Bellevue Housing Market Update | January 2026
By Brandice Raybourn
This Bellevue housing market update reflects December 2025 activity using NWMLS data. January is typically a reset month. Inventory starts to rebuild, buyers re-enter the market cautiously, and sellers test pricing after the holidays. What matters most is not how the market compares to last year or even last month, but how it is behaving right now, because that is the environment buyers and sellers are stepping into today.
Bellevue whole city overview
Across Bellevue, the market is balanced but still leaning seller-friendly. Homes are still selling, but they are taking just a little longer to do so. Buyers are active, showing activity remains solid, and homes are generally closing close to list price, but buyers are clearly more thoughtful and price sensitive.
This is not a market where sellers can overprice and rely on momentum. At the same time, it is not a market where buyers can expect deep discounts across the board. This is what a neutral market actually feels like. Both sides have leverage depending on price point, condition, and competition.
New construction
New construction in Bellevue is leaning toward sellers right now. Inventory is high compared to how many homes are actually going under contract. Buyers know they have options and are taking their time comparing floor plans, locations, incentives, and upgrade packages.
Builders are holding pricing firm and relying on incentives rather than price reductions. For buyers, this creates opportunity and flexibility.
Condos
The condo market is slightly Neutral leaning. Inventory is elevated, days on market are longer, and buyers are being very selective. Condos that offer strong views, updated interiors, reasonable HOA dues, and good parking are still moving. Others are sitting.
Buyers are not rushing in this category. They are comparing buildings carefully and walking away when something does not feel right. Sellers need to price realistically and understand that buyers have alternatives and plenty of them.
Townhomes
Townhomes are clearly slower right now. Days on market are high, and buyers are not in a hurry. This range feels competitive for sellers, especially in larger developments with multiple similar units for sale.
Buyers are paying attention to layout, parking, HOA structure, and location within the community. Townhomes that feel turnkey and well positioned still sell. Everything else takes time.
Residential resale by price point
I always start with the lowest price range because this is where most buyers have to begin when looking for a starter home in Bellevue. Once you limit the data to residential resale only, options become very limited very quickly.
Under 1.149M
This range is seller-friendly, not a clear buyer market. Homes are selling, but buyers are negotiating hard when homes feel outdated or overpriced. Inventory is thin, and that creates competition for the right homes. Buyers are active but selective. Sellers who price realistically can still succeed. Sellers who overreach tend to sit.
There is not a single detached single-family home currently for sale in Bellevue under 1.149M. Inventory at this level is limited to townhomes and condos only. However, recently sold data does show some older detached homes coming onto the market. When they do appear, they do not last long, which is why days on market remain low.
In the last 7 days, 2 listings expired under 1.149M in Bellevue, 2 had price reductions, and 3 were canceled.
1.150M to 1.449M
This range is moving well. Inventory is tight, and buyers act quickly when homes are priced correctly. Sellers are retaining most of their value here, and good homes do not last long. This range feels like the true entry point for buyers looking for a detached single-family home in Bellevue.
Homes in this range are generally well-maintained and move-in ready. Buyer activity is strong, with an average of 25 buyers walking through a single property before an offer is received.
Looking at the two homes that expired in the last 30 days, both were nice properties but small for the price, even though they sat on large lots. There have been no price reductions in this range in the last 7 days.
1.450M to 1.849M
This range remains strong, but buyers are more discerning. Homes are moving in a reasonable timeframe, but condition and presentation matter. Buyers are willing to pay for quality, not for compromise.
Sellers need to actively study their competition. If your home does not compare well, it is likely priced incorrectly. Strategy matters here. Being prepared and realistic is what gets homes sold quickly, often with multiple offers. On average, 29 buyers are touring a single property before it goes pending.
1.850M to 2.049M
This range is smaller and more sensitive to pricing. There is very little inventory available. Serious buyers move quickly when the right home appears, but they are thoughtful and not impulsive.
Overpricing is noticed immediately. Homes that are priced correctly are selling fast. The same advice applies here as in other ranges. Do not assume your home is better than the competition. Go look and confirm it.
