 showings

New Construction

Days Before Going Under Contract: 4 days
Showings Before Going Under Contract: 7 showings

Condos

Days Before Going Under Contract: 26 days
Showings Before Going Under Contract: 6 showings

Townhomes

Days Before Going Under Contract: 15 days
Showings Before Going Under Contract: Not available

Looking Deeper: Condominiums

New construction shows exactly why days on market requires context. The median was only four days, down from 16 last July, but that result came from just six closings. A handful of quick sales can make the category look broadly fast even while many new homes remain available.

Condos took 26 days, townhomes took 15, and residential resale took 10. Those are the medians for the homes that successfully sold. They do not include every listing still waiting for a buyer, so they describe the winners rather than the entire active market.

Condos are a good example. Their median dropped from 52 days in June to 26 days in July. That looks like a major improvement, but with only four June closings and eight July closings, a few older or faster sales can move the median quickly. I would not call that a broad market shift without looking at the individual properties behind the number.

Sale-to-List Result

Did Sellers Get Their Asking Price?

Residential Resale

Original Asking Price Received: 97.6%

New Construction

Original Asking Price Received: 97.6%

Condos

Original Asking Price Received: 97.2%

Townhomes

Original Asking Price Received: 97.0%

What This Really Means for Townhomes

Every housing type had a median below its original asking price. Residential resale and new construction both landed at 97.6%, condos at 97.2%, and townhomes at 97.0%. The differences are not enormous, but townhomes offered buyers the most negotiating room, which fits with the sharp increase in available inventory.

This does not mean buyers could negotiate on every home. The standout resale properties in the next snapshot attracted aggressive competition. It means that, across each housing category as a whole, the middle closed seller did not receive the full original list price.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers often shop by budget before they shop by neighborhood. These price bands show where inventory accumulated, where closed homes moved fastest, and where sellers kept the most negotiating power.

Standout Sale

Nearly 12% Above Asking

A Maltby-area home listed at $1.249 million sold for nearly $1.4 million, showing how hard buyers competed for a home they felt they could not easily replace.

Supply

Where Homes Were Available and Selling

$649,999 or Less

Homes for Sale: 3
Went Under Contract: 4
Homes Sold: 7

$650,000 to $849,999

Homes for Sale: 30
Went Under Contract: 10
Homes Sold: 10

$850,000 to $1,049,999

Homes for Sale: 33
Went Under Contract: 14
Homes Sold: 17

$1,050,000 to $1,249,999

Homes for Sale: 38
Went Under Contract: 13
Homes Sold: 9

$1,250,000 to $1,449,999

Homes for Sale: 13
Went Under Contract: 2
Homes Sold: 12

$1,450,000 or More

Homes for Sale: 30
Went Under Contract: 5
Homes Sold: 8

Looking Deeper: Entry-Level & Mid-Range Buyers

The largest concentration of resale inventory sat between $850,000 and $1.249 million, where buyers had 71 homes to choose from. The $1.05 million to $1.249 million range had the most active listings at 38, but only nine July closings. That is the kind of gap that gives buyers time to compare and puts more pressure on sellers to explain why their home deserves the price.

The $1.25 million to $1.449 million range was unusual. Twelve homes closed even though only two went pending during July, showing that many of those closings came from contracts written earlier. This is another reason pending and closed sales should not be treated as the same snapshot in time.

That timing difference also showed up last month. June had stronger pending activity in several ranges than the closed-sale count suggested, especially from $850,000 upward. July's closings partly reflect those earlier contracts, which is why I do not treat a strong closing month as proof that buyers were equally aggressive throughout July itself.

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

$649,999 or Less

Days Before Going Under Contract: 55 days
Showings Before Going Under Contract: 9 showings

$650,000 to $849,999

Days Before Going Under Contract: 9 days
Showings Before Going Under Contract: 6 showings

$850,000 to $1,049,999

Days Before Going Under Contract: 20 days
Showings Before Going Under Contract: 8 showings

$1,050,000 to $1,249,999

Days Before Going Under Contract: 13 days
Showings Before Going Under Contract: 7 showings

$1,250,000 to $1,449,999

Days Before Going Under Contract: 7 days
Showings Before Going Under Contract: 15 showings

$1,450,000 or More

Days Before Going Under Contract: 8 days
Showings Before Going Under Contract: 8 showings

What This Really Means Across Price Ranges

The under-$650,000 range shows how old inventory can change the headline. Seven homes closed, but the median was 55 days before going under contract. A lower price did not automatically create a faster sale. Some of the homes that finally closed had been waiting much longer.

Meanwhile, homes between $1.25 million and $1.449 million went under contract in a median of seven days and needed 15 showings. The luxury range above $1.45 million moved in eight days. Those medians do not mean every higher-priced home was flying off the market. They show that the higher-priced homes buyers ultimately chose were often compelling enough to move quickly.

The $650,000 to $849,999 range is another place where the month-to-month context matters. In June, the median was 21 days before going under contract and sellers still received 100% of their original asking price. July shortened to nine days and again held at 100%. Buyers were taking their time in June, but when they found the right home they still paid strong prices. July continued that same basic behavior, just with faster closed-sale timing.

Sale-to-List Result

Did Sellers Get Their Asking Price?

$649,999 or Less

Original Asking Price Received: 95.6%

$650,000 to $849,999

Original Asking Price Received: 100.0%

$850,000 to $1,049,999

Original Asking Price Received: 100.0%

$1,050,000 to $1,249,999

Original Asking Price Received: 96.5%

$1,250,000 to $1,449,999

Original Asking Price Received: 98.4%

$1,450,000 or More

Original Asking Price Received: 96.3%

Looking Deeper: Luxury & Lifestyle Properties

Wow, this is where the Snohomish market got really interesting. The median result was 100% of original asking price in the $650,000 to $1.049 million ranges, while every other price range finished below asking. Even those medians do not show how intense the competition became for a handful of special properties.

A Storm Lake property on a huge lot sold in two days and 4.1% above asking. A Fobes Hill home above $1.45 million also found a buyer in two days and sold about 2% over list. In Maltby, a home listed at $1.249 million sold for $1.4 million, nearly 12% above asking. That sale jumped into an entirely different price range.

A Seattle Hill rambler sold in two days and nearly 5% above asking. A 1912 farmhouse in Three Lakes sold around 7% over list. A Lake Roesiger waterfront home listed near $699,000 sold about 8% above asking in five days, and a Pilchuck River property sold roughly 7.5% above asking in five days.

These wins were spread across the city and across price points. The common thread was not one neighborhood. It was scarcity and broad appeal. Waterfront, riverfront, acreage, character, and a rambler layout can attract several types of buyers at once. When multiple buyer groups see the same property as hard to replace, competition can escalate very quickly.

That is also why these sales should not be treated as the normal result for every seller. Citywide, the median was 97.3% of original asking price, and 37 listings did not sell. Buyers were willing to stretch, but only when the home gave them a strong reason.

June raised the question of whether luxury buyers were cooling or simply becoming more selective. July answered it. They were still very much in the market, but they reserved their strongest offers for homes that felt rare. The waterfront, riverfront, acreage, and standout higher-end sales are the proof.

See Where Buyers Competed Last Month →

Questions This Data Can Answer

What Do Buyers and Sellers Really Want to Know?

Is there still competition for homes in Snohomish?

Yes, but it was not happening evenly. The strongest competition centered on homes buyers felt would be difficult to replace. July's examples included waterfront and riverfront properties, acreage, a Seattle Hill rambler, a historic Three Lakes farmhouse, and distinctive higher-end homes in Maltby and Fobes Hill. Several sold in two to five days and well above asking. At the same time, 37 listings left the market without selling. Competition was real, but buyers were choosing where to create it.

Where did buyers have more room to negotiate?

Townhomes showed the greatest median discount among the housing types, with sellers receiving 97.0% of their original asking price. Buyers also had 40 townhomes to choose from, compared with 14 one year earlier. By resale price range, homes below $650,000 and homes from $1.05 million upward had median results below asking. Negotiating room still depended on the individual property. Rare waterfront and acreage homes often produced the opposite experience.

What does 97.3% of original asking price mean for a seller?

It means the middle closed sale finished 2.7% below the price at which the home was originally listed. For a $750,000 listing, 97.3% equals approximately $729,750, or about $20,250 below the original asking price. This includes the effect of price reductions and offers accepted below the initial list price. It is a median, so some sellers received much more, including the homes that sold above asking, while others gave up more or did not sell.

