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Bellevue Housing Market Update May 2026
By: Brandice Raybourn
Quick Take
Inventory jumped. And not a little… a noticeable jump.
Buyers finally have more to look at, which is something Bellevue hasn’t really offered consistently over the last few years.
But here’s the thing. Even with more homes hitting the market, Bellevue is still doing what Bellevue does. It absorbs inventory.
Homes are still selling fast overall, but it is not equal across the board anymore.
Some homes are flying. Some are sitting.
That gap is getting wider.
Prefer a quick breakdown? Here’s the short version of what’s happening this month:
Whole City
This still feels like a strong, stable market, but it’s no longer automatic.
Buyers are picky right now. They are walking through more homes before making a decision, and they are paying attention to condition, layout, and value way more than they were.
Sellers are still getting movement, but only when they are positioned right.
If you’re priced well and show well, you’re still in the game.
If not, you’re sitting with everyone else wondering why your neighbor sold and you didn’t.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
New Construction
New construction is still holding its ground, especially on pricing.
Builders are not feeling pressure to drop pricing dramatically, and you can see that in how close they’re getting to their original price.
But buyers are slower here compared to resale.
They’re looking harder, comparing more, and taking their time before jumping into something that’s brand new but comes at a premium.
So yes, it’s still strong… just not rushed.
- Remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉425-367-3881
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Beyond the Blog: Your Real-Time Market Snapshot
Everything above is based on what already closed.
But the market is moving every day.
I’m watching what is going pending, what is sitting, and what is adjusting in real time, and it can look very different depending on your price point.
You don’t need another blog. You need to know what is happening in your situation right now.
If you would rather just reach out directly, you can email me anytime. brandice@snohomesbybrandice.com
Yes, show me mine →
Yes, show me mine →
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos are active, but this is where buyers are the most cautious.
There are options. Buyers know it. And they are taking their time.
HOA dues, condition of the building, and long-term costs are all part of the conversation now.
This is not a “grab it before it’s gone” type of experience. This is a “let me look at a few before I decide” type of market.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Townhomes
This one needs context, because at first glance it looks wild.
That big drop in the average price from last month to this month is not the market crashing.
It’s the mix.
Last month had more higher-end townhomes selling. This month, the majority of what closed was on the lower end.
So the average dropped hard.
When you break it down further, it actually tells a better story.
New construction townhomes are still sitting up in that 1.8M+ range.
Resale townhomes are sitting closer to the 800s to low 900s.
That’s nearly a 1M gap depending on what you’re looking at.
And since they’re grouped together, it blends the numbers and makes it look like everything dropped.
It didn’t.
Also important here, out of the 90 townhomes for sale, about 70 are resale and only around 20 are new construction.
So what buyers are mostly seeing and shopping is resale inventory.
That’s shaping the experience way more than the new builds.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Residential Resale by Price Point Breakdown
This is where you can really see how buyers are behaving.
Under 1.199M
This is getting tight.
There are not many true detached homes here, and you can feel that in the numbers.
The few that do come up are getting a lot of attention.
On average, it took around 20+ showings just to get to pending on the couple that sold.
That tells you everything.
Buyers are showing up, looking hard, but also being selective.
And honestly, when you look at what’s available in this range, it makes sense.
A lot of these homes need work.
Not everyone wants to spend close to 1M and still have to renovate.
So buyers are weighing that tradeoff more than ever.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.2M to 1.449M
This is where things start to pick up.
Homes here are moving quickly, and this is one of the ranges actually pushing the market forward.
You’re seeing stronger offers here, including over list in some cases.
Buyers in this range are more serious, more prepared, and more willing to act when something fits.
This is one of the more balanced and active parts of Bellevue right now.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.45M to 1.849M
Same story here, and honestly this is the sweet spot.
This range is doing a lot of the heavy lifting for the entire city.
Homes are moving fast, buyers are competing, and this is where you’re still seeing confidence.
If you’re a seller, this is one of the best positions to be in.
If you’re a buyer, this is where you need to be ready.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.85M to 2.149M
Still moving, but a little more measured.
Buyers here are not rushing. They are evaluating.
Homes are selling, but not everything is getting multiple offers.
Condition and presentation matter a lot more at this level.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
2.15M and Up
This range always moves differently, and that hasn’t changed.
There is inventory, and it does sell, but it takes the right buyer.
These buyers are patient, and they are not compromising.
Homes here still move relatively fast when they hit right, but there is less margin for error.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Brandice’s Final Thoughts on Bellevue
This market is giving both buyers and sellers something they haven’t had at the same time in a while.
Options for buyers.
Opportunity for sellers.
But neither side gets to be lazy right now.
Buyer Tip
Just because there’s more inventory doesn’t mean everything is a deal.
Pay attention to why a home is sitting.
Sometimes it’s opportunity.
Sometimes it’s a red flag.
There’s a difference.
Seller Tip
Look at your competition honestly.
Not what sold last month. What’s sitting right now.
That’s who you’re actually competing against.
The sellers winning right now are the ones who understand exactly where they fit in the market and price accordingly.
What I’m Seeing Overall
Yes, inventory is up. That part is real.
But Bellevue is still absorbing what’s coming to market.
That’s the bigger story.
The difference now is not whether homes are selling.
It’s which homes are selling.
There are still canceled and expired listings across every price point.
That matters.
It means pricing, condition, and strategy are starting to separate outcomes more than they were before.
You don’t need to time the market. You need to understand it.
If you're buying or selling in Bellevue and want someone who tracks this data every month, I'm Brandice Raybourn, a real estate broker at Coldwell Banker Danforth serving Snohomish and North King County. You can reach me at 425-367-3881 or brandice@snohomesbybrandice.com.
If you own a home in Bellevue and want to know how these numbers impact your equity specifically, request your free personalized Bellevue Equity Snapshot here.
And if you want to dig into the types of questions people are asking right now, I keep a running Q&A section updated with what’s actually happening in this market:
SnoKing Real Estate: Your Questions, Answered by Data.
Brandice Raybourn
Coldwell Banker Danforth
brandice@snohomesbybrandice.com
Recent Bellevue Market Reports
If you want to follow how the Bellevue market has been shifting over the last few months, here are the most recent updates:
- Bellevue Housing Market April 2026 Resale Price Point Breakdown
- Bellevue Housing Market Update March 2026
Explore More Market Reports
If you want to compare Bellevue to nearby cities or browse more of my monthly market updates, you can find all of my reports here:
Wondering how this applies to your home or search? Start here:
View Latest Market Reports
Bothell Housing Market Update May 2026
By: Brandice Raybourn
Quick Take
If you just glance at the numbers, Bothell looks like it’s in a pretty normal spring market.
But once you start digging in, it doesn’t feel that way at all.
Some homes are moving fast and clean, others are sitting, canceling, or just not getting the same traction. Buyers are still out there, but they’re way more selective than the headlines would make you think.
So this month really comes down to understanding where you fall in the market… because that’s going to determine your experience more than anything else.
Prefer a quick breakdown? Here’s the short version of what’s happening this month:
Whole City
If I’m being real with you, this market is a little misleading at first glance.
You can look at the city as a whole and think everything is moving just fine. But when you actually break it down and start looking at what’s selling, what’s sitting, and what’s getting canceled… it tells a very different story.
Buyers are out there. But they’re not just jumping on anything.
They’re picky, they’re cautious, and they’re very aware of what they’re getting for the price.
And sellers… some are still doing great. Others are learning pretty quickly that the market is not as forgiving as it looks on paper.
Want my take on your specific situation in Bothell? Request your personalized Bothell Snapshot here
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
New Construction
Builders are still holding pretty steady.
Homes are still closing right at asking price, which tells you they’re not really being pushed to negotiate much right now.
But here’s the part that matters more.
There are way more homes sitting than actually closing. That changes the feel completely when you’re out touring.
Buyers walking through new construction right now don’t feel rushed. They feel like they have options because they do!
And do not forget, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you do not have one yet, call me 😉425-367-3881
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Beyond the Blog: Your Real-Time Market Snapshot
Everything above is based on what already closed.
But the market is moving every day.
I’m watching what is going pending, what is sitting, and what is adjusting in real time, and it can look very different depending on your price point.
You don’t need another blog. You need to know what is happening in your situation right now.
If you would rather just reach out directly, you can email me anytime. brandice@snohomesbybrandice.com
Start your snapshot ↑
Start your snapshot ↑
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Townhomes
Townhomes are kind of sitting in the middle right now.
There’s enough inventory to give buyers choices, but not so much that things feel oversaturated.
Homes are still landing right around full price, which tells you sellers are mostly pricing correctly.
But buyers are taking their time.
They’re comparing layouts, locations, and overall value before making a move.
So the pace feels steady… not rushed, not slow.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Condos
This one might surprise you a little, well it did me anyways.
Condos actually had the highest number of closed sales in Bothell last month.
That usually doesn’t happen unless buyers are being pushed down into more affordable options.