2.050M and above
Luxury homes are active but slower. It is no surprise that this range has the highest inventory in Bellevue, along with the most expired and canceled listings last month.
This price point covers a wide range of properties, from just over 2.050M to one-of-a-kind homes currently listed as high as 79M. Days on market are longer, buyers are strategic, and negotiations are common. This range rewards accurate pricing and strong marketing.
What this market feels like right now
Buyers are picky. They are touring homes, comparing options, and walking away when something does not feel worth the price. Sellers are still selling, but only when they understand where their home fits in the current landscape.
This is not a market you can time. It is a market you need to understand.
Why I break the market down this way
Most buyers search by price first, not by neighborhood or home style. Citywide averages hide too much. Breaking the market down by housing type and price range shows how behavior actually changes and where leverage really exists.
I use this same data when advising my buyers and sellers to help them build a strategy for their next move. If you want to talk through how this applies to your specific situation, I’m happy to help.
Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881
Relocating to Bellevue?
Check out my Bellevue community page here: Moving to Bellevue, WA? Real Estate Insights with Brandice Raybourn
Data sourced from NWMLS and updated monthly.
Want me to apply this to your exact situation?
If you share your neighborhood, price range, and timeline, I’ll give you a quick, honest read on what you’re likely to run into and how to strategize around it.
Quick note: I publish monthly market reports for my six core cities, but I work throughout Snohomish County and North King County. If you don’t see your city in my current rotation, feel free to reach out and I can put together a personalized breakdown for the area, neighborhood, or price point you’re focused on.
Lake Stevens Housing Market Update
January 2026
This Lake Stevens housing market update reflects December 2025 activity. Lake Stevens slowed in December, which is normal for this time of year, but the data clearly shows a market that behaves very differently depending on price point. Some homes are still moving efficiently. Others are sitting longer. And the difference almost always comes down to price range, housing type, and how a home compares to its competition.
That is exactly why looking at the full breakdown matters.
This report breaks Lake Stevens down by housing type, including condos, townhomes, and new construction, and then further by residential resale price points from under $599K through $1.150M and above. It shows where homes are moving, where activity is slowing, and how buyers and sellers are responding right now. I use this same reporting to advise clients on what is actually happening in their slice of the market and to help guide pricing, timing, and strategy.
📊 Want the neighborhood-level breakdown for Lake Stevens?
This report covers the whole city, but if you're looking at specific areas around the lake, North Cove, or the Highway 9 corridor, the numbers can look very different. I've mapped out inventory levels, average days on market, and price trends by subdivision.
Email me for the neighborhood breakdown →
(I'll send it over same day or next day.)
Lake Stevens Whole City Snapshot
Across Lake Stevens, activity slowed in December. Inventory continued to build, buyer urgency cooled, and homes took longer to go under contract compared to November. Sellers are no longer automatically getting above list price, and pricing accuracy matters more than it did earlier in the fall.
Overall, this is a mixed market. Some price ranges are still moving efficiently, while others are clearly slower and more buyer selective. Looking at citywide averages alone does not tell the full story, which is why breaking this down by price point is so important.
New Construction
New construction in Lake Stevens continues to lean more toward a builder advantage. The average price to buy new construction in Lake Stevens has risen to about 1.1M.
New construction is competing with resale, but it is not replacing it. Buyers are still choosing established neighborhoods, lots, and locations when the value makes sense.
Buyers are weighing value, not chasing hype.
Condos and Townhomes
Condos and townhomes remain active but are very unit specific. These homes tend to move faster when pricing and HOA costs align with buyer expectations. Layout, parking, and location matter more than ever, and buyers are quick to pass on anything that feels overpriced for what it offers.
Price Point Breakdown
Residential Resale Only
Price Point Breakdown Residential Resale Only
This is where the Lake Stevens market really separates.
Under $599K
Inventory remains limited in this range, which continues to support buyer competition when a well-priced home hits the market. Homes here tend to move faster than most other price points, averaging 12 days on market for sold properties, but buyers are still cautious and very selective.
The inventory currently available is a mixed bag. The days on market number reflects sold homes only, not every listing. If a property only appeals to a small percentage of buyers and is not desirable to a wider audience, it is likely going to take longer for the right buyer to show up. Patience matters here.