Does a lower average sales price mean my Snohomish home lost value?

No, not by itself. The whole-city average declined from $1,015,193 last July to $988,398 this July, but the average depends on which homes happened to close. A $1.4 million sale can pull the number upward, while fewer luxury closings or more lower-priced closings can pull it downward. The residential resale median was $1,015,000, and price per square foot was $436. Those numbers add context, but the value of one home still depends on comparable sales with similar location, size, condition, lot, and features.

Why can days on market look fast when so many homes are still sitting?

Days on market in this report describe the homes that successfully closed. A group of homes selling in two to five days can pull the median lower, while slow listings remain active or eventually cancel or expire. July's citywide median was 13 days, but the under-$650,000 resale range had a 55-day median and 37 listings citywide did not sell. Both facts can be true at the same time.

So What Really Happened This Month?

Buyers Chased What They Couldn't Replace

July was not a month when Snohomish buyers stopped buying. It was a month when they became very clear about which homes deserved their strongest offers.

At first glance, the citywide numbers could make the market look fairly balanced. Ninety-six homes closed, only two fewer than last July. The median time before going under contract improved from 19 days to 13 days. The median price per square foot increased, and several sellers received impressive premiums above asking.

But that first impression does not tell the whole story.

Buyers had 286 homes to choose from at the end of July, 29% more than one year earlier. Pending sales fell 20%, even though closed sales were nearly flat. That matters because July closings often reflect offers written in earlier weeks, while pending sales show fewer sellers securing a buyer during the current month. Buyers were still present, but they had enough options to wait for the property that made the most sense to them.

The 97.3% median of original asking price makes that selectivity visible. On a $750,000 original list price, that would equal approximately $729,750, or $20,250 below asking. This was not the result for every seller. Some negotiated far more. Others received their full price. A small group earned substantially more than asking. The median simply shows that the middle closed seller did not keep the full original price.

Then there were the standout sales, and my goodness, they were hard to ignore. Storm Lake, Lake Roesiger, the Pilchuck River, Three Lakes, Maltby, Seattle Hill, and Fobes Hill all produced examples of buyers moving quickly and paying more. One Maltby home listed at $1.249 million sold for $1.4 million, nearly 12% above asking. Lake and river properties received premiums of roughly 7% to 8%. A Seattle Hill rambler sold in two days and nearly 5% over list.

Those results were not clustered in one neighborhood or one narrow price band. What connected them was that the properties offered something buyers could not easily reproduce by choosing the next listing. Waterfront, acreage, a rare lot, a rambler layout, historic character, or a home that appealed to multiple types of buyers created scarcity. When more than one buyer group wanted the same hard-to-replace property, competition intensified.

At the exact same time, 27 listings canceled and 10 expired. Thirty-seven sellers left the market without a sale. Townhome inventory nearly tripled from last July while townhome closings fell by more than half. New construction recorded only six closings compared with 30 one year earlier. Those sellers were not experiencing the same market as the owners receiving multiple offers in two days.

Even the faster citywide days-on-market number requires context. A few very quick sales can pull the median down. In the resale market below $650,000, the median was 55 days, showing that some older inventory finally found buyers. In new construction, the median was only four days, but that was based on just six closed homes. The number is accurate, but without the sales count it could easily sound broader than it was.

Housing type also changed the amount of leverage buyers had. Every category had a median below its original asking price. Townhomes landed at 97.0%, condos at 97.2%, and both residential resale and new construction at 97.6%. Townhomes offered the clearest overall negotiating opportunity because buyers had substantially more choices and fewer closings. That does not mean every townhome seller had to negotiate, just as the citywide percentage did not stop waterfront homes from creating bidding wars.

So, what really happened in Snohomish during July? Buyers had choices, and they used those choices to separate the homes they liked from the homes they felt they could not afford to lose. Sellers with rare, well-positioned properties sometimes achieved exceptional results. Sellers whose price, condition, presentation, or property features did not compare as well had a much harder time.

The market was active, but it was not automatic. It rewarded clarity of value. Buyers stepped up when they understood why a home was worth pursuing, and they were comfortable moving on when they did not.

The month-to-month context supports that conclusion. June already showed buyers becoming more selective, with 224 active listings, 71 closings, and 43 canceled or expired listings. July brought more inventory, more closings, and slightly fewer failed listings, but the divide between ordinary results and exceptional results became even clearer. The market did not simply get better or worse. It became more specific about which homes buyers would reward.

If I had to sum up July in one sentence: Snohomish buyers were willing to compete aggressively, but they saved that competition for homes they believed they could not easily replace.

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.

Still have questions about the Snohomish housing market?

Explore my growing library of Snohomish real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

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:

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

View Latest Market Reports

Bellevue Housing Market Update: Listing a Home Was Not Enough | August 2026

By Brandice Raybourn | August 3, 2026

Seattle Housing Market Update: Standout Homes Sparked Serious Competition | August 2026

By Brandice Raybourn | August 3, 2026

Lynnwood Housing Market Update August 2026: Buyers Said No More Often, Then Fought for the Right Home

By Brandice Raybourn | August 2, 2026

Bothell Housing Market Update: Buyers Had More Choices and Sellers Lost Leverage | August 2026

By Brandice Raybourn | August 2, 2026

Snohomish Housing Market Update: Buyers Chased What They Couldn’t Replace | August 2026

By Brandice Raybourn | August 2, 2026

Everett Housing Market Update: Not Every Home Drew a Bidding War | August 2026

By Brandice Raybourn | August 1, 2026

Marysville Housing Market Update: Buyers Moved Fast When the Value Was Clear | August 2026

By Brandice Raybourn | August 1, 2026

Lake Stevens Housing Market Update: The Averages Don’t Tell the Story | August 2026

By Brandice Raybourn | August 1, 2026

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

By Brandice Raybourn | July 3, 2026

Lynnwood Housing Market Update | July 2026: Market Isn’t Slowing Down. It’s Splitting Apart

By Brandice Raybourn | July 3, 2026

Client Reviews

We had the absolute pleasure of working with Brandice during our home-buying journey, and we couldn’t be happier with the experience! From start to finish, she was professional, knowledgeable, and genuinely invested in helping us navigate the process.

Brandice took the time to understand our needs and was incredibly patient, guiding us through every step of the process with confidence and care. Her attention to detail and expert advice made all the difference, especially when it came to negotiations and ensuring we got the best deal possible.

What truly sets Brandice apart is her dedication, she was always available to answer our questions, provide updates, and offer reassurance when needed. Buying a home can be stressful, but with Brandice by our side, the process felt smooth and enjoyable.

We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.

Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

We are extremely pleased with her services and would highly recommend Brandice to anyone looking for a knowledgeable, reliable, and genuinely caring real estate agent!

Sourav R.

Amazing Experience!
I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!

Sherry M

This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.

Sonia G.

Monthly Housing Market Report

Everett Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

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.

What the colors below mean

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.

Key Takeaway

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 Combined

What 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.

Supply

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%

Buyer Demand

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

Negotiating Power

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.

Friction

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 Type

How 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.

Supply

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

Buyer Demand

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

Negotiating Power

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 Range

How 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.

Supply

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

Buyer Demand

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

Negotiating Power

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.

Still have questions about the Everett housing market?

Explore my growing library of Everett real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

Recent Everett Market Reports

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

Compare it to last year: Everett WA Housing Market Report – August 2025

Explore More Market Reports

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

View All Market Reports

Wondering how this applies to your home or search? Start here:

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View Latest Market Reports

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By Brandice Raybourn | August 3, 2026

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By Brandice Raybourn | August 3, 2026

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By Brandice Raybourn | August 2, 2026

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By Brandice Raybourn | August 2, 2026

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By Brandice Raybourn | August 1, 2026

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Client Reviews

We had the absolute pleasure of working with Brandice during our home-buying journey, and we couldn’t be happier with the experience! From start to finish, she was professional, knowledgeable, and genuinely invested in helping us navigate the process.

Brandice took the time to understand our needs and was incredibly patient, guiding us through every step of the process with confidence and care. Her attention to detail and expert advice made all the difference, especially when it came to negotiations and ensuring we got the best deal possible.