And honestly… that’s exactly what this feels like.
Buyers are still active, but affordability is starting to shape their decisions more than anything else.
Condos that are clean, well-run, and priced right are moving quickly.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Residential Resale by Price Point
My data shows that your experience in Bothell depends entirely on your price bracket.
Under 699K Resale
This one shifted this month, and it matters.
There were basically no true detached homes under 599K anymore unless you were looking at mobile homes. So we had to move this range up to 699K just to even have something to analyze.
That alone tells you a lot.
There are only a handful of homes available, and most of them are very entry level. Think homes that need work, not polished, move-in-ready options.
At the same time, there are more homes going under contract than there are sitting.
So when something halfway decent hits the market here, buyers are moving on it.
This is one of the only parts of the market where it still feels competitive the second you walk into a showing.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
700K to 849K
This one is interesting because it kind of tells two stories at the same time.
On one hand, the homes that actually sold look strong. They moved, and they held their value.
But when you look a little closer, there were 3 canceled listings in this range last month.
And there are quite a few homes still sitting.
Not just sitting for a couple weeks either. Some have been on the market over 30 days, and a few are pushing past 200 days.
So what’s really happening here is buyers have options.
They’re not ignoring this range. They’re just being selective.
The homes that are priced right and show well are moving.
Everything else is getting left behind.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
850K to 1.049M
This is where you really start to feel the shift.
Homes are still selling, but not everything is moving quickly.
Prices are starting to come in just under asking, and buyers are negotiating more.
When you’re out showing in this range, it doesn’t feel urgent.
Buyers are taking their time, asking more questions, and really thinking through the decision.
This is where strategy starts to matter a lot more for sellers.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.05M to 1.249M
There’s actually a decent amount of inventory here right now.
So buyers have choices.
But not a lot actually closed last month.
The ones that did sell moved quickly, around 10 days, and only had about 5 showings on average before going under contract.
That usually tells you one of two things.
Either there just aren’t that many buyers actively looking in this range… or the homes that sold were standouts that didn’t need a lot of traffic to get a yes.
Meanwhile, there are plenty of other homes sitting longer than that 10-day average.
So again, same pattern.
If it stands out, it sells.
If it doesn’t, it sits.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.25M and up
This is where the story really changes.
This is where most of the inventory in Bothell is sitting right now.
And last month alone, 18 homes canceled and 3 expired in this range.
That’s a big signal.
There are also quite a few homes still active with 3-digit days on market.
Take a look at your competition. Buyers already are.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Brandice’s Final Thoughts on Bothell
If I had to sum it up simply, this market is very price-sensitive right now.
Buyers are still here, but they’re paying attention.
They’re watching condition, value, and how a home compares to everything else they’ve seen.
And sellers who understand that are still doing well.
Everyone else is learning the hard way.
For buyers, this actually gives you more control than you might think. If a home has been sitting or doesn’t stand out, you have room to slow down, ask questions, and negotiate instead of rushing into something.
For sellers, this is all about positioning. The homes that are priced right and show well are the ones getting attention. If your home isn’t getting activity early, the market is usually telling you something, and it’s better to adjust quickly than wait and fall behind.
Why This Matters
If you only look at sold data, this market looks simple.
But once you factor in everything that is sitting, expiring, or getting canceled, it is a completely different picture.
That is why I break this down the way I do.
So you can understand what is actually happening in your part of the market before you make a move.
If you're buying or selling in Bothell and want someone who tracks this data every month, I'm Brandice Raybourn, a real estate broker at Coldwell Banker Danforth serving Snohomish and North King County. You can reach me at 425-367-3881 or brandice@snohomesbybrandice.com.
If you own a home in Bothell and want to see how this applies to you specifically, you can request a personalized Bothell Snapshot here:
request your free personalized Bothell Snapshot here.
And if you want to dig into the types of questions people are asking right now, I keep a running Q&A section updated with what’s actually happening in this market:
SnoKing Real Estate: Your Questions, Answered by Data.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
425-367-3881
Recent Bothell 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:
- Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
- Bothell Housing Market Update | March 2026
Explore More Market Reports
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:
Relocating to Bothell? Check out my community page here:
Moving to Bothell, WA? Real Estate Insights with Brandice Raybourn
Wondering how this applies to your home or search? Start here:
View Latest Market Reports
Lynnwood Housing Market Update May 2026
By: Brandice Raybourn
Quick Take:
Ok, so this is the second month in a row where Lynnwood looks like a strong seller’s market on paper…
…but that is not what is happening across the board.
Some homes are selling quickly and getting exactly what sellers hoped for.
Others are sitting, expiring, getting canceled, or having to make big price adjustments just to get a buyer.
So if you are looking at the averages and thinking everything is moving fast and selling at full price… just know that is only true for the homes that actually closed.
There are just as many that did not.
Prefer a quick breakdown? Here’s the short version of what’s happening this month:
Whole City Overview
Looking at the whole city, it honestly looks like an amazing seller’s market.
Sellers are seeing around 100% of their original list price and getting a buyer in about 9 days.
But again… that is based on the 70 homes that actually sold.
There is still a lot of inventory sitting, expiring, and getting canceled that is not reflected in those numbers.
So this is not happening for everyone.
You really need to understand how your specific pocket of the market is behaving right now.
And honestly, I feel like the 700K to 849K resale range is doing a lot of the work here and bringing those overall numbers up.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
New Construction
New construction is still in the mix, but it is not dominating.
It is competing.
Buyers are looking at it right alongside resale, especially in the mid price points.
So if you are a seller, this is part of your competition whether you realize it or not.
And don’t forget, 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
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Beyond the Blog: Your Real-Time Market Snapshot
Everything above is based on what already closed.
But the market is moving every day.
I’m watching what is going pending, what is sitting, and what is adjusting in real time, and it can look very different depending on your price point.
You don’t need another blog. You need to know what is happening in your situation right now.
If you would rather just reach out directly, you can email me anytime. brandice@snohomesbybrandice.com
Yes, show me mine →
Yes, show me mine →
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
There are a lot of condos for sale in Lynnwood right now.
And a lot of them have been sitting.
This is one of the biggest inventory pockets in the entire city.
I do not think buyers are being “picky” here… I think they can be.
There is plenty of inventory, so there is no reason to rush.
If a condo is selling, it is because it makes sense compared to everything else sitting out there.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Townhomes
Townhomes are in a very similar spot.
There is a lot of inventory here too.
Between condos and townhomes, nearly half of the entire city’s inventory is sitting in these two housing types right now.
So if you are a seller in this space, just know you have a lot of competition.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Residential Resale with Price Breakdown
All of the numbers below are based on SOLD comps.
So this is what actually closed.
Not what is sitting.
And there is still a lot sitting.
Under 699K
There is not much inventory here for detached homes, but it is not completely empty either.
There are still a few homes sitting.
The ones that are selling are getting what they hoped for based on the April comps.
So yes, this range is still moving.
But again, not everything is flying off the market.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
$700K – $849K
This is the range that is really carrying the market right now and pushing the averages.
There is consistent activity here and homes are going pending.
This is likely what is pushing the overall city averages up.
This is what is making Lynnwood look stronger on paper than it actually feels across the board.
If you are a seller, your outcome depends on how you compare to everything else in this range.
If you are a buyer, you are competing, but you still have options.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
$850K – $1.049M
This range has the most inventory out of the whole city for residential resale.
And on paper, it can look pretty good.
But when you actually look, there are still a lot of homes sitting here for over 100 days.
Last month alone, 8 homes canceled and 2 expired in this range.
So if you are planning to sell here, you will likely need some patience…
unless your home is a 10 out of 10 compared to everything else.
If you are one of the stronger listings, you could still go pending quickly.
But that is not the experience for most.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
$1.05M – $1.249M
There is still inventory sitting in this range, some of it for quite some time.
The homes that are selling are likely the standouts.
Sellers here are seeing around 9 buyers before going pending based on the 5 sold and 6 pending homes.
But they are also getting about 5% less than what they originally listed for.
So yes, homes are selling.
But there is a tradeoff to get them there.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
1.250M +
This is the second month in a row where nothing has closed in this range.
There is still inventory sitting here.
But getting a deal done is a completely different story.
One of the 4 pending homes had to drop about 800K…😮
yes, 800K…
after nearly a full year on the market just to get a buyer.
So if you are thinking about selling in this price range, you really have two options.
Price aggressively from the start…
or be very, very patient.
Source: NWMLS | Analysis by Brandice Raybourn | Real Estate Broker
Brandice’s Final Thoughts on Lynnwood
Lynnwood looks strong on paper right now.
Homes that sold are getting around what they asked for and going pending quickly.
But that is only true for the homes that actually closed.
There are still plenty of homes sitting, expiring, and getting canceled across the city, especially once you move up in price or into condos and townhomes where a lot of the inventory is.