In the last 7 days, there have been 3 price reductions in this range. In the last 30 days, there have been 6 canceled listings, 2 expired listings, and 1 temporarily off the market for residential resale under $599K.
$600K to $749K
Most Active Price Range in December 2025
This was the strongest price range in Lake Stevens for December.
Homes in this range went under contract in less than two weeks, and sellers achieved 100% of their original list price. Even with the seasonal slowdown, buyer demand here stayed consistent based on NWMLS data.
What I find interesting is that when you zoom out, there were 6 expired listings in the last 30 days, with 4 of those occurring in the last 7 days, along with 1 canceled listing. These stats do not always tell the full story on their own, which is why it is important to understand where you stand and what your competition looks like before going live. Strategy and positioning still matter.
This range includes mostly single-family detached homes in decent to good condition, along with some newer construction. Buyers feel comfortable here, pricing feels reasonable, and homes that are well positioned are still moving efficiently.
$750K to $949K
Activity begins to slow in this range. Buyers are more selective, days on market increase, and homes are less likely to receive immediate offers. The average sold home in this range took about 51 days to go under contract.
There have been 2 expired listings in the last 30 days, and in the last 7 days there have been 4 price reductions. If you are selling in this range, looking closely at your competition is critical. This may be part of your strategy, and for some sellers, a reality check.
Inventory includes a mix of updated resale homes and newer construction, often on larger lots or in desirable locations. These homes still sell, but pricing and presentation matter more, and sellers need to be realistic.
$950K to $1.149M
Inventory is slim in this range, and buyer pools are smaller. Homes tend to take longer to sell, and buyers compare options carefully.
This range is interesting because inventory is very low, which is usually a good thing for sellers. However, with an average of 89 days on market, and only 1 home under contract and 1 sold in December, it was a very slow month for this price range.
What stands out is the median showings to pending of 14. That means buyers are walking these properties, but they may not be seeing enough value to move forward with offers. There have been no expired listings or price reductions in the last 7 days for this range.
Available inventory is typically either very well-maintained larger homes on nice-sized lots or brand-new construction. There is not much in between, which makes each listing feel more unique, but also more scrutinized by buyers.
$1.150M and Up
This is a niche, property-driven market.
This can be a good place for sellers with highly desirable luxury homes in Lake Stevens. For December, this range actually looks fairly strong, with sellers receiving 99.9% of their original list price.
That said, days on market are higher overall. Highly desirable homes, especially waterfront properties or homes with views, tend to move quickly and sometimes sell over list price, which can make the numbers look stronger than the typical experience.
If you are selling above $1.150M in Lake Stevens and your home is not on the water or does not offer something highly desirable, you will likely be sitting longer right now. In the last 7 days, 3 listings expired in this price range.
Inventory includes brand new construction, sprawling estate homes, waterfront properties, and a small number of homes in Frontier Airpark with air rights and runway access. Buyers in this range are informed, selective, and rarely rushed.
When a home fits a specific lifestyle or need, it moves and holds value. When it does not, it can sit for longer periods. Patience and strategy matter most here.
What This Means Right Now
December confirmed that Lake Stevens is not one market. It is multiple markets behaving very differently depending on price point.
Buyers have more time and more choice in many ranges, while sellers in the most active price points still see strong results when pricing and condition align. Understanding where your home fits matters far more than timing the market.
You do not need to time the market. You need to understand it.
Thinking About Buying or Selling in Lake Stevens?
This is the same way I approach strategy sessions and market reviews with buyers and sellers I work with. If you want to talk through how your specific price range is behaving right now, I’m always happy to walk through the numbers with you.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
Brandice@SnoHomesbyBrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page here: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
Want me to apply this to your exact situation?
If you share your neighborhood, price range, and timeline, I’ll give you a quick, honest read on what you’re likely to run into and how to strategize around it.
Quick note: I publish monthly market reports for my six core cities, but I work throughout Snohomish County and North King County. If you don’t see your city in my current rotation, feel free to reach out and I can put together a personalized breakdown for the area, neighborhood, or price point you’re focused on.