What truly sets Brandice apart is her dedication, she was always available to answer our questions, provide updates, and offer reassurance when needed. Buying a home can be stressful, but with Brandice by our side, the process felt smooth and enjoyable.

We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.

Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

We are extremely pleased with her services and would highly recommend Brandice to anyone looking for a knowledgeable, reliable, and genuinely caring real estate agent!

Sourav R.

Amazing Experience!
I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!

Sherry M

This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.

Sonia G.

Monthly Housing Market Report

Marysville Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report looks at what actually happened in the Marysville housing market during July 2026 using NWMLS data. The most useful story is not simply that inventory increased. It is where buyers acted, which homes created urgency, and why a market with 330 available homes still produced several aggressive bidding situations.

In One Sentence

Marysville buyers had 330 homes to choose from and increased pending sales by 41% from last July. Most residential resale demand was concentrated below $750,000, where buyers moved quickly on homes that looked like a strong value, even as more than 150 active listings remained on the market for over 60 days.

Who's Feeling This Market Right Now

Working in your favor

Buyers who are willing to compare carefully, 330 homes were available at the end of July, giving buyers 95 more choices than one year earlier.
Sellers entering below $750,000 with a compelling home, this is where 52 of the 57 residential resale pendings occurred, and several of July's strongest bidding examples began in these price ranges.

A mixed picture

Sellers watching strong pending numbers, pending sales increased sharply, but a pending is not yet a closing. July's 121 pendings and 99 closings measure different groups of properties and different points in the transaction cycle.
New construction buyers and builders, activity improved substantially from last July, but 117 available homes still gave buyers room to negotiate. The typical closed sale finished about 2.4% below its original asking price.

Worth a closer look at strategy

Owners competing against older inventory, more than 150 active listings had already been exposed to the market for over 60 days. A new listing must be positioned against both recent arrivals and the homes buyers have already passed over.
Sellers reviewing an unsuccessful listing, 15 listings were canceled and 10 expired in July. Relisting without changing the pricing, presentation, condition, or marketing approach risks repeating the same result.

What the colors below mean

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.

Quick Take

July revealed two very different Marysville markets at the same time. Well-positioned homes, particularly below $750,000, could trigger an immediate response. Homes that did not compare as favorably had to compete with a growing backlog of choices.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot looks at the entire Marysville housing market. It shows how much choice buyers had, how many homes went under contract or closed, and how many listings came off the market without selling. Later sections focus on residential resale, new construction, condos, and townhomes, so the totals will not always match because the citywide figures include additional property types that are not broken out separately in this report.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Marysville ended July with 330 homes for sale, 40% more than July 2025 and nearly twice the number available in July 2024.

Homes for Sale at the End of the Month

July 2026: 330
Change From July 2025: Up 40%

New Listings Added During the Month

July 2026: 168
Change From July 2025: Up 25%

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Pending sales jumped 41% from last July, while closed sales increased 4%. Buyers were active, but many of July's contracts had not yet reached closing by month-end.

Homes That Went Under Contract

July 2026: 121
Change From July 2025: Up 41%

Homes That Completed a Sale

July 2026: 99
Change From July 2025: Up 4%

Typical Days Before Going Under Contract

July 2026: 13 days
Change From July 2025: Unchanged

Typical Showings Before Going Under Contract

July 2026: 6 showings
Change From July 2025: 3 fewer showings

Negotiating Power

How Close Closed Sales Came to the Original Asking Price

This percentage describes the middle closed sale, not every seller's result.

The typical closed sale received 99.4% of its original asking price, the same as last July. That citywide middle result sits alongside several individual homes that sold substantially above asking.

Median Percent of Original Asking Price Received

July 2026: 99.4%
Plain-Language Meaning: The middle closed sale finished about 0.6% below its original asking price.

Average Sales Price

July 2026: $602,290
Plain-Language Meaning: Down 1.1% 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: $360
Plain-Language Meaning: Up 6.8% from July 2025, even while the average sales price moved slightly lower.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Twenty-five Marysville listings left the market without selling in July. At the same time, more than 150 active listings had already been available for over 60 days.

Canceled Listings

July 2026: 15
Plain-Language Explanation: The seller or listing broker withdrew the home before it sold.

Expired Listings

July 2026: 10
Plain-Language Explanation: The listing agreement ended before the home found a buyer.

Total Listings That Did Not Sell

July 2026: 25
Plain-Language Explanation: Canceled and expired listings combined.

Active Listings on Market More Than 60 Days

July 2026: More than 150
Plain-Language Explanation: A substantial part of the active market was still waiting for a buyer at the beginning of August.

What July's Citywide Numbers Reveal

The increase in pending sales matters, but it does not erase the pressure created by 330 available homes.

Marysville recorded 121 pending sales in July, up 41% from last year, while closed sales increased only 4% to 99. Those figures are not expected to match because pending and closed sales represent different properties at different stages. Still, the jump in new contracts shows that buyers were actively making decisions during the month.

The bigger strategic issue is the size of the competing inventory. With 168 new listings arriving and more than 150 active homes already beyond 60 days on market, buyers could afford to compare closely. A listing did not need to be perfect, but it needed to make sense against a long list of alternatives.

Snapshot Two

By Housing Type

How Did Each Type of Home Perform?

This snapshot compares residential resale homes, new construction, condos, and townhomes. The numbers come from separate NWMLS filters, so each category should be read as its own market rather than added together.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential resale produced the most closings, while new construction carried almost as many active listings. Townhome inventory tripled from last July, although only one townhome closed.

Residential Resale

Homes for Sale: 122
Went Under Contract: 57
Homes Sold: 53

New Construction

Homes for Sale: 117
Went Under Contract: 34
Homes Sold: 23

Condos

Homes for Sale: 20
Went Under Contract: 10
Homes Sold: 2

Townhomes

Homes for Sale: 34
Went Under Contract: 12
Homes Sold: 1

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Condos had the fastest closed-sale median at 7 days, but that figure is based on only two closings. The one townhome closing took 106 days, making it especially important not to generalize from that single sale.

Residential Resale

Typical Days Before Going Under Contract: 9 days
Typical Showings Before Going Under Contract: 8 showings

New Construction

Typical Days Before Going Under Contract: 22 days
Typical Showings Before Going Under Contract: 4 showings

Condos

Typical Days Before Going Under Contract: 7 days
Typical Showings Before Going Under Contract: 4 showings

Townhomes

Typical Days Before Going Under Contract: 106 days
Typical Showings Before Going Under Contract: 3 showings

Negotiating Power

How Close Sellers Came to Their Original Asking Price

This translates the median percentage received into plain language.

Residential resale held at 100% of original asking in the middle sale. Condo sellers finished slightly above asking, but that result reflects only two closings.

Residential Resale

Typical Share of Original Asking Price Received: 100.0%
What That Means: The middle closed resale received its full original asking price.

New Construction

Typical Share of Original Asking Price Received: 97.6%
What That Means: The typical new construction seller received about 2.4% less than the original asking price.

Condos

Typical Share of Original Asking Price Received: 100.9%
What That Means: The middle result was about 0.9% above asking, based on only two closed sales.

Townhomes

Typical Share of Original Asking Price Received: 99.2%
What That Means: The one closed townhome seller received about 0.8% less than the original asking price.

Where the Monthly Averages Need Context

Residential resale and new construction produced enough activity to show a broader pattern. Condo and townhome results were much more sensitive to individual sales.

Residential resale accounted for 53 closings and moved in a median of 9 days, making it the most useful category for understanding the typical July experience. New construction also regained momentum, with 34 pendings and 23 closings compared with 10 pendings and 12 closings last July.

The condo category had only two closings, and the townhome category had one. The townhome's 106 days on market is accurate for that sale, but it should not be read as the normal timeline for every Marysville townhome. Small samples can describe what closed without describing the entire category.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers often shop by budget before they shop by neighborhood. These price bands show where inventory accumulated, where closed homes moved fastest, and where sellers kept the most negotiating power.

Supply

Where Homes Were Available and Selling

The two price ranges below $750,000 accounted for 52 of Marysville's 57 residential resale pending sales. Above $750,000, 32 homes were available but only 5 went under contract.