The 700K to 849K range is doing a lot of the heavy lifting and making the overall numbers look stronger than they actually feel across the board.
Once you move out of that range, things start to slow down and outcomes become a lot less predictable.
Buyer Tip
You have more options than it might seem at first.
There is inventory sitting across multiple price points, especially in condos, townhomes, and higher price ranges.
You don’t need to rush. You can take your time, compare what is out there, and wait for something that actually makes sense.
Seller Tip
Not every seller is having the same experience right now.
If your home is not positioned correctly, it can sit for a while.
Look closely at your competition before you list, especially in your price range, and be honest about how your home compares.
The sellers getting the best results right now are the ones that stand out or come in priced right from the start.
Why This Matters
If you only look at sold data, this market looks simple.
But once you factor in everything that is sitting, expiring, or getting canceled, it is a completely different picture.
That is why I break this down the way I do.
So you can understand what is actually happening in your part of the market before you make a move.
If you're buying or selling in Lynnwood and want someone who tracks this data every month, I'm Brandice Raybourn, a real estate broker at Coldwell Banker Danforth serving Snohomish and North King County. You can reach me at 425-367-3881 or brandice@snohomesbybrandice.com.
If you own a home in Lynnwood and thinking about selling and want to understand how this market impacts your specific equity position, request your free personalized Lynnwood Snapshot here.
And if you want to dig into the types of questions people are asking right now, I keep a running Q&A section updated with what’s actually happening in this market:
SnoKing Real Estate: Your Questions, Answered by Data.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
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:
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:
Ready to see how this applies to your situation?
View Latest Market Reports
Snohomish Housing Market Update April 2026
By: Brandice Raybourn
Quick Take:
In my latest manual review of the Snohomish market, I've identified that while this month feels steady, a few key stats are being driven by very small sample sizes. Homes are moving and buyers are active, but once you look closer, you start to see where a few numbers need context to actually make sense. This is exactly why I break the market down this way—because broad headlines miss the nuances that actually drive your home's value.
Snohomish Overall Market
The overall market is active and moving at a healthy pace. Homes are going pending quickly, and sellers are still getting very close to their asking price. My analysis indicates that this is not a market where everything flies off the shelf no matter what.
Buyers are still paying attention. If a home is priced well and shows well, it moves quickly. If not, it sits. That balance is what makes this market feel stable instead of overheated.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
New construction remains the slower side of the market.
Brandice’s Insider Tip: This is not a demand problem; it is a "choice" problem. Buyers have options and they are using them to compare finishes and incentives. Since they aren't being forced to rush, they don’t.
And remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
This is one of the biggest shifts from last month, but my manual extraction shows this is not a full turnaround—it’s selective movement. Four units sold, which dropped the days on market significantly, but those were likely the most desirable units. Buyers are still passing on units that miss the mark.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Townhomes
Townhomes continue to feel steady and consistent.
This is a comfortable space for buyers. They get more room than a condo without stretching into higher single-family price points.
Because of that, demand here stays pretty reliable.
Homes are moving without needing aggressive pricing, and buyers are not hesitating as much as they are in higher price ranges.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale Price Point Breakdown
My data shows that this month especially, you cannot look at the numbers without understanding what is actually behind them.
Under 649K
This is a perfect example of why context matters.
This entire section is based on one sold home.
Last month, the one sale in this range sat for 103 days and sold well under asking.
This month, one home sold again, but it sold in 3 days and over asking.
That does not mean the entire market suddenly flipped.
It means one well-positioned home hit the market and buyers responded to it.
This range is extremely limited right now, which makes the data volatile.
But what it does show is that when something good hits this price point, buyers are ready.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
650K – 849K
This range is still one of the most active parts of the market.
Last month, this was one of the strongest ranges. Homes were moving in about 10 days and sellers were getting right at their asking price.
This month, not much has changed.
Homes are still moving, buyers are still active, and sellers are still in a solid position. The difference now is buyers have just enough inventory to slow down slightly and be a bit more selective.
So instead of feeling intense, it feels steady.
In real life, that looks like:
Buyers are ready, but they are not rushing into every home
They are comparing options and waiting for the right fit
Homes that are priced well still move quickly
Homes that miss the mark get passed over
This is still a healthy, active range.
If you are buying, you need to be prepared, but you have room to think.
If you are selling, you are in a strong position, but you are competing with other well-prepared listings.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
850K – 1.049M
This technically shows the highest days on market right now for resale homes, but even that needs context.
It is not that this range is struggling.
It is more that one lingering home from winter inventory is still affecting the numbers.
Once that clears out, this range likely falls right back in line with everything else.
Overall, this price point feels slightly more cautious, but not slow.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.05M – 1.249M
This is one of the biggest shifts this month.
Last month, homes were taking around 39 days to sell.
Now they are moving in about 6 days.
That is a big change, and it is based on multiple sales, not just one.
This tells you buyers stepped back into this range in a meaningful way.
When homes are priced right here, they are moving quickly again.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.25M +
There are 27 homes for sale here, but only 3 sold. While those sellers got 100% of asking price, my analysis shows that plenty of other homes are still sitting. If your home has tradeoffs that aren't offset by price, Snohomish buyers are moving on immediately.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Why This Matters
Snohomish is no longer a "one-size-fits-all" market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on broad city averages that don't apply to their specific street. As we saw this month, one or two outliers can make a price point look "frenzied" or "dead" when the reality is much more nuanced. Snohomish is a market that rewards attention to detail. If you are in a lower price range, you need to be prepared for speed; if you are in the luxury range, you need a strategy for patience and positioning.
You do not need to time the market—you need to understand your specific slice of it.
📍Brandice’s Final Thoughts on Snohomish
This market looks steady at a glance, but once you actually break it down, it is very clear that everything is not moving the same. Some price points are moving fast, others are sitting, and a lot of the numbers this month are being influenced by really small sample sizes. Buyers are still active, but they are paying attention and making decisions based on value, not urgency.
• Buyer Tip
If something good hits the market in your price range, especially on the lower end, you need to be ready to move. But that does not mean you have to rush into something that is not right. You have options right now, use them.
• Seller Tip
You cannot rely on the market to carry your price. The homes that are priced right and show well are moving. The ones that are not are getting passed over quickly.
If you are buying or selling in Snohomish, you don’t need a blog. You need a person.
If you own a home in Snohomish and considering selling and want to understand how this market impacts your specific position, request your free personalized Snohomish Snapshot here.
I also maintain a Snohomish real estate Q&A section with current answers based on this market:
View nearby market reports:
Bellevue Housing Market April 2026 Resale Price Point Breakdown
Everett Housing Market Update April 2026 With Resale Price Point Breakdown
Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
Lynnwood Housing Market Update April 2026 With Resale Price Point Breakdown
Lake Stevens Housing Market Report April 2026 with Resale Price Point Breakdown
Marysville WA Housing Market Update April 2026 with Resale Price Point Breakdown
View Snohomish March Report:
Snohomish Housing Market Update | March 2026
Brandice Raybourn
Coldwell Banker Danforth
Sno-King County Real Estate Broker
brandice@snohomesbybrandice.com
Relocating to Snohomish? Check out my community page here:
Moving to Snohomish, WA? Real Estate Insights with Brandice Raybourn
Brandice Raybourn is a data-driven real estate broker providing hyper-local housing market insights across Snohomish County and North King County.
Wondering how this applies to your home or search? Start here:
Snohomish Real Estate Questions – April 2026
Yes, but it depends on how your home compares to what else is on the market.
Homes are still selling quickly, with the average around 11 days, and sellers are getting about 99.3% of their asking price. That tells you buyers are active and willing to move.
But not every home is getting that result.
If your home is priced right and shows well, it will move. If it has tradeoffs that are not reflected in the price, buyers are skipping it.
It can be, depending on your price range.
In lower price points, it still feels competitive and fast. But once you move into mid to higher ranges, buyers have more room to breathe, compare options, and negotiate.
This is not a market where you have to rush into everything. It is a market where being prepared matters.
Most homes are selling right at their asking price overall.
In the most active price range, sellers are receiving about 100% of their original list price.
In higher or slower moving ranges, buyers have more room to negotiate depending on condition and pricing.
Right now, prices are holding steady.
Sellers are still getting very close to what they are asking overall, which shows there is no major downward pressure. At the same time, buyers are not pushing prices up aggressively either.
This is a stable pricing environment, not a shifting one.
This market is not showing signs of a major shift right now.
What it is showing is consistency, with small changes depending on price range and property type.
Waiting does not necessarily change your outcome. Understanding where you fit in the market does.
View Latest Market Reports
Lake Stevens Housing Market Report April 2026
By: Brandice Raybourn
Quick Take:
In my latest manual audit of the Lake Stevens market, I’ve identified a significant shift: Lake Stevens is no longer moving as a single unit. Homes are still selling, but the "automatic" market has been replaced by a much more selective environment.
What stands out this month is how drastically different your experience will be depending on your price point and property type. My data shows that context matters more this month than ever before.