Lake Stevens Homes $1.150M+ | Residential Resale Market Update
The 1.150M and up range in Lake Stevens is active, but it moves differently than the rest of the market. Buyers here are selective, informed, and rarely rushed. Homes are still selling close to list price, but they take time, and decisions are thoughtful rather than emotional. This range is less about speed and more about fit.
Buyers shopping at this level tend to know exactly what they want. They are comparing location, lot size, privacy, views, and long term value. Sellers who price appropriately and understand buyer expectations are seeing activity, while homes that feel aspirational on price tend to sit longer.
When you look at the inventory in the 1.150M and up range, there are actually quite a few unique options available. This range includes brand new construction, sprawling estate-style homes, and waterfront properties. You will also find a small number of homes currently for sale in Frontier Airpark, a prestigious aviation community in Lake Stevens that offers air rights with runway access. This is a rare lifestyle niche and one that attracts a very specific buyer.
Because inventory in this range is diverse, buyers take their time comparing options. Each property offers something different, and the decision process reflects that. This is a market where positioning, presentation, and pricing strategy matter more than urgency.
If you are thinking about buying or selling a home in Lake Stevens priced at 1.150M or above and want to understand how this market applies to your specific situation, I’m always happy to talk it through. At this level, clarity and strategy make all the difference.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
If you want to see how this price range fits into the bigger picture, you can read the complete Lake Stevens housing market report on the blog, where I break down the entire city by price point and housing type. Lake Stevens Housing Market Update Whole City | December 2025
You do not need to time the market. You need to understand it.
This breakdown focuses on residential resale homes in Lake Stevens priced at 1.150M and above and reflects activity pulled specifically for the month of November 2025. This is not year to date data and it is not a rolling average. It is a snapshot of how this price range is behaving right now.
Lake Stevens Homes 950K to 1.149M | Residential Resale Market Update
The 950K to 1.149M range in Lake Stevens is moving, but at a more measured pace. Inventory is slim, activity is selective, and buyers are taking their time before committing. Homes here are still selling close to list price, but they are not moving quickly. This range feels thoughtful rather than competitive, with buyers comparing options carefully.
Buyers in this price point tend to be intentional. They know what they want and are less willing to compromise. Sellers who price realistically and present the home well are seeing activity, while homes that feel stretched or overpriced tend to sit longer.
When you look at the inventory in the 950K to 1.149M range, options are limited. What is available tends to fall into two categories. Either very well maintained, larger homes on nice sized lots, or brand new construction. There is not much in between. This makes each listing feel more unique, but it also means buyers are comparing homes closely and waiting for the right fit.
This price range works well for buyers looking for more space, privacy, and long term value, but patience matters here. It is not a rush market, and expectations need to be aligned with current buyer behavior.
If you are thinking about buying or selling a home in Lake Stevens between 950K and 1.149M and want to understand how this market applies to your specific situation, I’m always happy to talk it through. In this range especially, strategy and pricing matter.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
If you want to see how this price range fits into the bigger picture, you can read the complete Lake Stevens housing market report on the blog, where I break down the entire city by price point and housing type. Lake Stevens Housing Market Update Whole City | December 2025
You do not need to time the market. You need to understand it.
This breakdown focuses on residential resale homes in Lake Stevens priced between 950K and 1.149M and reflects activity pulled specifically for the month of November 2025. This is not year to date data and it is not a rolling average. It is a snapshot of how this price range is behaving right now.
Lake Stevens Homes 750K to 949K | Residential Resale Market Update
The 750K to 949K range is currently the strongest part of the Lake Stevens market. Homes here are moving quickly, buyer demand is strong, and this is one of the few ranges where properties are consistently selling at or slightly above list price. With shorter days on market and high buyer activity, this range feels confident and decisive.
Buyers shopping in this price point tend to be well prepared and serious. They are not just browsing. When the right home comes on the market, they are willing to act, which is why homes here tend to go pending faster than most other ranges. Sellers who price correctly and present the home well are seeing strong results.
When you look at the inventory in the 750K to 949K range, it is a mix of newer construction and well updated resale homes. Many of these properties offer larger lots, better locations, and features buyers are actively looking for. These homes often check more boxes, which helps explain why this range is performing so well.