$599,999 or Less

Homes for Sale: 40
Went Under Contract: 27
Homes Sold: 24

$600,000 to $749,999

Homes for Sale: 50
Went Under Contract: 25
Homes Sold: 22

$750,000 to $949,999

Homes for Sale: 26
Went Under Contract: 2
Homes Sold: 5

$950,000 or More

Homes for Sale: 6
Went Under Contract: 3
Homes Sold: 2

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

Closed homes under $600,000 moved fastest at 6 days. The $600,000 to $749,999 range took 15 days, despite producing nearly as many pending sales.

$599,999 or Less

Typical Days Before Going Under Contract: 6 days
Typical Showings Before Going Under Contract: 8 showings

$600,000 to $749,999

Typical Days Before Going Under Contract: 15 days
Typical Showings Before Going Under Contract: 10 showings

$750,000 to $949,999

Typical Days Before Going Under Contract: 12 days
Typical Showings Before Going Under Contract: 5 showings

$950,000 or More

Typical Days Before Going Under Contract: 40 days
Typical Showings Before Going Under Contract: 4 showings

Negotiating Power

How Much Sellers Negotiated

This translates the median percentage received into plain language.

The middle closed sale received its full original asking price in both ranges below $600,000 and from $750,000 to $949,999. The two closings at $950,000 or more finished considerably below their original asking prices.

$599,999 or Less

Typical Share of Original Asking Price Received: 100.0%
What That Means: The middle closed sale received its full original asking price.

$600,000 to $749,999

Typical Share of Original Asking Price Received: 99.6%
What That Means: The typical seller received about 0.4% less than the original asking price.

$750,000 to $949,999

Typical Share of Original Asking Price Received: 100.0%
What That Means: The middle closed sale received its full original asking price.

$950,000 or More

Typical Share of Original Asking Price Received: 91.7%
What That Means: The middle result was about 8.3% below asking, based on only two closed sales.

The Listings That Changed the Conversation

Several of July's strongest sales started in the price ranges with the largest buyer pool, then closed high enough to appear in the next bracket.

A home beside the Northpointe Park Trail went pending in three days and sold about 6.92% above its original asking price, roughly $50,000 over list. Because the offer pushed the final price higher, the sale appears in the $750,000 to $949,999 closed-sale range even though the home entered the market below it.

In Sunnyside, an extensively renovated home on a lot larger than 10,000 square feet sold about 5.15% above asking. Another rambler in a similar starting range went pending in six days and closed about 8.9% above its original list price.

A Cedarcrest-area home near the golf course and Bayview Trail produced one of the clearest reactions of the month. It was positioned to sell quickly, went pending in five days, and closed about 12.18% above asking. Its final price also moved it into the next reporting bracket.

Those sales help explain why the closed-price bands do not always show where buyer competition began. The original list price drew buyers into the conversation. The winning offer determined where the sale was ultimately counted.

See Where Buyers Competed Last Month →

My Take

July's most useful number may be 52. That is how many residential resale homes went pending below $750,000, representing more than 91% of all resale pendings for the month.

This does not mean every home below $750,000 was easy to sell. It means the largest buyer pool was shopping there, and a listing that combined the right price with strong condition, renovations, lot utility, or location had more opportunities to create competition.

For sellers, the goal is not to copy the final price of a home that received multiple offers. The better lesson is to study what caused buyers to engage before the bidding began.

Questions Created by July's Results

What Deserves a Closer Look This Month?

Why did pending sales rise 41% while closed sales increased only 4%?

Pending and closed sales do not measure the same group of homes. A July pending may close in August or later, while many July closings first went under contract in an earlier month. The 121 pending sales show that buyer commitments accelerated during July. The 99 closed sales show what completed during the same month. The pending increase is meaningful, but it should not be treated as 121 finished transactions.

Where was Marysville's largest residential resale buyer pool?

Below $750,000. The two lower price ranges produced 52 of Marysville's 57 residential resale pendings in July, or more than 91% of the segment's pending activity. That concentration helps explain why several well-priced homes in those ranges drew fast offers and closed above asking.

Why should the condo and townhome numbers be read differently from residential resale?

Residential resale had 53 July closings, while condos had two and townhomes had one. With only one or two sales, an individual property's condition, location, pricing history, or time on market can determine the entire monthly median. Those figures accurately describe the homes that closed, but they are not a broad rule for every condo or townhome in Marysville.

Market Summary

Marysville's Buyer Activity Had a Clear Price Center

The market's strongest current was below $750,000, but the outcome still depended on how each home compared with the choices around it.

Pending sales increased sharply across the city, and more than 91% of residential resale pendings occurred below $750,000. Several homes that started in those price ranges created enough competition to close well above asking and move into a higher final-price bracket.

At the same time, 25 listings left the market without selling and more than 150 active listings had already passed 60 days on market. July's results do not support one simple conclusion that applies to every Marysville home. They show where the buyer pool was deepest, what kinds of listings earned an immediate reaction, and why strategy still mattered even during a month with stronger contract activity.

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.

Still have questions about the Marysville housing market?

Explore my growing library of Marysville real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

Recent Marysville Market Reports

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

Compare this report with last year's: 👉 Did you know Marysville is still one of the best deals just north of Seattle? August-2025

Explore More Market Reports

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

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We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

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Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

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Sonia G.

Monthly Housing Market Report

Lake Stevens Housing Market Update

August 2026

By Brandice Raybourn, Real Estate Broker
Coldwell Banker Danforth, Everett

This report breaks down what actually happened in the Lake Stevens housing market during July 2026 using real NWMLS data. Instead of stopping at citywide numbers, we will look at housing types and residential resale price ranges, because July was a strong example of why the average does not tell the whole story.

In One Sentence

Lake Stevens buyers had far more homes to choose from than last July, but they still competed aggressively for a small group of exceptional properties while 34 listings left the market without selling and more than 100 active listings had already been sitting for over 60 days.

Who's Feeling This Market Right Now

Working in your favor

Selective buyers, 256 homes were for sale at the end of July, 35% more than one year earlier, creating more room to compare condition, location, and price.
Sellers with an exceptional home, several standout properties across Lake Stevens attracted fast offers and meaningful premiums above the original asking price.

A mixed picture

Sellers between $750,000 and $949,999, closed homes moved in a median of 6 days and typically received 100% of the original asking price, but only the strongest listings drew exceptional competition.
Condo buyers and sellers, activity increased sharply, but the typical condo still took 22 days to go pending and closed about 2.6% below its original asking price.

Worth a closer look at strategy

Owners of homes already sitting, more than 100 active listings had been on the market longer than 60 days. The issue was not simply a lack of buyers. Buyers were choosing carefully.
Sellers whose listing did not sell, 25 listings were canceled and 9 expired in July. Before relisting, price, condition, presentation, and competition all deserve a fresh look.

What the colors below mean

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.

Quick Take

July was not a market where every good home sold quickly. It was a market where a few exceptional homes performed exceptionally, while a large group of active listings continued to wait.

Snapshot One

Whole City · All Housing Types Combined

What Is Happening Across the City Right Now?

This snapshot looks at the entire Lake Stevens housing market. It shows how much choice buyers had, how many homes went under contract or closed, and how many listings came off the market without selling. Later sections focus on residential resale, new construction, condos, and townhomes, so the totals will not always match because the citywide figures include additional property types that are not broken out separately in this report.

Supply

Homes Available to Buyers

These numbers show how much choice buyers had during July.

Lake Stevens ended July with 256 homes for sale, 35% more than July 2025 and more than double the number available in July 2024.

Homes for Sale at the End of the Month

July 2026: 256
Change From July 2025: Up 35%

New Listings Added During the Month

July 2026: 132
Change From July 2025: Up 45%

Buyer Demand

Homes Buyers Chose

These numbers show how many sellers attracted a buyer and how many sales were completed.

Pending sales increased modestly, but closed sales were nearly unchanged from last July even though buyers had 67 more homes to choose from.

Homes That Went Under Contract

July 2026: 71
Change From July 2025: Up 8%

Homes That Completed a Sale

July 2026: 67
Change From July 2025: Down 1%

Typical Days Before Going Under Contract

July 2026: 14 days
Change From July 2025: 5 days faster

Typical Showings Before Going Under Contract

July 2026: 6 showings
Change From July 2025: 3 fewer showings

Negotiating Power

How Close Closed Sales Came to the Original Asking Price

This percentage describes the middle closed sale, not every seller's result.

The typical closed sale received 99.5% of its original asking price, which means about 0.5% below asking. Several exceptional sales above asking helped keep the citywide result close to 100%.