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The Price Gap: New construction is sitting at nearly a 33% price premium over residential resale.
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The Leverage Play: Buyers are pushing back on pricing, with most sellers now landing just under their original ask.
Whole City Overview
The whole city actually looks healthy, with homes selling in a little over two weeks. My analysis indicates that while buyers are active, they are no longer blindly agreeing to list prices. They are comparing options and pushing back when a property doesn't justify the cost.
For sellers, this means you are entering a "Negotiation Market." My manual extraction of the data shows that the gap between a successful sale and a stagnant listing usually comes down to how well you’ve addressed buyer expectations before the first showing.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
New construction is currently struggling compared to the rest of the market.
Brandice’s Insider Tip: Builders are sitting on homes longer and closing about 5% to 6% under their start price. Because new construction is priced so much higher than resale right now, buyers are hesitating and weighing if that "new home smell" is worth the massive premium.
And remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos are moving, but without urgency.
Buyers have options here and are taking their time. They are comparing multiple units, looking closely at HOA dues, and not feeling pressure to jump quickly.
For sellers, this means pricing and condition matter. Buyers are being practical.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Townhomes
Townhomes feel similar, but slightly tighter than condos.
There is less inventory overall, so when a well-priced, clean townhome hits the market, it can still move relatively quickly. But buyers are still cautious and not rushing unless it checks all the boxes.
This part of the market sits right in the middle. Not slow, not overly competitive, just steady.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale by Price Point
My data shows that buyer intentionality has replaced buyer frenzy.
Under $599K
Inventory in this range is getting harder and harder to find, especially for true single family homes. At some point, this range is going to have to shift upward because there just is not much left here.
Last year, this range saw 109 showings before a home went pending. My tracking shows that has dropped to just 14 showings. This isn't a lack of interest; it’s a shift to "Serious Only." Buyers in this bracket have become far more intentional.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$600K – $749K
This is the most active part of the market right now.
It has the most inventory and the most homes selling, which makes it the range to watch. But even here, it is not one-size-fits-all.
When you look at what actually sold, some homes went over list and some went well under. Just because this range looks strong does not mean every seller is having the same experience.
This comes down to competition, location, and what actually stands out to a buyer when they walk in the door.
From a showing perspective, this feels like buyers are ready, but they are choosing carefully.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$750K – $949K
This range is active, but more selective.
Buyers are not chasing everything. The homes that look good, feel right, and are priced correctly move. The ones that miss on any of those sit.
This is where the gap between a well-prepared home and an average one really starts to show.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$950K – $1.149M
This range had a noticeable shift from last month, but context matters here.
Only two homes sold, and one of them was a very niche property in the Frontier Air Park aviation community. That kind of home naturally takes longer to find the right buyer and often sells for less than original expectations because of how specific it is.
Because of that, the numbers look a little off, but it does not represent the entire range.
If you own a unique or niche property, this is something to pay attention to. Those homes can take longer because the buyer pool is smaller.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$1.150M +
This range saw a big shift from last month.
Days on market dropped significantly, and the six homes that sold moved much faster than what we saw previously. Sellers also ended up with stronger outcomes compared to February.
At the same time, those homes saw fewer buyers before going under contract.
This tells you something important. It is not about how many people walk through the home. It is about getting the right buyer in the door.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Lake Stevens
This is where the market clearly shifts away from being automatic. Homes are still selling, but buyers are no longer moving forward without thinking it through. They are comparing options, pushing back on pricing, and being much more intentional about what they choose. Your experience in this market depends heavily on your price point and property type.
• Buyer Tip
You have more control than you did just a few months ago. Take your time, compare homes, and focus on value. The right homes are still moving, but not everything is competitive anymore.
• Seller Tip
You need to go in with a strategy. Buyers are not automatically agreeing to price, and they are paying attention to how your home compares. Pricing and presentation will determine whether your home moves or sits.
Why This Matters
Lake Stevens is no longer a "one-size-fits-all" market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on raw numbers that lack context. Whether you are looking at a lakefront property or a new build near the schools, the strategy must match the specific price point.
You do not need to time the market—you need to understand your specific slice of it. Interpreting the behavior of the buyers is what actually gets homes sold in Lake Stevens.
If you own a home in Lake Stevens and considering selling and want to understand how this market impacts your specific position, request your free personalized Lake Stevens Snapshot here.
I also maintain a Lake Stevens real estate Q&A section with current answers based on this market:
https://insights.snohomesbybrandice.com/answers/category/Lake-Stevens
View nearby market reports:
Marysville WA Housing Market Update April 2026 with Resale Price Point Breakdown
Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
Everett Housing Market Update April 2026 With Resale Price Point Breakdown
Bellevue Housing Market April 2026 Resale Price Point Breakdown
Lynnwood Housing Market Update April 2026 With Resale Price Point Breakdown
Snohomish Housing Market Update April 2026 with Resale Price Point Breakdown
View Previous Lake Stevens Report:
Lake Stevens Housing Market Report — March 2026
Compare to last year:
Lake Stevens Housing Market Report — April 2025
Brandice Raybourn
Coldwell Banker Danforth
Sno-King County Real Estate Broker
brandice@snohomesbybrandice.com
Relocating to Lake Stevens? Check out my community page here:
https://lakestevens.snohomesbybrandice.com/home
Wondering how this applies to your home or search? Start here:
Lake Stevens Real Estate Questions – April 2026
It depends on your price point and the type of home you have.
If you are under $750K, especially in that $600K to $749K range, this is still a strong window. Buyers are active, homes are moving quickly, and well-positioned homes are still getting solid results.
But that does not mean every seller is winning the same way. We are seeing homes sell at or slightly under list in many cases, which tells you buyers are paying attention and not just accepting pricing.
If you are in the higher price ranges or have a more unique home, it may take longer and require more strategy. The right buyer is still out there, but they are not rushing.
Yes, but it depends on how you approach it.
Buyers have more leverage now than they did a year ago. There are fewer people walking through homes, which means less competition overall and more room to negotiate in certain situations.
That said, not every price range feels the same. If you are shopping under $750K, you still need to be ready to move quickly when the right home comes up because inventory is tight.
In the higher price points and new construction, buyers have more breathing room. This is where you can slow down, compare options, and potentially negotiate better terms.
Because this is not one market.
Homes that are priced right, updated, and easy for buyers to understand are still moving quickly. You can see that clearly in the $600K to $749K range where homes are going pending in just a few days.
On the other hand, homes that are overpriced, need work, or are more unique are sitting longer. Buyers are more selective right now and are not chasing every option.
It comes down to competition. Buyers are comparing everything, and the homes that stand out are the ones that win.
It depends on what matters most to you.
New construction in Lake Stevens is taking longer to sell right now, and builders are not getting their original price. That tells you buyers are negotiating more in this space than they are in other parts of the market.
So if you are a buyer, this can actually work in your favor.
You may have more room to negotiate on price, closing costs, or rate buy-downs compared to resale homes, especially in the lower and mid price ranges where things are still moving quickly.
But here is the tradeoff.
New construction is coming in at a much higher price point than the rest of the market. When you compare it to resale, you are often paying a premium.
So the real question becomes what you value more.
If you want something brand new, low maintenance, and move-in ready, and you are okay paying more for that, this can be a good opportunity to negotiate and get better terms than you would have even a year ago.
If your priority is getting the most house for your money, resale may offer more options right now, especially in the $600K to $749K range where homes are still moving quickly and priced more competitively.
This is one of those moments where buyers actually have a choice.
You just need to decide what matters more to you.
Yes, inventory is up overall, but it is not spread evenly across the market.
Most of the available homes are in the $750K and above range and in new construction. That is where buyers have the most options right now.
Lower price points are still tight, especially under $600K, where inventory is very limited.
So while it may look like there are more homes for sale, it does not feel that way for every buyer. It depends entirely on the price range you are shopping in.
View Latest Market Reports
Marysville Washington Housing Market Update April 2026
By: Brandice Raybourn
Quick Take
From what I’m seeing in my latest review of the Marysville market, everything looks really strong on paper, but that’s not the full story. Homes are selling quickly and landing right at asking price, which makes the market feel clean and consistent. But when I break the data down by price point, there is a clear split in how the market is actually behaving.
Marysville is still one of the more affordable markets in Snohomish County, and I’m seeing that affordability drive most of the activity. Based on the data I track each month, nearly all of the momentum right now is happening under 949K.
Under 750K is where I’m seeing the strongest buyer activity. Homes are moving quickly, buyers are making fast decisions, and there is very little room for hesitation.
At the same time, there are parts of the market where buyers have more leverage. Townhomes stand out to me this month. They are taking longer to sell, and sellers are not always getting what they originally asked.
This is one of those months where the numbers look simple at a glance, but from what I’m seeing, the experience depends heavily on where you fall in the price range.