This price point works well for move up buyers and households looking for more space, better layouts, and stronger long term value. Demand here remains steady, and buyers are confident when the home feels like a clear step up.
If you are thinking about buying or selling a home in Lake Stevens between 750K and 949K and want to understand how this strong market applies to your specific situation, I’m always happy to talk it through. Knowing how your home fits into this range makes a big difference.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
If you want to see how this price range fits into the bigger picture, you can read the complete Lake Stevens housing market report on the blog, where I break down the entire city by price point and housing type. Lake Stevens Housing Market Update Whole City | December 2025
You do not need to time the market. You need to understand it.
This breakdown focuses on residential resale homes in Lake Stevens priced between 750K and 949K and reflects activity pulled specifically for the month of November 2025. This is not year to date data and it is not a rolling average. It is a snapshot of how this price range is behaving right now.
Lake Stevens Homes 600K to 749K | Residential Resale Market Update
The 600K to 749K range is one of the most balanced and active parts of the Lake Stevens market. Homes here are moving, but buyers are not rushing. With homes spending just over a month on the market and selling close to list price, this range feels steady and predictable. Buyers are engaged, showings are happening, and homes that are priced right are finding buyers without a lot of drama.
This range does not feel aggressive, but it also does not feel slow. Buyers are comfortable here and tend to take a thoughtful approach, comparing options before making decisions. Sellers who price realistically and understand current buyer expectations are still seeing solid activity.
When you look at the actual inventory in the 600K to 749K range for residential resale, there is a healthy mix of homes. Most properties are single family detached homes, which is a big reason this range stays popular. Buyers can find ramblers, two story homes, and even some newer construction. Many homes are partially updated and in good, decent condition, which makes this range appealing to buyers who want move in ready or close to it without pushing into a higher price point.
This range works well for move up buyers, growing households, and buyers who want more space but still want to stay grounded on price. It is one of the most livable and flexible price ranges in Lake Stevens right now.
If you are thinking about buying or selling a home in Lake Stevens between 600K and 749K and want to understand how this market applies to your specific situation, I’m always happy to talk it through. The numbers matter, but only when they are applied to your home and your goals.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
If you want to see how this price range fits into the bigger picture, you can read the full Lake Stevens housing market report on the blog, where I break down the entire city by price point and housing type. Lake Stevens Housing Market Update Whole City | December 2025
You do not need to time the market. You need to understand it.
This breakdown focuses on residential resale homes in Lake Stevens priced between 600K and 749K and reflects activity pulled specifically for the month of November 2025. This is not year to date data and it is not a rolling average. It is a snapshot of how this price range is behaving right now.
Lake Stevens Homes Under 599K | Residential Resale Market Update
The under 599K range remains one of the most competitive parts of the Lake Stevens market. Homes here tend to move faster than most other price points simply because there are not many options available. Buyers shopping in this range are typically motivated and prepared, and when a well priced home hits the market, it usually gets attention quickly. This range does not feel slow, even in a more balanced overall market.
On paper, this range still leans seller, driven by low inventory and steady buyer demand, but in real life it feels more controlled than aggressive, with buyers moving forward carefully instead of rushing.
Buyers in this price range understand there are tradeoffs. They are realistic about condition, size, or updates and are focused on value more than perfection. Sellers who price correctly and present the home well still have leverage here, especially when inventory is limited.
When you look at what is actually available under 599K in Lake Stevens for residential resale, there are still some gems out there. Detached single family homes do exist, but they are limited and often older or outdated. Many buyers in this range should expect cosmetic updates. You may also see mobile homes on land, which can appeal to buyers looking for space or long term flexibility. Newer townhomes also fall into this range and tend to attract first time buyers who want something move in ready.
This is still a true starter home range for Lake Stevens. There are not many options, but they are not gone. Buyers just need patience, flexibility, and a clear understanding of what matters most.