Median Percent of Original Asking Price Received

July 2026: 99.5%
Plain-Language Meaning: The middle closed sale finished about 0.5% below its original asking price.

Average Sales Price

July 2026: $795,564
Plain-Language Meaning: Down 4.4% 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: $360
Plain-Language Meaning: Down 1.9% from July 2025.

Friction

Listings That Did Not Sell

Canceled and expired listings came off the market without completing a sale.

Thirty-four Lake Stevens listings left the market without selling in July. Compared with 67 completed sales, that is roughly one failed listing for every two sales.

Canceled Listings

July 2026: 25
Plain-Language Explanation: The seller or listing broker withdrew the home before it sold.

Expired Listings

July 2026: 9
Plain-Language Explanation: The listing agreement ended before the home found a buyer.

Total Listings That Did Not Sell

July 2026: 34
Plain-Language Explanation: Canceled and expired listings combined.

Active Listings on Market More Than 60 Days

July 2026: More than 100
Plain-Language Explanation: A large part of the active market was still waiting for a buyer at the end of July.

What I'm Seeing

Supply grew much faster than sales, which gave buyers more power to separate the exceptional homes from everything else.

There were still buyers making fast, aggressive offers. They just were not doing it broadly. More than 100 active listings had already been on the market for over 60 days, while a small group of standout homes sold in two or three days and above asking.

That is not a contradiction. It is a selective market. Price still matters, but so do condition, setting, views, layout, and how a home compares with everything else a buyer can afford.

Snapshot Two

By Housing Type

How Did Each Type of Home Perform?

This snapshot compares residential resale homes, new construction, condos, and townhomes. The numbers come from separate NWMLS filters, so each category should be read as its own market rather than added together.

Supply

Where the Market Activity Was

Compare how many homes were available, went under contract, and completed a sale.

Residential resale carried the most activity, while new construction had 39 homes for sale but only one July closing.

Residential Resale

Homes for Sale: 126
Went Under Contract: 43
Homes Sold: 41

New Construction

Homes for Sale: 39
Went Under Contract: 7
Homes Sold: 1

Condos

Homes for Sale: 29
Went Under Contract: 10
Homes Sold: 12

Townhomes

Homes for Sale: 13
Went Under Contract: 6
Homes Sold: 3

Buyer Demand

How Quickly Buyers Chose Them

These figures are based on properties that completed a sale, not every active listing still sitting on the market.

Residential resale sold in a median of 14 days. New construction took 54 days, although that figure is based on only one July closing.

Residential Resale

Typical Days Before Going Under Contract: 14 days
Typical Showings Before Going Under Contract: 7 showings

New Construction

Typical Days Before Going Under Contract: 54 days
Typical Showings Before Going Under Contract: 2 showings

Condos

Typical Days Before Going Under Contract: 22 days
Typical Showings Before Going Under Contract: 5 showings

Townhomes

Typical Days Before Going Under Contract: 20 days
Typical Showings Before Going Under Contract: 5 showings

Negotiating Power

How Close Sellers Came to Their Original Asking Price

This translates the median percentage received into plain language.

Residential resale finished closest to asking. Townhome sellers gave up the most ground, while the new construction result reflects only one closed sale.

Residential Resale

Typical Share of Original Asking Price Received: 99.3%
What That Means: The typical seller received about 0.7% less than the original asking price.

New Construction

Typical Share of Original Asking Price Received: 94.0%
What That Means: The one July closing finished about 6.0% below the original asking price, so this is not a broad builder trend by itself.

Condos

Typical Share of Original Asking Price Received: 97.4%
What That Means: The typical condo seller received about 2.6% less than the original asking price.

Townhomes

Typical Share of Original Asking Price Received: 96.0%
What That Means: The typical townhome seller received about 4.0% less than the original asking price.

What I'm Seeing

Housing type changed the experience substantially in July.

Condos produced three times as many closings as last July, yet sellers typically negotiated below asking and the average sales price was lower. That combination suggests the mix of condos sold mattered.

New construction had 39 homes for sale and just one closed sale. Because speed, price, and negotiation figures are based on that single closing, they should not be treated as a citywide builder verdict.

Townhomes also required more negotiation than residential resale. A strategy built for a detached resale home may not fit either of these categories.

Snapshot Three

Residential Resale Only · By Price Range

How Did Different Residential Resale Price Ranges Perform?

Buyers often shop by budget before they shop by neighborhood. These price bands show where inventory accumulated, where closed homes moved fastest, and where sellers kept the most negotiating power.

Supply

Where Homes Were Available and Selling

The $600,000 to $749,999 range had the most homes for sale and the most completed sales. Inventory was also substantial above $1.35 million, with 15 active homes and 5 closings.

$599,999 or Less

Homes for Sale: 7
Went Under Contract: 7
Homes Sold: 4

$600,000 to $749,999

Homes for Sale: 40
Went Under Contract: 21
Homes Sold: 17

$750,000 to $949,999

Homes for Sale: 36
Went Under Contract: 10
Homes Sold: 12

$950,000 to $1,149,999

Homes for Sale: 16
Went Under Contract: 1
Homes Sold: 2

$1,150,000 to $1,349,999

Homes for Sale: 12
Went Under Contract: 2
Homes Sold: 1

$1,350,000 or More

Homes for Sale: 15
Went Under Contract: 2
Homes Sold: 5

Buyer Demand

How Long It Took Sold Homes to Find a Buyer

These figures are based on closed properties. Active listings may be experiencing something completely different.

The $750,000 to $949,999 range moved fastest at 6 days. The under $600,000 range took 30 days, showing that a lower price did not automatically create a faster sale.

$599,999 or Less

Typical Days Before Going Under Contract: 30 days
Typical Showings Before Going Under Contract: 5 showings

$600,000 to $749,999

Typical Days Before Going Under Contract: 18 days
Typical Showings Before Going Under Contract: 8 showings

$750,000 to $949,999

Typical Days Before Going Under Contract: 6 days
Typical Showings Before Going Under Contract: 8 showings

$950,000 to $1,149,999

Typical Days Before Going Under Contract: 7 days
Typical Showings Before Going Under Contract: 5 showings

$1,150,000 to $1,349,999

Typical Days Before Going Under Contract: 7 days
Typical Showings Before Going Under Contract: 15 showings

$1,350,000 or More

Typical Days Before Going Under Contract: 10 days
Typical Showings Before Going Under Contract: 14 showings

Negotiating Power

How Much Sellers Negotiated

This translates the median percentage received into plain language.

The $950,000 to $1,149,999 range had the strongest median result at 102.9%, but it was based on only two closed sales. The $750,000 to $949,999 and $1.35M plus ranges both held at 100%.

$599,999 or Less

Typical Share of Original Asking Price Received: 94.3%
What That Means: The typical seller received about 5.7% less than the original asking price.

$600,000 to $749,999

Typical Share of Original Asking Price Received: 98.9%
What That Means: The typical seller received about 1.1% less than the original asking price.

$750,000 to $949,999

Typical Share of Original Asking Price Received: 100.0%
What That Means: The middle closed sale received its full original asking price.

$950,000 to $1,149,999

Typical Share of Original Asking Price Received: 102.9%
What That Means: The middle result was about 2.9% above asking, based on only two closed sales.

$1,150,000 to $1,349,999

Typical Share of Original Asking Price Received: 98.1%
What That Means: The one closed seller received about 1.9% less than the original asking price.

$1,350,000 or More

Typical Share of Original Asking Price Received: 100.0%
What That Means: The middle closed sale received its full original asking price.

What I'm Seeing

Some Lake Stevens sellers saw exceptional returns in July, but those results were tied to exceptional homes, not one neighborhood or one price point.

A rambler near Lake Cassidy received multiple offers, went pending in two days, and sold about 4.59% above its original asking price, nearly $70,000 over list. A Frontier Airpark home above $1.35 million also sold above asking.

In the $950,000 to $1,149,999 range, a Machias home sold in two days and about 6.2% above its original asking price. In the $750,000 to $949,999 range, a Sunnyside area home with Sound, Olympic, greenbelt, valley, and city skyline views went pending in three days and sold about 5.56% above asking.

These were not clustered in one pocket of Lake Stevens. What they had in common was that buyers viewed them as exceptional compared with the competing homes available at the same price.