The Whole City
When I look at the overall numbers, Marysville looks clean and predictable. Homes are selling quickly and sellers are landing right where they expect to. But as I dig into the resale numbers, I see that the pace and behavior shift noticeably once you move up in price.
For sellers, this is a healthy environment, but you have to know which "version" of Marysville you are selling in. My analysis indicates that the more affordable price points are doing the heavy lifting for the city's averages right now.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
Builders had a better month in terms of results, even though fewer homes actually sold.
Brandice’s Insider Tip: Builders are currently holding firm on pricing and working deals "behind the curtain" (like rate buy-downs or closing costs) rather than dropping their list prices. It’s a steady part of the market, just a much slower one.
And remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos remain a smaller piece of the Marysville market.
Inventory is limited, which is expected since most of the city is single family homes.
What stands out is that sellers are seeing better outcomes compared to the previous month.
This is a quieter part of the market, but it is not struggling. It is just consistent.
When condos are priced appropriately and the HOA is stable, they will move. But buyers are very selective.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Townhomes
This is the part of the market that needs the most attention.
We finally have some sales to look at, but the story is pretty clear.
Homes are taking longer to sell and are not quite reaching their original asking price.
This is where buyers have leverage right now. They are taking their time and negotiating more.
If you are selling a townhome, you either need to price aggressively from the start or be prepared to sit longer than expected.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale by Price Point
Now let’s move into where my data shows that things are really interesting.
Under 599K
This range tightened up fast.
Last month there were a lot more options. Now most of that inventory has been absorbed and what is left is limited.
Homes are moving in under a week, and buyers are competing when something hits the market that makes sense.
This is still one of the most affordable entry points in Marysville, and buyers know it.
What it feels like in real life is quick decisions and little room for hesitation. If it is priced right and shows well, it is not sitting.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
600K to 749K
In the 18 months I’ve been tracking this data, this range has proven to be bulletproof. It sells regardless of the season. If you are a seller in this range, you have a massive pool of buyers; if you're a buyer, expect competition.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
750K to 949K
This is where you start to move out of the core of the Marysville market.
There is less inventory here, but also fewer buyers.
The homes that are well positioned are still finding buyers fairly quickly, but the margin for error is smaller. Buyers are more selective and less willing to stretch.
Sellers are still landing close to their original price, but the experience is not as automatic as it is in the lower ranges.
This range feels more conditional. It works, but only when everything lines up.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
950K+
This is the one area that stands out the most this month.
There were no closed sales and no officially reported pending sales, which on the surface looks like a complete stall.
But when you actually dig in, there are homes under contract that are not showing up in the snapshot yet. Some of those have been sitting for a while before finding a buyer.
So what this really tells you is not that nothing is happening, but that it is taking time.
Buyers in this range are slower to act, more selective, and not feeling any urgency.
For sellers, this means patience and strategy matter a lot more here than anywhere else in Marysville.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Marysville
Marysville looks almost perfect on paper right now. Homes are selling quickly, prices are holding, and the numbers look clean. But when you break it down, it becomes very clear that most of that strength is coming from the more affordable price ranges, while higher price points are moving slower and require more patience.
• Buyer Tip
If you are in the more affordable price ranges, be ready. Homes are moving quickly and there is not much room for hesitation. As you move up in price, you gain more time and more negotiating power.
• Seller Tip
Your outcome depends heavily on your price point. The lower ranges are still very competitive, but as you move up, buyers become more selective. Pricing and positioning correctly is what determines whether your home moves quickly or sits.
Why This Matters
Marysville is no longer a "one-size-fits-all" market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on broad city averages that don't apply to their specific street. You do not need to time the market—you need to understand your specific slice of it.
If you own a home in Marysville and considering selling and want to understand how this market impacts your specific position, request your free personalized Marysville Snapshot here.
I also maintain a Marysville real estate Q&A section with current answers based on this market:
Marysville Market Questions
View nearby market reports:
View Marysville March Report:
Marysville Washington Housing Market Update | March 2026
Compare previous year:
Marysville Washington Housing Market Update | April 2025
Brandice Raybourn
Coldwell Banker Danforth
Sno-King Real Estate Broker
brandice@snohomesbybrandice.com
Relocating to Marysville? Check out my community page here:
Moving to Marysville, WA? Real Estate Insights with Brandice Raybourn
Wondering how this applies to your home or search? Start here:
Marysville Real Estate Questions – April 2026
Right now, sellers are in a strong position, but it depends on your price point.
If you are under 750K, the answer is pretty straightforward. Buyers are active, homes are moving quickly, and most sellers are getting right at their asking price when they price correctly.
As you move up in price, it becomes more strategy driven. Homes are still selling up to 949K, but buyers are more selective. Over 950K, it is much slower and takes more patience.
So yes, it can be a great time to sell, but how you approach pricing and expectations matters more than timing.
Some are, but not all.
What is happening right now is very specific. The best homes in the most affordable ranges are getting the attention and sometimes competing offers.
But the majority of homes are selling clean, without a bidding war, and landing right around asking price.
Buyers are active, but they are also picky. They are not competing on everything, only on the homes that truly stand out.
Yes, and that is a big reason why the market is still moving the way it is.
The strongest activity is happening in the lower and middle price ranges, where buyers still see value compared to surrounding areas.
That is why homes under 750K are moving quickly and consistently. It is where the majority of buyers are still comfortable purchasing.
As prices go higher, the buyer pool shrinks and things slow down so sellers need to have patience here.
This comes down to a combination of price, condition, and location.
Homes that are updated, well presented, and priced correctly are still moving fast, often within days to a couple of weeks.
Homes that feel overpriced, need work, or do not stand out are sitting longer, especially in the higher price ranges and in townhomes.
Buyers right now have enough options to be selective, so they are choosing the homes that feel like the best value and skipping the rest. Sellers need to look around at competition and be realistic.
It depends on what you are looking for, but for many buyers, this is actually a more workable market than surrounding areas.
You still have competition in the more affordable ranges, especially under 750K, where homes are moving quickly and buyers need to be ready to act. That part has not changed much.
But outside of that, buyers have more room to breathe. In higher price points, homes are taking longer to sell, and sellers are more open to negotiation. Even in the middle ranges, buyers are being more selective and not rushing into offers unless the home really stands out.
What this means in real life is you are not competing on everything anymore. You can take a little more time, compare options, and make more informed decisions.
So is it a good time to buy? For many people, yes, because the market is giving buyers more control in certain areas while still offering solid options across the board.
View Latest Market Reports
Bothell Housing Market Update April 2026
By: Brandice Raybourn
Quick Take
It really is interesting what a month can do.
Last month is exactly why I break the market down this way because you needed that extra context to understand what was actually happening.
This month, you really do not.
The whole city lines up pretty clean with what we are seeing across housing types and resale price points.
The only two things that stood out to me were that new construction did not outperform resale like it has been for the past few months, and you can no longer find a true single-family resale under $599K in Bothell.
Whole City
Honestly, March was a really solid month for Bothell overall.
At a glance, everything looks pretty healthy. Homes are still moving quickly, sellers are still getting very close to their asking price, and buyers are clearly still active.
So what this really tells us is that buyers are still engaging and moving forward, and sellers are getting what they wanted and not waiting too long before they get it. When something feels right, it still moves quickly.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
This was the one area that stood out this month to me. New construction has been outperforming resale for a while, so it was surprising to see the days on market stretch out here.
Brandice’s Insider Tip: It feels like buyers are taking a little more time when it comes to new construction. They are walking more communities, comparing options, and not feeling the same urgency. Builders are still getting homes under contract within about a month, but the pace is more measured than the frenzy we saw earlier this year.
And do not forget, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you do not have one yet, call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Townhomes
These are moving at a steady pace, but it is important to understand my distinction here: these stats include both resale and new construction.
If you are selling a resale, you might notice that your days on market are a bit higher than the city average.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Condos
Condos are in a very similar spot.
They are moving consistently, not sitting around for long, and still closing very close to asking price.
If a unit checks the boxes, it moves. If not, it sits until it adjusts.
HOA budgets, dues, and long-term stability are being reviewed carefully, as buyers should.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale by Price Point
My data shows that your experience in Bothell depends entirely on your price bracket.
Under 599K Resale
This is the one price range that looks off at first glance, but there is a very specific reason for it.
Days on market jumped from 6 just last month to 47, but there was only one sale in this range again like last month, and it was a manufactured home that sat on the market for quite a while.
So this is not a shift in demand. It is just a lack of data and one outlier pulling everything.
Also, what is currently active and pending in this range is mostly manufactured homes and a couple of townhomes. There really are not any true detached single-family homes here right now.
Because of that, this range is not giving a clear picture of the typical Bothell buyer experience, and I will likely adjust this price point moving forward.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
600K to 749K Resale
What a difference a month can make.
In my last report, this was the slowest moving range in the entire city. Now it is one of the most active based on the 9 homes that sold last month.
When something is priced right and shows well, it is getting picked up quickly.