If you are thinking about buying or selling a home in Lake Stevens under 599K and want to understand what this market means for you, I’m always happy to talk it through. Every home and every situation is different, and the numbers only matter when you know how to apply them.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com
If you are thinking about relocating to Lake Stevens, check out my community page: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
If you want the full picture, you can read the complete Lake Stevens housing market report on the blog, where I break down the entire city by price point and housing type. Lake Stevens Housing Market Update Whole City | December 2025
You do not need to time the market. You need to understand it.
This breakdown focuses on residential resale homes in Lake Stevens priced under 599K and reflects activity pulled specifically from NWMLS for the month of November 2025. This is not year to date data and it is not a rolling average. It is a snapshot of how this price range is behaving right now.
Lake Stevens Housing Market Update Whole City | December 2025
When you look at Lake Stevens as a whole, the market feels balanced but still active. The median sales price for the city landed right around 696K, which lines up with what buyers and sellers are experiencing on the ground. Homes are selling, but they are not flying off the shelf. Buyers are taking their time, and sellers need to price and present their homes realistically. With homes spending about a month on the market and selling just under full list price, this is a market that rewards preparation and strategy rather than urgency.
New construction
New Construction is one of the slower areas of the Lake Stevens market right now. With a median sales price just over 1.04M, buyers in this range are cautious and very comparison driven. Homes are taking longer to sell and are closing well below original list price. This tells us buyers are watching incentives closely and weighing new construction against resale options. Builders are competing with each other more than with the resale market, and buyers have leverage here.
Condos
Condos sit at a much lower median price point, around 510K, which keeps them relatively affordable for Lake Stevens. Even so, they are not moving quickly. Days on market are longer, and buyers are selective. Condos that are priced well and in good condition are selling, but this is not a fast-moving condo market. Sellers should expect a longer timeline and buyers have room to be patient.
Townhomes
Townhomes fall in between, with a median sales price around 555K. This price point attracts a lot of interest, but the experience varies significantly from one property to another. Layout, location, HOA dues, parking, and overall condition matter more than ever. Some townhomes move quickly, while others sit. This is a market where details make a difference.
Residential Resale Price Point
When you break the market down by residential resale price point, the behavior becomes much clearer.
under 599K
Homes under 599K remain one of the most competitive parts of the Lake Stevens market. There are very few options available in this range, which keeps buyers active and showings steady. Homes here tend to go pending faster, and sellers still have leverage when pricing is realistic and the home shows well.
600K to 749K range
The 600K to 749K range is one of the healthiest and most active ranges in Lake Stevens. Buyers feel comfortable here, inventory feels manageable, and homes are selling close to list price. This range offers a good balance of options, which is why so much buyer activity lives here.
750K to 949K range
The 750K to 949K range is one of the strongest parts of the market right now. Homes are selling quickly and in some cases slightly above list price. Buyers in this range tend to be decisive and prepared, and demand remains strong for well maintained homes in desirable neighborhoods.
950K to 1.149M range
Once you move into the 950K to 1.149M range, the pace slows. Inventory tightens, buyers become more selective, and homes take longer to sell even though they are still closing close to list price. Pricing correctly from the start is critical here, as buyers are comparing every option carefully.
1.150M and above
At 1.150M and above, the market is slower and more patient. Inventory is higher relative to demand, days on market stretch out, and buyers take their time. These buyers are not rushed and they are not emotional. Sellers in this range need strong presentation, realistic pricing, and a clear strategy from day one.
The Big Picture
The big takeaway for Lake Stevens is that price point matters more than ever. Some ranges are moving confidently and consistently, while others require patience and flexibility. Buyers have more breathing room than they did in past years, and sellers need to meet the market where it is today, not where it used to be.
If you are thinking about buying or selling in Lake Stevens, or even just trying to understand how this market applies to your specific price range, I’m always happy to talk it through. Every home and every situation is different, and the numbers only matter when you know how to apply them. This is the kind of conversation I have with clients every day so they can make informed decisions without feeling rushed.
Brandice Raybourn
Coldwell Banker Danforth Everett
Everett Real Estate Broker
brandice@snohomesbybrandice.com
425-367-3881
Relocating to Lake Stevens Washington? Check out my community page here: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn
You do not need to time the market. You need to understand it.