My Take

Those standout sales may have helped hold the median percentage of original asking price at or above 100% in several price ranges. They should not be mistaken for the typical seller experience.

At the same time, more than 100 active listings had been on the market for over 60 days. July's lesson is not that Lake Stevens homes automatically sell at asking. It is that buyers will still compete hard when a home gives them a compelling reason to.

The right question is not only, "What did homes sell for?" It is, "Why did buyers choose those homes over everything else they could have purchased?"

See Where Buyers Competed Last Month →

Questions Raised by the Data

What Might a Buyer or Seller Wonder Next?

Why did some homes sell far above asking while more than 100 listings sat for over 60 days?

Buyers were not absent in July. They were selective. Several homes with standout settings, views, layouts, or overall presentation created immediate competition. Many other listings did not give buyers the same reason to act, especially with 256 homes available across the city.

What does a 99.5% median of original list price mean for sellers?

It means the middle closed sale finished about 0.5% below its original asking price. It does not mean every home sold within half a percent of asking. Some sellers received substantial premiums, while others negotiated more, reduced their price, canceled, or expired.

Does the lower average sales price mean every Lake Stevens home lost value?

No. July's average sales price was $795,564, down 4.4% from last year, but averages can shift because a different mix of homes sold. More condo closings, fewer new construction closings, or changes in the sizes and locations of sold homes can move the average without every individual property losing the same amount of value.

Market Summary

A Selective Market, Not a Silent One

Lake Stevens buyers had more choices in July, and that made the difference between an average listing and an exceptional one more visible.

Several sellers achieved remarkable results in different parts of the city and at different price points. At the same time, 34 listings left the market without selling and more than 100 active listings had already been waiting longer than 60 days.

The market was still rewarding homes that stood out. It was simply less forgiving of homes that did not.

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.

Recent Lake Stevens Market Reports

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

Compare to Last Year: Lake Stevens Real Estate by Price Point — Which One Are You In?

Explore More Market Reports

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

View All Market Reports

Still have questions about the Lake Stevens housing market?

Explore my growing library of Lake Stevens real estate questions and answers, where I break down common buyer and seller topics using local data and real-world examples.

View Latest Market Reports

Bellevue Housing Market Update: Listing a Home Was Not Enough | August 2026

By Brandice Raybourn | August 3, 2026

Seattle Housing Market Update: Standout Homes Sparked Serious Competition | August 2026

By Brandice Raybourn | August 3, 2026

Lynnwood Housing Market Update August 2026: Buyers Said No More Often, Then Fought for the Right Home

By Brandice Raybourn | August 2, 2026

Bothell Housing Market Update: Buyers Had More Choices and Sellers Lost Leverage | August 2026

By Brandice Raybourn | August 2, 2026

Snohomish Housing Market Update: Buyers Chased What They Couldn’t Replace | August 2026

By Brandice Raybourn | August 2, 2026

Everett Housing Market Update: Not Every Home Drew a Bidding War | August 2026

By Brandice Raybourn | August 1, 2026

Marysville Housing Market Update: Buyers Moved Fast When the Value Was Clear | August 2026

By Brandice Raybourn | August 1, 2026

Lake Stevens Housing Market Update: The Averages Don’t Tell the Story | August 2026

By Brandice Raybourn | August 1, 2026

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

By Brandice Raybourn | July 3, 2026

Lynnwood Housing Market Update | July 2026: Market Isn’t Slowing Down. It’s Splitting Apart

By Brandice Raybourn | July 3, 2026

Client Reviews

We had the absolute pleasure of working with Brandice during our home-buying journey, and we couldn’t be happier with the experience! From start to finish, she was professional, knowledgeable, and genuinely invested in helping us navigate the process.

Brandice took the time to understand our needs and was incredibly patient, guiding us through every step of the process with confidence and care. Her attention to detail and expert advice made all the difference, especially when it came to negotiations and ensuring we got the best deal possible.

What truly sets Brandice apart is her dedication, she was always available to answer our questions, provide updates, and offer reassurance when needed. Buying a home can be stressful, but with Brandice by our side, the process felt smooth and enjoyable.

We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.

Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

We are extremely pleased with her services and would highly recommend Brandice to anyone looking for a knowledgeable, reliable, and genuinely caring real estate agent!

Sourav R.

Amazing Experience!
I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!

Sherry M

This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.

Sonia G.

This is a previous market report. For the most up to date Seattle market data, view the latest report below

See All...

Seattle Housing Market Report Seattle Housing Market Update: Standout Homes Sparked Serious Competition | August 2026

Seattle Housing Market Update | July 2026

Seattle Isn't One Housing Market. That's Exactly What Makes It Interesting.

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

This is the first month I've decided to add Seattle to my regular market reports, and honestly, it may be the hardest market to summarize.

Seattle isn't a single housing market.

It's Queen Anne and Capitol Hill. It's West Seattle and Ballard. It's downtown high-rise condos, million-dollar craftsman homes, brand new townhome communities, waterfront estates, and everything in between.

In June alone, there were over 3,000 active listings across the city. There were luxury estates asking $45 million, condos selling under $400,000, and hundreds of homes priced somewhere in between.

That's exactly why I found one statistic you cannot find everywhere particularly interesting:

659 Seattle listings failed to make it to the closing table during June.

Of those, 459 were cancelled and another 200 expired.

At the same time, many residential resale homes between $700,000 and $1.35 million were selling in less than a week while receiving essentially full asking price.

So what does that tell us?

It tells us that Seattle isn't moving in one direction.

Different property types, different price points, and different areas of the city are behaving very differently right now.

And honestly, that's probably the biggest takeaway from this entire report.

Looking at Seattle From 30,000 Feet

If you only looked at Seattle's citywide numbers, you'd probably conclude that the market is doing pretty well.

Homes that sold typically went pending in less than two weeks, and sellers who successfully closed generally received very close to their original asking prices.

But broad city statistics don't tell the whole story when you're dealing with over 3,000 active listings spread across dozens of neighborhoods and property types.

The more I looked at the data, the more it felt like Seattle wasn't slowing down.

It was sorting itself out.

Buyers appear willing to pay for the right property.

They're just becoming increasingly unwilling to pay for the wrong one.

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

New Construction: Builders Are Feeling The Inventory

Seattle builders still managed to achieve their asking prices on homes that sold during June.

But one number stood out immediately.

There were nearly 600 active new construction listings, while only about 100 homes actually closed.

That doesn't necessarily suggest weakness.

It suggests competition.

Buyers shopping new construction today have choices. Lots of them.

And when buyers have choices, they become more selective about location, floor plans, incentives, finishes, and overall value.

Builders are still selling homes.

They're just working harder to earn those buyers.

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

There isn't one housing market. There are hundreds.

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

Condos: Buyers Finally Have Some Leverage

If there was one housing type where buyers clearly gained negotiating power during June, it was condos.

This probably shouldn't surprise anyone.

Seattle's condo market includes everything from downtown high-rise luxury units to neighborhood condominium communities scattered throughout the city.

With nearly 1,200 active condo listings available, buyers simply don't need to rush and have some really great options.

Properties took longer to sell than most other housing types, and sellers who closed transactions generally accepted larger discounts from their original asking prices than sellers in other market segments.

right now, patience appears to favor buyers.

Townhomes: Quietly One Of Seattle's More Stable Markets

Seattle townhomes continue to occupy their own lane.

Considering how many townhome developments exist throughout Seattle, seeing this segment remain relatively balanced was honestly somewhat surprising.

Homes generally sold within a few weeks, sellers negotiated very little from their original asking prices, and buyer activity remained fairly steady.

It feels stable.

And in a city as diverse as Seattle, stable may actually be impressive.

Residential Resale Market 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 $699K

Seattle's entry-level resale market remained very active during June.

The homes that successfully sold spent a median of 12 days on the market, and sellers generally accepted only about 0.5% less than their original asking prices.

What I found particularly interesting was the showing activity.

The homes that sold in this price range averaged a median of 8 buyer showings before going under contract.

Obviously, every property is different, and there are active listings currently on the market experiencing something completely different. But looking at the homes that actually made it to the closing table, buyers were still actively touring and competing for well-positioned entry-level properties.

$700K to $849K

This is where Seattle really started to catch my attention.

The homes that sold in this price range typically went under contract in just 6 days, while sellers generally received their full asking prices.