This shifted from buyers taking their time and comparing everything to buyers acting when the right home hits the market.
This is now one of the more decisive price points in Bothell, and it is interesting to see how quickly that changed.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
750K to 949K Resale
This range is still moving fast, just like my last report.
There are plenty of options for buyers, but with 26 homes available and homes going in just over a week, buyers are clearly out and active.
This is a range where you are seeing steady movement without things feeling rushed.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
950K to 1.149M Resale
This is a similar story to the rest of the city.
In my last report, I called this the belle of the ball, and while it is not quite as aggressive as it felt in February, it is still a very active price range.
It is competitive, and homes are moving when they line up with buyer expectations and do not leave room for hesitation.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.150M and Up
This price point continues to hold up really well and has the most inventory for resale properties.
Even with more homes sitting, the ones that are priced right and show well are still moving quickly.
This is a good example of how the market is behaving overall right now.
When a home aligns with expectations, it moves. When it misses the mark, it sits.
Take a look at your competition. Buyers already are.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Bothell
This is a really clean month for Bothell. The market is lining up across the board, and what you are seeing at the city level is matching what is happening in the different price ranges and housing types. Homes are still moving quickly, buyers are active, and sellers are getting very close to what they are asking for.
• Buyer Tip
When something is priced right and checks the boxes, it is still moving quickly. You do not need to rush into the wrong home, but you do need to be ready to act when the right one comes up.
• Seller Tip
This is a strong market if you are positioned correctly. Buyers are active, but they are still paying attention. If your home is priced right and shows well, it will move. If not, it will sit while others sell.
Why This Matters
Bothell is no longer a one-size-fits-all market. My goal with these monthly manual extractions is to ensure my clients are not making decisions based on outliers or old news. When you zoom out, the market looks simple. When you zoom in through the data I pull, you see where the leverage actually sits.
If you own a home in Bothell and want to know how these numbers impact you specifically, request your free personalized Bothell Snapshot here.
I also maintain a Bothell real estate Q&A section with current answers based on this market:
Bothell Market Questions
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
425-367-3881
Recent Bothell 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:
Explore More Market Reports
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:
Relocating to Bothell? Check out my community page here:
Moving to Bothell, WA? Real Estate Insights with Brandice Raybourn
Wondering how this applies to your home or search? Start here:
Bothell Real Estate Questions – April 2026
It depends on where you’re looking, but overall buyers are in a more comfortable position than they’ve been.
Across most price points, homes are still moving, but not instantly. That gives you time to look at multiple homes, compare options, and make a decision without feeling rushed.
That said, in Resale ranges like 600K to 749K, when the right home shows up, it still goes quickly. So you have breathing room, just not unlimited time.
Yes, if you’re realistic about how your home compares to others.
Homes are still selling very close to asking price across the board. That hasn’t changed. But buyers are paying attention.
If your home is priced right and shows well, it will move. If it doesn’t, it will sit. There’s enough inventory now for buyers to skip over anything that feels off.
It really comes down to how the home lines up with buyer expectations.
You can see it clearly in the data. Most price points are moving in about a week to two weeks, but there are still homes sitting longer.
Buyers are not just buying anything. They are comparing everything. So condition, pricing, layout, and even small details are making a big difference right now.
Not really.
At this point, that price point is mostly manufactured homes, modular homes, and some townhomes.
There really aren’t true detached single family homes showing up here anymore.
Right now, it’s the 750K to 949K range for resale.
You’ve got a good amount of inventory, strong pending activity, and homes moving in just over a week.
This is a range where buyers are very active, but also very clear on what they want. When a home checks the boxes, it doesn’t sit.
It’s one of the strongest and most consistent price points in the Bothell market right now.
View Latest Market Reports
Everett Washington Housing Market Update April 2026
By: Brandice Raybourn
Quick Take:
In my latest manual audit of the Everett market, I've identified a massive split that generic reports are missing.
Everett is splitting into completely different markets depending on price point.
We saw:
Homes under 750K moving fast with very little time to think
The 750K to 949K range flip from slow to extremely competitive almost overnight
Higher price points with low inventory just went from taking about 3 months to sell to a little over a week.
Condos stacking up and creating more negotiating room
New construction getting attention but not converting to closed sales at the same pace
Context matters this month. A lot.
If you’re buying or selling, your experience completely depends on where you sit.
Let’s walk through each housing type and then break down residential resale by price range.
Whole City Overview
The Everett market looks strong right now because the homes that are selling are moving quickly and holding their value.
On paper, that shows up as fast timelines and homes selling right at list price.
But that strength is largely coming from one new construction sale and residential resale under 949K, which is pulling the overall city numbers up.
So yes, the market looks strong at a glance, but it is not evenly strong across the board.
Want Brandice’s specific strategy for your price point? Request your Everett Snapshot here
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
New construction is pretty uneven right now in Everett.
There is a good amount of inventory, but only one home actually sold last month, which tells you a lot about what’s really happening.
What’s interesting is that the one that did sell went over list price, which you don’t see very often with new construction. It was a corner unit townhouse near Pinehurst Beverly Park, went under contract stupid fast, and stood out compared to everything else sitting.
Remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos are where inventory is stacking up the most.
Buyers have options, and they know it. That is creating a slower pace and more negotiation.
If you are selling a condo right now, you are competing directly with multiple similar options.
If you are buying, you have room to compare, negotiate, and take your time.
If you’re buying a condo, due diligence matters. Review HOA financials. Look at maintenance history. Make sure you understand the risk of special assessments before you close.
If you’re selling, pricing correctly still brings strong attention.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Townhomes
Townhomes are sitting in a middle ground.
They are still moving, just not as quickly as last month when things were flying off the market in about 6 days.
If you’re buying, you still need to be ready. Most are going pending in under 2 weeks. You have a little time, but not much, especially if it’s in a prime spot within the community.
If you’re selling and you’re in a good location within the complex, you’re in a strong position right now. Those units are standing out.
If you’re currently on the market and not getting traction, it’s worth looking closer at what’s happening inside your specific complex. That matters more here than the city as a whole. Have your agent pull that data, or reach out and I can break it down for you.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale by Price Point
My data shows that the Everett market looks strong at a glance, but as I dig into the resale numbers, the strength is actually quite fragile in specific pockets.
Under 599K
This range is still one of the most active parts of the market.
Buyers here are showing up and writing offers, but they are not rushing blindly. They are looking at multiple options and making decisions quickly once something feels right.
Homes that hit the market in good condition are moving fast. If something sits here, it usually comes down to condition or pricing.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
600K to 749K
This is still one of the strongest moving ranges right now, Just like last month's report.
Buyers here are decisive. They know what they want and they are acting quickly when they find it.
Homes are not lingering. Showings are efficient and offers are coming in without a lot of back and forth.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
750K to 949K
What a difference a month can make.
This range went from sitting around 74 days back in January to just 4 days now based on 20 sales. Last month we were at 17 days, so this has picked up fast.
This range is very active right now. Buyers do not have time to sit and think.
That said, you are still seeing a split. Some homes are selling immediately, while others are sitting depending on presentation and price.
If you’re a seller and you’re not one of the ones moving quickly, it’s time to take an honest look at your property. The market is clearly rewarding the homes that are dialed in.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
950K to 1.149M
This is where things start to slow down, but not in a bad way.
This range is actually seeing some of the longer timelines right now, second only to condos, which tells you buyers are taking a bit more time here before making a decision.
Sellers went from having around 34 buyers walking through their homes to about 5 before going under contract. Honestly, that’s a big shift, and for a lot of sellers, a welcome one.
There is not a lot of inventory here, and everything feels really balanced right now. You are seeing a lot of fives across the board with active, pending, sold, and even the number of buyers touring before a home goes under contract.
Buyers in this range are being very decisive. They are not touring everything, but when they do find the right home, they are moving forward.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.150M and Up
Inventory is very low, especially for everything above this price point. There are only a handful of options available, and that is creating pressure.
What really stands out is how quickly things shifted. This range went from sitting around 71 days last month to just 9 days now.
That kind of change tells you buyers are there, just waiting for the right opportunity.
Sellers are not seeing a ton of traffic per listing, so when a serious buyer comes through, there is a higher chance they are taking that first strong offer instead of waiting it out.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Everett
At a glance, Everett looks strong. Homes are moving quickly and holding their value. But once you break it down, that strength is not evenly spread across the market. Certain price points are moving fast and driving the numbers, while others are slower and giving buyers more room to negotiate.
• Buyer Tip
Do not assume you are in a competitive situation just because the overall market looks strong. Your experience depends on your price range. Some segments require quick decisions, others give you time and leverage.
• Seller Tip
If your home is not getting traction, it is not the market. It is positioning. The homes that are priced right and stand out are moving quickly. The ones that are not are getting passed over.
What This Means for Everett Buyers and Sellers
This is not a market you need to time.
It is a market you need to understand.