This Lake Stevens housing market update reflects residential activity pulled specifically for the month of November 2025. This is not a rolling average and it is not year-to-date data. It is a snapshot of what actually happened in the Lake Stevens market last month.
Bellevue Housing Market: Under $1.149M
Residential resale data only
I always start with this price point in Bellevue because this is where most buyers have to begin if they are looking for a starter home. Even here, it is not easy. Bellevue is expensive, and once you limit the data to residential resale only, the options shrink quickly.
This range is neutral, but buyers are more selective than aggressive. Sellers still have a path to success, but pricing and condition matter more here than in higher ranges.
In this range, buyers may still find some older single-family homes or a handful of townhomes, but most of what is available tends to be outdated or requires compromise. That reality plays directly into how buyers are behaving right now.
What this market actually feels like for sellers is cautious. Buyers are negotiating and accepted prices are landing well below original list. Sellers who price realistically and understand buyer expectations are still getting results. Sellers who aim high and hope for a win are sitting longer and often end up adjusting later.
For buyers, this range feels selective. You are not competing with a dozen offers, but you do need to be ready when the right home shows up. The good ones still get attention quickly. Buyers are paying close attention to condition, layout, and long-term livability. Anything that feels like too much of a compromise gets passed over fast.
Decision guidance
If you are a seller in this range, conservative pricing upfront usually works better than testing the market. Buyers are informed and patient and will wait you out if the price feels off.
If you are a buyer, waiting can give you leverage, but waiting too long can mean missing one of the few homes that actually works. This range rewards clarity more than timing.
Live market transparency
If you want to see what buyers are actively comparing, here are real time searches you can use.
Buyer view
Homes currently for sale under 1.149M in Bellevue
Seller view
Current competition under 1.149M in Bellevue
Why this price breakdown matters
Most buyers search by price first, not by neighborhood or home style. Breaking the market down this way shows how behavior changes as budgets shift. Trends at this level matter more than any single listing because they show how buyers are actually acting right now, not what one home happened to sell for.
You do not need to time the market. You need to understand it.
View the full Bellevue Report here: Full Bellevue Washington Housing Market Series – December 2025
If you want to talk through how this range applies to your situation, I am happy to help.
Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881
Relocating to Bellevue or want a deeper look at the area?
Check out my Bellevue community page here: Moving to Bellevue, WA? Real Estate Insights with Brandice Raybourn
Data sourced from NWMLS and updated monthly.
The 950K and up range is always a smaller slice of the Marysville market, but this month it is also the slowest. Inventory is limited, buyer activity is light, and the days on market stretch longer than the lower price points. Even though the stats label it a seller market, the lived experience is much closer to neutral.
There are not many buyers shopping at this level right now, which means every listing needs patience. Homes in this range tend to be large, upgraded, and unique, but the pool of buyers who want this type of home in Marysville is tighter during winter. The most expensive property on the market right now tops out at 1.325M, and even that one is experiencing slow movement.
Buyers here are extremely selective and are negotiating more aggressively. They aren’t afraid to take their time, which means sellers need to be strategic with pricing and presentation. This range is all about matching the right buyer with the right home, and that takes time in this market.
View the full Marysville market report here: Marysville Housing Market Report – December 2025
If you’re relocating to Marysville, check out my community page:
https://marysville.snohomesbybrandice.com/home
Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881
Markets I Cover
Resources
© 2023 Coldwell Banker Real Estate LLC
Real Estate Services Across Snohomish & North King County
Proudly helping buyers & sellers throughout Marysville, Lake Stevens, Snohomish, Everett, Monroe, Mill Creek, Bothell, Arlington, Granite Falls, Stanwood, Sultan, Gold Bar, Mukilteo, Lynnwood, Edmonds, Mountlake Terrace, and North King County communities including Woodinville, Kenmore, Shoreline, Kirkland, Bellevue, Redmond, Sammamish, Issaquah.
View my Google Business Profile →
SnoHomes by Brandice: Brandice Raybourn | Real Estate Broker
Coldwell Banker Danforth | Serving Snohomish & King Counties
Phone: (425) 367-3881 | Email: brandice@snohomesbybrandice.com
Website: snohomesbybrandice.com
Each office is independently owned and operated.
