The Snohomish residential resale market is one of the most interesting patterns I have seen in a while. It is not behaving like one big market. It is split almost perfectly between price tiers, and each tier is sending a completely different message. These numbers are for residential resale only.

Here is the detailed breakdown of what each price range is saying, and what it means for both buyers and sellers right now.

Under 599,000 — Seller market

This price range is still very competitive. Inventory is low at only three active homes, and things are going under contract quickly. Homes are selling in a week on average and closing slightly above their original list price. That tells you buyers are still coming in strong at the lower end of the market.

For sellers:
You have the advantage here. Pricing correctly and prepping the home well will still get you a fast offer and strong terms. You do not need to underprice to get attention in this range.

For buyers:
Expect competition. The homes that are priced correctly move fast, so be ready to tour quickly and write clean offers.

600,000 to 749,000 — Seller market

This tier is almost identical in behavior to the lower range. Inventory is tight. Homes are selling in around two weeks and holding one hundred percent of their original price. Buyers are still showing up in good numbers, and the demand is strong enough to keep sellers in control.

For sellers:
This is still a great time to list. If your home is priced appropriately and looks good online, it should get solid traffic and a straightforward path to an offer.

For buyers:
You will find more options here than under 599,000, but you are still in a competitive segment. Focus on well-priced homes because they go first.

750,000 to 949,000 — Buyer market

This is where the shift happens. Homes in this range are sitting much longer at sixty seven days on average. Prices are softening, and sellers are getting around ninety five percent of their original price. Buyers have noticeably more leverage here.

For sellers:
Expect longer days on market. Pricing and presentation matter more than ever. You will need to stand out against your competition. The buyers who are shopping in this price point have options and will take their time.

For buyers:
This is a much more relaxed segment. You can negotiate more, you have choices, and you do not need to rush unless a home is truly special.

950,000 to 1,149,000 — Buyer market

This tier follows the same pattern as the mid range. Homes are taking around sixty five days to sell, and sellers are landing just under ninety nine percent of their original list price. Buyers have time and room to work with.

For sellers:
Be prepared for a slower process. Buyers in this price range are selective. A strong pricing strategy and professional prep are crucial. You may need to be flexible on terms or small concessions.

For buyers:
This is another sweet spot for negotiating. You have the ability to take your time, compare homes, and make thoughtful decisions.

1.150 million and up — Neutral market with a slight seller edge

This is the most balanced tier in Snohomish right now. Inventory is higher at forty two active homes, but buyers are still engaging with seventeen pendings and fifteen closed sales. Homes are taking about a month to sell and closing at just under ninety seven percent of original price. It is not a runaway seller market, but it is not a buyer dominated one either.

For sellers:
This tier rewards realistic pricing. If you come on too high, the market will make you wait. If you are priced correctly, there is enough activity to get you moving without too much stress.

For buyers:
This is the most even playing field in Snohomish right now. You are not fighting intense competition, but you also need to be prepared for well priced homes to move at a normal pace.

Final Thoughts

Snohomish is an excellent example of why citywide averages never tell the whole story. The lower ranges are still moving fast with strong seller demand. The mid price points have clearly softened, giving buyers leverage and time. The highest tier is sitting in the middle, not leaning too strongly either way.

Price point matters. Strategy matters. And understanding which part of the Snohomish market you are stepping into will make a huge difference in how you plan your move.

Relocating to Snohomish Washington? Check out my community page: Moving to Snohomish, WA? Real Estate Insights with Brandice Raybourn