Some parts are moving fast. Some are slowing down. Most of the frustration people feel right now comes from assuming the entire market behaves the same.
It doesn’t.
And once you understand where your price point sits, everything starts to make a lot more sense.
Your strategy should match your price range and property type.
Everett is no longer a 'one-size-fits-all' market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on old news. — Brandice Raybourn
You do not need to time the market. You need to understand it.
If you own a home in Everett and thinking about selling and want to understand how this market impacts your specific position, request your free personalized Everett Snapshot here.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
425-367-3881
Relocating to Everett? Check out my community page here:
https://everett.snohomesbybrandice.com/home
View nearby market reports:
Lynnwood Housing Market Update April 2026 With Resale Price Point Breakdown
Bellevue Housing Market April 2026 Resale Price Point Breakdown
Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
Marysville WA Housing Market Update April 2026 with Resale Price Point Breakdown
Lake Stevens Housing Market Report April 2026 with Resale Price Point Breakdown
Snohomish Housing Market Update April 2026 with Resale Price Point Breakdown
Recent Everett Market Reports
April 2026 |
March 2026 |
February 2026 |
January 2026
Want to explore the full timeline?
View all Everett market reports here
Wondering how this applies to your home or search? Start here:
Everett Real Estate Questions – April 2026
It can be, but it really depends on your price point.
If you are under 750K, you are in a strong position. Buyers are active, homes are moving quickly, and there is not much room for hesitation on their side.
Between 750K and 949K, things are very active right now, but only for the homes that are priced right and show well. If you miss the mark, you will feel it.
Once you get above 950K, it becomes more selective. There are still buyers, but they are not touring everything and they are taking their time.
So yes, it can be a good time to sell, but only if your home is positioned correctly for your specific range.
Yes, but your experience will vary a lot depending on where you are looking.
In the lower and mid price ranges, you need to be ready to move. Homes are going quickly and the best ones are not sitting long.
Once you move into the higher price points, you start to get more breathing room. There is less competition and more opportunity to negotiate, especially if a home has been sitting.
Condos are where buyers have the most leverage right now. There are more options, and sellers are having to compete for attention.
So it is a good time to buy, you just need to understand where you have leverage and where you do not.
Some are, and some are not.
Homes under 750K and in that 750K to 949K range are moving very quickly right now, in some cases in just a few days.
But that is not happening everywhere.
Higher price points and condos are taking longer, and buyers are being more selective in those areas.
So when you hear that homes are selling fast, it is true, but only in certain parts of the market.
Yes, but not across the board.
In the more active price ranges, buyers are still competing and making quick decisions when the right home comes up.
But in other parts of the market, especially condos and some higher price points, buyers have more options and are not feeling as much pressure.
This is one of those markets where you can see multiple offers on one home and very little activity on another just down the street.
Because the homes that are selling are the ones that are priced right and moving quickly.
The lower and mid price ranges are doing a lot of the work right now and pulling the overall numbers up.
That is why you are seeing fast timelines and homes selling right at list price across the city.
But that does not mean every home is performing that way.
The market is strong on paper, but it is not evenly strong in real life.
View Latest Market Reports
Lynnwood Housing Market Update April 2026
By: Brandice Raybourn
I just finished my latest deep dive into the Lynnwood market, and one thing is very clear to me right now. This is no longer a market where everything sells.
Lynnwood is active. Buyers are out there. But they are paying attention. Homes are moving when they are priced right, especially in the more attainable price points, but I am seeing buyers walk away quickly from anything that feels off.
As you move up in price, that behavior becomes even more noticeable. Buyers are slowing down, comparing more, and being much more intentional with their decisions. Even though Lynnwood is still a strong, transit-driven market, more inventory is giving buyers room to think instead of react.
Whole City Overview
At a high level, Lynnwood still looks solid.
Homes are selling and buyers are active, but there are more listings than what is actually closing right now. That tells me buyers have options, and they are using them.
When a home is positioned correctly, it still moves in a reasonable timeframe and sellers are landing close to their original price.
But if it is not priced or presented right, it gets ignored.
For sellers, that is really what this market comes down to. The right setup gets rewarded. The wrong one sits.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
Buyers looking at new construction are weighing incentives and interest rates against resale competition simultaneously.
-
Brandice’s Insider Tip: For resale sellers, this matters more than you think. If your home feels dated or is priced too close to a new build, buyers are leaning toward the newer option every time. New construction is steady, but it has to compete for attention just like you do.
And don’t forget, 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 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
This is where things look the most dramatic this month, and where my manual analysis is vital. On paper, condos took a "hit," with the median price sitting at $334.5K compared to $717.5K last year.
It is important to understand my distinction here: This is not a market crash; it is a "mix shift." Last year, several high-end units closed, whereas this month, lower-priced units dominated the sales. Generic data groups these together, but in real-world terms, Lynnwood condos are still moving—buyers are just hyper-focused on HOA dues and total monthly costs.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Townhomes
Townhomes are still in a solid position.
They continue to offer that middle ground between condos and detached homes, and buyers like that flexibility.
These are moving when they are priced right and show well, but buyers are still comparing options closely.
In real-world terms, these showings convert when the layout works, the condition is clean, and the overall monthly cost makes sense.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale with Price Breakdown
This is where things really start to separate.
Under 699K
This range is getting harder and harder to track.
I had to move this range up because there were not enough resale homes selling to even get a clean read. That alone tells you how limited detached resale is at this price point in Lynnwood.
And if we are being honest, there still are not many options here.
For buyers, this means very limited inventory. For sellers, this is still a strong position if priced correctly.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$700K – $849K
This range is steady and very much part of the core market right now.
There is enough inventory for buyers to compare, but not so much that homes are sitting for long without a reason.
Buyers are active, but they are not rushing. They are looking closely at value, condition, and location before making decisions.
Homes move when they feel right. If they don’t, they sit.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$850K – $1.049M
This is one of the most active ranges in Lynnwood right now and has the most options for buyers.
With around 30 homes on the market, buyers have choices here, and you can feel that in how they behave.
They are comparing everything.
Homes that check the boxes move. Homes that miss something sit longer than expected.
For buyers, this is actually one of the more favorable ranges right now because of the amount of inventory available.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
$1.05M – $1.249M
This range changed fast in just one month.
Last month sellers were getting around 104.7 percent of their list price. This month that dropped to about 97.1 percent.
That is a noticeable shift.
Homes are still selling and they are moving fairly quickly, but it feels like sellers are taking the first strong offer instead of pushing.
That tells you buyers are either pushing back more or there are fewer competing offers.
Position and price are everything here.
You can clearly see which homes are easy sells and which ones are not.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.250M +
This range is still very quiet.
There were no recorded sales in March through NWMLS, but looking deeper there were actually a couple that closed.
One sat on the market for nearly five months, and there is another sitting at over 1200 days on market, which is wild.
When that finally sells, it is going to impact the numbers in a big way.
If you are selling in this range, you either need to be aggressive on price or have a lot of patience.
Buyers are looking, but they are extremely selective.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Lynnwood
Lynnwood has shifted into a much more precise market. Homes are still selling, but not automatically. Buyers are paying close attention to pricing, condition, and overall value, and they are walking away from anything that feels off. The higher you go in price, the more selective that behavior becomes.
• Buyer Tip
You are in a strong position to be selective. Take your time, compare options, and focus on value. When a home is priced right and stands out, that is when you move.
• Seller Tip
This is no longer a market where you can test the price. Buyers are paying attention to every detail. If your home is not positioned correctly, it will get passed over quickly.
Why This Matters
Lynnwood is no longer a "one-size-fits-all" market; it is a selective market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on "headline" numbers that don't tell the whole story. Interpreting the behavior of the buyers is what actually gets homes sold.
If you own a home in Lynnwood and thinking about selling and want to understand how this market impacts your specific equity position, request your free personalized Lynnwood Snapshot here.
I also maintain a Lynnwood real estate Q&A section with current answers based on this market:
Lynnwood Market Questions
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
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:
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:
Ready to see how this applies to your situation?
Lynnwood Real Estate Questions – April 2026
It can be, but it depends heavily on your price point and how your home compares to what else is out there.
If you are under about 850K, buyers are still very active and homes are moving when they are priced right. That part of the market still feels pretty strong.
Once you get into the 850K to 1.049M range, you have more competition. Buyers have options, so your home needs to stand out or it will sit.
Over 1.05M is where you really start to feel the shift. Buyers are more selective and sellers are not pushing prices as much as they were even a month ago.
If your home has been sitting, it is usually not the market. It is pricing, condition, or how it compares to other homes buyers are seeing.
For a lot of buyers, yes, because you actually have options right now.
There are more homes available than what is selling, especially in the mid price ranges. That means you can compare, take your time, and not feel rushed into a decision.
That said, the experience still depends on where you are buying.
Lower price points are still tight, so those can feel competitive.
Mid ranges like 700K to 1.049M give you the most opportunity to compare and negotiate.