Even more interesting, these sold properties had a median of 11 buyers walkthrough before these homes went pending.

To me, this suggests buyers weren't rushing into purchases. They were looking at multiple options and then moving quickly once they found the right home.

In a city with over 3,000 active listings, that's actually a pretty telling statistic.

$850K to $1.049M

This range behaved very similarly.

Homes sold in a median of 6 days, sellers generally received their full asking prices, and sellers saw a median of 12 buyers before these properties went under contract.

That showing count is what stands out to me.

Buyers didn't disappear in Seattle.

If anything, they appear to be doing more comparison shopping than ever before.

They're touring more homes, becoming more selective, and then moving quickly once they identify the property they want.

That's a very different market than one where buyers simply stop buying.

$1.049M–$1.349M

This one surprised me.

Not only did homes sell in a median of 6 days while receiving full asking price, but there were actually more pending sales than active listings available during the month.

The homes that sold saw a median of 11 buyer showings before going under contract.

Again, this isn't necessarily telling us that buyers are competing with every property they see.

It's telling us that when sellers present the right home at the right price, buyers are still showing up.

And apparently, they're showing up quickly.

$1.35M+

This price range may have surprised me more than any other segment in Seattle.

When I first pulled the data, I honestly expected to see much more inventory. After all, this is Seattle. We're talking about a city with over 3,000 active listings spanning neighborhoods like Queen Anne, Madison Park, Laurelhurst, Magnolia, West Seattle, Green Lake, and many others.

Yet there were only 70 active residential resale listings over $1.35 million available during June.

And despite that relatively small inventory pool, the performance was hard to ignore.

The homes that sold spent a median of just 7 days on the market, sellers generally received 100% of their original asking price, and the median sold property saw about 10 buyer showings before going under contract.

Perhaps even more importantly, this wasn't based on just a handful of sales. There were 50 closed transactions, which provides a pretty meaningful amount of data to look at.

Now, obviously, this category encompasses a huge variety of homes and neighborhoods throughout Seattle. But from a broader market perspective, the residential resale luxury segment appears to be performing exceptionally well.

In a month where Seattle saw 659 cancelled and expired listings, that's a statistic that's pretty hard to ignore.

Market Summary

If I had to describe Seattle's housing market in one sentence, it would probably be this:

Seattle buyers are still buying. They're just saying no a lot more often.

They're saying no to overpriced homes.

They're saying no to properties that don't compete well.

They're saying no to listings that don't feel worth the asking price.

But when buyers find the right property?

They're still moving quickly.

They're still competing.

And they're still paying.

Perhaps that's why I found those 659 cancelled and expired listings so interesting.

Because they tell us that in Seattle, success isn't determined by whether buyers exist.

It's determined by whether buyers believe your particular home deserves their attention.

And in a city with over 3,000 active listings, that may be the most important market trend of all.

Curious How These Numbers Apply to Your Situation?

Whether you're thinking about buying, selling, downsizing, relocating, or simply keeping an eye on your home's value, feel free to reach out.

I'm always happy to help you understand how the data applies to your specific situation.

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

425-367-3881

Explore More Market Reports

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

View All Market Reports

Wondering how this applies to your home or search? Start here:

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View Latest Market Reports

Bellevue Housing Market Update: Listing a Home Was Not Enough | August 2026

By Brandice Raybourn | August 3, 2026

Seattle Housing Market Update: Standout Homes Sparked Serious Competition | August 2026

By Brandice Raybourn | August 3, 2026

Lynnwood Housing Market Update August 2026: Buyers Said No More Often, Then Fought for the Right Home

By Brandice Raybourn | August 2, 2026

Bothell Housing Market Update: Buyers Had More Choices and Sellers Lost Leverage | August 2026

By Brandice Raybourn | August 2, 2026

Snohomish Housing Market Update: Buyers Chased What They Couldn’t Replace | August 2026

By Brandice Raybourn | August 2, 2026

Everett Housing Market Update: Not Every Home Drew a Bidding War | August 2026

By Brandice Raybourn | August 1, 2026

Marysville Housing Market Update: Buyers Moved Fast When the Value Was Clear | August 2026

By Brandice Raybourn | August 1, 2026

Lake Stevens Housing Market Update: The Averages Don’t Tell the Story | August 2026

By Brandice Raybourn | August 1, 2026

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

By Brandice Raybourn | July 3, 2026

Lynnwood Housing Market Update | July 2026: Market Isn’t Slowing Down. It’s Splitting Apart

By Brandice Raybourn | July 3, 2026

Client Reviews

We had the absolute pleasure of working with Brandice during our home-buying journey, and we couldn’t be happier with the experience! From start to finish, she was professional, knowledgeable, and genuinely invested in helping us navigate the process.

Brandice took the time to understand our needs and was incredibly patient, guiding us through every step of the process with confidence and care. Her attention to detail and expert advice made all the difference, especially when it came to negotiations and ensuring we got the best deal possible.

What truly sets Brandice apart is her dedication, she was always available to answer our questions, provide updates, and offer reassurance when needed. Buying a home can be stressful, but with Brandice by our side, the process felt smooth and enjoyable.

We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.

Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

We are extremely pleased with her services and would highly recommend Brandice to anyone looking for a knowledgeable, reliable, and genuinely caring real estate agent!

Sourav R.

Amazing Experience!
I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!

Sherry M

This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.

Sonia G.

This is a previous market report. For the most up to date Lynnwood market data, view the latest report below

See All...

Lynnwood Housing Market Reports Lynnwood Housing Market Update August 2026: Buyers Said No More Often, Then Fought for the Right Home

Lynnwood Housing Market Update July 2026

New Construction Surged, Luxury Returned again, and Not Every Seller Shared the Same Experience

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

If I had to describe Lynnwood's market in one sentence this month, it would be this:

Buyers are still out there, but they're becoming increasingly price sensitive.

We saw strong activity in several areas of the market, particularly new construction and the $700K-$849K resale range, while other segments showed signs of slowing or increased negotiation.

What really caught my attention was that the $850K-$1.049M resale market continued a pattern I've now been seeing month after month. Homes in this price range once again went under contract in a median of just seven days, which according to NWMLS historical data has remained remarkably consistent for three straight years.

At the same time, luxury inventory increased, seller negotiations expanded, and 59 listings failed to make it to the closing table altogether.

The buyers are still there.

They're just being very intentional about which homes they choose.

Lynnwood Whole City Overview

Compared to last month's report, Lynnwood inventory continued to build.

Active listings increased from 298 to 330, while pending sales declined from 134 to 111. Interestingly, however, closed sales actually increased from 98 to 125.

That tells me that while buyers may be taking longer to commit to new inventory entering the market, transactions that were already in the pipeline are still closing at a decent pace.

Homes that sold spent a median of 13 days on the market compared to 11 days last month.

Sellers also accepted larger negotiations this month, averaging about 2.7% below their original asking price compared to 1.3% last month.

The median sales price remained relatively stable at $769,990. As always, median prices can fluctuate based on the mix of homes sold and don't necessarily reflect a direct change in property values.

One statistic worth mentioning is that 59 listings failed to sell during June, including 47 canceled listings and 12 expired listings. While that's a substantial number for Lynnwood, it still trails markets like Bellevue, which saw nearly 190 failed listings during the same period.

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

Lynnwood New Construction

New construction quietly became one of the strongest performers in Lynnwood this month.

Inventory increased from 37 active listings to 46, while pending sales declined slightly from 35 to 27. However, closed sales jumped dramatically from 18 last month to 31 this month.

In fact, new construction produced more closed sales than any individual residential resale price segment.

Builders also improved their negotiation position, with sellers accepting only about 1.7% less than their original asking price compared to 1.5% last month.

Perhaps most impressive was the reduction in market time. Homes that sold spent a median of only six days on market compared to 13 days last month.

Builders continue to show flexibility, but buyers clearly remain attracted to newer homes and builder incentives.

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

There isn't one housing market. There are hundreds.

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

Lynnwood Condos

The condo market continues to offer buyers options.

Inventory increased slightly from 89 to 98 active listings, while pending sales declined from 30 to 20.

Closed sales increased modestly from 21 to 25.

Homes sold faster this month, spending a median of only 12 days on market compared to 18 days last month.

However, sellers accepted larger discounts, averaging about 3.4% below their original asking price compared to 2.4% last month.