Higher price points give you even more leverage, but also come with fewer truly strong options.
So it is less about timing and more about knowing how to navigate the range you are in.
It comes down to how the home is positioned.
Homes that are priced right, show well, and feel like a good value are still selling quickly, often in under two weeks.
But buyers are not overlooking flaws right now. If something feels overpriced, outdated, or just does not compete well with other options, they move on.
This is why you are seeing a mix of quick sales and homes sitting at the same time.
The market is not slow. It is selective.
This is where context really matters.
The median condo price dropped significantly compared to this time last year, but condos are all grouped together in the data. That means it does not separate smaller units from higher-end ones.
So what you are really seeing is a shift in what sold, not necessarily that every condo lost value overnight.
Earlier this year, more expensive condos sold, which pushed the numbers up. This month, more lower-priced units sold, which pulled the number down.
Right now, the 700K to 1.049M range is really the core of the market.
That is where you are seeing the most activity and, in some cases, the most inventory.
Buyers are active there, but they are also comparing everything. That means homes still need to be priced correctly to move.
Under that range is more limited, which creates demand.
Above that range is where things start to slow and buyers become more selective.
So most of the action is happening in that middle, but it is not automatic. Homes still need to earn their offers.
View Latest Market Reports
Bellevue Housing Market Update April 2026
By: Brandice Raybourn
Quick Take
In my latest review of the Bellevue housing market, I've identified a massive split that generic reports are missing. Inventory is up and homes are moving quickly across Bellevue. If you are selling a home right now and you are sitting, you need to take an honest look at your property. When a home is priced right and shows well, it is not sitting.
Inventory is sitting at 421 homes for sale, but 193 of those are condos. The next largest portion is new construction. There is not a lot of that inventory spread out across residential resale, which is why my data shows certain price points still feel incredibly tight.
The lower and mid price ranges are where things feel the most competitive right now. That is where buyers are running into each other and having to act quickly. Once you move up in price, things slow down just enough for buyers to think through decisions a bit more.
New construction is the outlier. It is moving, but with more patience and more negotiation happening, and the median sales price is sitting at 2.45M.
Overall, this is a strong, steady market. Sellers are getting results, but only when they meet buyer expectations. Buyers are active, very active across the board.
Quite a few homes in the 1.2M to 1.449M resale range went over list price, and a couple went well over.
Whole City
Homes are moving quickly, and sellers are still getting strong results, but buyers are not just throwing offers around blindly, at least not everywhere.
My analysis indicates this market is doing very well, but specific high-performing homes are pulling the averages up.
When you see homes going pending in under a week while still landing right around list price, that tells you buyers are active and serious. This market is doing very well, but some homes are pulling these averages up and bringing the days on market down.
For sellers, this is a good environment, but it is not a “price it however you want” market. The homes that are positioned well are the ones getting the attention and the offers.
New Construction
New construction is noticeably more patient. This longer timeline tells you buyers are taking their time. They expect value, finishes, and sometimes incentives.
- Brandice’s Insider Tip: Builders are still getting deals done, but there is more back-and-forth. Most are closing for less than the original list price.
- Remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Condos
Condos are holding 193 active listings right now.
The median sales price dropped quite a bit from last month’s 1.0915M and is now sitting at 760K. It is important to understand my distinction here: This does not mean condo values dropped; it means more lower-priced units sold this month. Everything is grouped together in generic data, which is why I manually separate it for my clients.
Buyers are active here, but more cautious. HOA dues, long-term value, and monthly costs are playing a bigger role in decision making.
Sellers are still seeing movement, just with a little more pause before offers come in.
Townhomes
Townhomes are one of the more interesting parts of the market right now.
They are moving quickly, very similar to single-family homes, and buyers are treating them like a real alternative instead of a compromise.
This usually means buyers are being priced out of single-family options or they simply prefer the lifestyle, and they are acting quickly when a good one hits the market.
Residential Resale by Price Point Breakdown
This is where you can really see how buyers are behaving.
Under 1.199M
This range is very limited and competitive. There is not a lot of inventory, and when something good comes up, buyers move quickly. This is where first-time buyers and entry buyers are competing the most.
1.2M to 1.449M
Let’s talk about this range for a second.
Seeing sellers get 105.2% of original list price is wild, but honestly, it should probably be higher based on what actually happened last month.
There were a lot of ramblers that hit the market in this range, and some went as high as 116.7% over list price. Nearly every single one went pending fast and over list price.
I looked to see if there was a pattern or location trend, but they were scattered all over the city. Buyers did not care about neighborhood in this case, they cared about the product.
The reason the percentage does not look even higher is because a few homes did not perform as well and brought the average down.
If you have a great rambler, in a great location, and it is priced right, you will likely see strong results right now.
This is one of the most aggressive parts of the market.
1.45M to 1.849M
Homes are selling quickly, but condition, layout, and location matter more here. Not everything gets the same response.
If you are on the market and you are not getting offers, this is where you need to take a step back and be honest with yourself.
1.85M to 2.149M
Just like the price points below, the pace is still strong.
Buyers are active, but they are not rushing the same way they are in the lower ranges. Homes are still selling around list price, but without that same intensity.
2.15M and Up
There is more inventory here and more choice, so buyers take more time.
This range actually has the most inventory in Bellevue for resale right now, but it is not the most competitive. It is steady.
Homes are still selling, but they need to stand out.
Brandice’s Final Thoughts on Bellevue
This is a strong market, but it is not a free for all. Homes are moving quickly and buyers are active, but that activity is not spread evenly across every price point. The lower and mid ranges are where most of the competition is happening, while higher price points are giving buyers a little more space to think through decisions.
• Buyer Tip
Your experience depends heavily on your price range. In the lower and mid ranges, you need to be ready to act quickly when the right home comes up. As you move up in price, you gain more time and more negotiating power.
• Seller Tip
This is a great market if you are positioned correctly. The homes that are priced right and show well are getting strong results. If your home is sitting, it is worth taking a hard look at pricing, presentation, and how it compares to what buyers are choosing.
Why This Matters
Bellevue is no longer a one-size-fits-all market. My goal with these monthly manual extractions is to ensure my clients aren't making decisions based on old news or broad city averages.
If you are in a lower price range, it feels competitive. If you are in a higher range, it feels selective. You do not need to time the market—you need to understand your specific slice of it.
If you own a home in Bellevue and want to know how these numbers impact your equity specifically, request your free personalized Bellevue Equity Snapshot here.
Brandice Raybourn
Coldwell Banker Danforth
brandice@snohomesbybrandice.com
Read last month's report here: Bellevue Housing Market Update | March 2026
Compare this report: Bellevue Housing Market Update | April 2025
Read report for nearby city:
Lynnwood Housing Market Update April 2026 With Resale Price Point Breakdown
Everett Housing Market Update April 2026 With Resale Price Point Breakdown
Bothell Housing Market Update April 2026 with Resale Price Point Breakdown
Marysville WA Housing Market Update April 2026 with Resale Price Point Breakdown
Snohomish Housing Market Update April 2026 with Resale Price Point Breakdown
Lake Stevens Housing Market Report April 2026 with Resale Price Point Breakdown
Relocating to Bellevue? Check out my community page here:
Moving to Bellevue, WA? Real Estate Insights with Brandice Raybourn
Recent Bellevue Market Reports
April 2026
March 2026
February 2026
January 2026
Under $1.149M
Wondering how this applies to your home or search? Start here:
Bellevue Real Estate Questions – April 2026
Yes, but only if you are realistic.
Homes are moving quickly across Bellevue, but not everything is getting the same response. If your home is priced right and shows well, buyers are there and you will likely see strong activity pretty fast.
If it is sitting, the market is not slow, it is reacting to your pricing or presentation. This is not a market where you can just test a number and wait.
It depends on where you are buying.
If you are in the lower and mid price ranges, it can feel competitive and fast. You may run into other buyers and need to make decisions quickly.
If you are in higher price points or looking at new construction, you have more room to think, compare, and even negotiate a bit.
So yes, it can be a good time to buy, you just need to understand what your price range actually feels like right now.
Some are, but not all.
The clearest example right now is the 1.2M to 1.449M range, where multiple homes went well over list price, especially properties like ramblers that buyers are actively looking for.
At the same time, there are homes in other ranges selling right at list price or even below, which is why the averages can feel misleading.
This is very property specific right now.
Buyers are active, very active.
You can see it in how quickly homes are going pending across multiple price points. The difference is buyers are being more selective about where they act.
They are not chasing everything, but when a home feels right, they are moving quickly and confidently.
There can be, depending on the situation.
In competitive price ranges, especially under about 1.45M, there is usually very little room. Buyers are moving quickly and competing when the home is right.
In higher price points and new construction, there is more flexibility. Buyers have more options, take more time, and sellers are more open to negotiating.
So negotiation really depends on the type of home and price point, not just the market as a whole.