The median condo sales price increased significantly to $718,000, although this likely reflects the types of condos sold rather than a direct increase in overall condo values.

Lynnwood Townhomes

Townhomes remained one of Lynnwood's most balanced markets.

Inventory held relatively steady, declining slightly from 85 to 82 active listings.

Pending sales decreased from 40 to 31, but closed sales increased from 24 to 28.

Homes spent a median of 13 days on market compared to 18 days last month, while sellers accepted only about 1.6% less than their original asking price.

The median sales price decreased slightly to $649,995, although changes in product mix likely influenced that number.

Residential Resale Market 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 $699K

The entry-level market remained active but became noticeably more competitive for sellers.

Active inventory doubled from five listings last month to ten this month.

Closed sales increased from three to ten, while median days on market increased from one day to 43 days.

This tells me that some homes that had been sitting finally found buyers🥰.

Sellers accepted approximately 4.3% less than their original asking price compared to receiving full asking price last month.

The median number of showings before going pending remained strong at nine.

Remember that these statistics only reflect homes that successfully closed. Active listings currently on the market may be experiencing very different conditions.

$700K to $849K

This was the strongest residential resale market in Lynnwood during June.

There were 21 closed sales, the highest number of any resale price category.

Even more interesting, sellers in this range received 100% of their original asking price on average.

Inventory increased from 18 to 26 active listings, while pending sales declined from 20 to 14.

Despite this, homes sold quickly, spending a median of just six days on market and requiring approximately 14 showings before finding a buyer.

This price range appears to be the current sweet spot for Lynnwood resale buyers.

$850K to $1.049M

This continues to be one of the most fascinating ranges of Lynnwood's market.

This price range had the highest amount of resale inventory in the city with 37 active listings.

Yet despite the increased inventory, homes once again sold in a median of just seven days.

What's particularly interesting is that according to NWMLS historical reporting, this seven-day market time has remained remarkably consistent for approximately three years.

Not only did this happen again this month, but it was also the exact same pattern we observed in last month's report.

There were 19 pending sales and 18 closed sales, while sellers received approximately 99.8% of their original asking price.

Apparently, buyers know exactly what they want in this price range and don't spend much time deciding once they find it.

$1.05M+

The higher-end market finally showed some life in June.

After seeing little to no closed sales in the upper price ranges over the past several months, the combined $1.05M+ category produced five closed sales, with eight additional homes going under contract.

What's particularly interesting is how quickly the homes that did sell moved. The median days on market was just 13 days, suggesting that buyers are still very much active when the right home comes to market.

At the same time, there were still 23 active listings competing for attention, and sellers accepted an average of 94.4% of their original asking price, indicating that buyers remained selective and negotiated more aggressively in this segment.

On average, it took about 11 buyer showings before these homes went pending, which suggests demand exists, but not for every property. The homes that checked the right boxes appeared to move quickly, while others likely remained part of the growing inventory.

This one caught my attention because it reinforces a theme we've been seeing across Lynnwood: buyers haven't disappeared. They've simply become much more selective about where they're willing to spend their money.

Market Summary

The overarching theme in Lynnwood continues to be selective demand.

Buyers remain active throughout the market, but not every home or every price range is experiencing the same level of demand.

The strongest areas this month were clearly new construction, the $700K-$849K resale market, and the remarkably consistent $850K-$1.049M resale range.

At the same time, increased inventory, larger negotiations, and 59 failed listings remind us that strong markets don't guarantee success for every seller.

Perhaps the most interesting observation remains the $850K-$1.049M range.

For three years, buyers in this resale price range have consistently moved within about seven days when they find the right home.

The buyers haven't disappeared.

They've simply become much more selective about what earns their attention.

And that may be the most important market trend to watch moving forward.

Why I Publish These Reports

I publish these reports to help buyers and sellers understand what is actually happening in the local housing market using real NWMLS data.

Every month I break the numbers down by housing type and price range because the market isn't moving the same way everywhere. My goal is to help people better understand the market so they can make informed decisions based on data, not headlines.

Curious How These Numbers Apply to Your Situation?

Whether you're thinking about buying, selling, downsizing, relocating, or simply keeping an eye on your home's value, feel free to reach out.

I'm always happy to help you understand how the data applies to your specific situation.

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

425-367-3881

Recent Lynnwood Market Reports

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

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

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View Latest Market Reports

Bellevue Housing Market Update: Listing a Home Was Not Enough | August 2026

By Brandice Raybourn | August 3, 2026

Seattle Housing Market Update: Standout Homes Sparked Serious Competition | August 2026

By Brandice Raybourn | August 3, 2026

Lynnwood Housing Market Update August 2026: Buyers Said No More Often, Then Fought for the Right Home

By Brandice Raybourn | August 2, 2026

Bothell Housing Market Update: Buyers Had More Choices and Sellers Lost Leverage | August 2026

By Brandice Raybourn | August 2, 2026

Snohomish Housing Market Update: Buyers Chased What They Couldn’t Replace | August 2026

By Brandice Raybourn | August 2, 2026

Everett Housing Market Update: Not Every Home Drew a Bidding War | August 2026

By Brandice Raybourn | August 1, 2026

Marysville Housing Market Update: Buyers Moved Fast When the Value Was Clear | August 2026

By Brandice Raybourn | August 1, 2026

Lake Stevens Housing Market Update: The Averages Don’t Tell the Story | August 2026

By Brandice Raybourn | August 1, 2026

Seattle Housing Market Update | July 2026: Seattle Isn’t One Housing Market. It’s Twenty Different Markets Wearing the Same Zip Code.

By Brandice Raybourn | July 3, 2026

Lynnwood Housing Market Update | July 2026: Market Isn’t Slowing Down. It’s Splitting Apart

By Brandice Raybourn | July 3, 2026

Client Reviews

We had the absolute pleasure of working with Brandice during our home-buying journey, and we couldn’t be happier with the experience! From start to finish, she was professional, knowledgeable, and genuinely invested in helping us navigate the process.

Brandice took the time to understand our needs and was incredibly patient, guiding us through every step of the process with confidence and care. Her attention to detail and expert advice made all the difference, especially when it came to negotiations and ensuring we got the best deal possible.

What truly sets Brandice apart is her dedication, she was always available to answer our questions, provide updates, and offer reassurance when needed. Buying a home can be stressful, but with Brandice by our side, the process felt smooth and enjoyable.

We highly recommend Brandice to anyone looking for a top notch home buying experience. If you’re searching for someone who is not only skilled but also kind, supportive, and truly passionate about helping her clients, look no further!

Thank you, Brandice, for making our dream home a reality!

Yazan R.

Exceptional Real Estate Agent – Highly Recommend Brandice!

We had the pleasure of working with Brandice during a particularly challenging property sale, and we couldn’t be more grateful for her expertise and dedication. From the very beginning, Brandice went above and beyond to help us navigate a tough market. She stuck with us through every twist and turn, offering insightful guidance and unwavering support.

Our sale was complicated by HOA special assessments and limitations, but Brandice handled it all with professionalism and grace. She took the initiative to coordinate with repair companies and manage ongoing construction, relieving us of a huge burden. Her ability to secure the best quotes for condo touchups, while being completely transparent about the pros and cons of each option, was incredibly helpful.

She also provided strategic advice on pricing and incentives, helping us make informed adjustments that ultimately led to a successful sale. Brandice’s commitment, communication, and attention to detail truly set her apart.

We are extremely pleased with her services and would highly recommend Brandice to anyone looking for a knowledgeable, reliable, and genuinely caring real estate agent!

Sourav R.

Amazing Experience!
I’m surprised Brandice doesn’t have any reviews yet because she’s amazing! I was moving from Arizona to Washington and she made the whole process so easy. She did virtual tours, FaceTimed me, and kept in touch the entire time. She’s super friendly, personable and answered all my questions, and helped me find the perfect home in Lake Stevens. Highly recommend!

Sherry M

This was my first time buying a house in Washington. I was nervous and scared at the same time but Brandice made me feel comfortable and confident with my decision. She was there the whole way through this journey with me. I have to say it was a very smooth transaction. Brandice had high professional agents. We got everything done in two weeks. She took the time to do a walk through with me and explained everything in the house. I have to say I would do it all over again with Brandice. She was very transparent with everything. You want an agent who’s willing to be honest with you.

Sonia G.