Lake Stevens Housing Market Update

By Brandice Raybourn

When you look at the Lake Stevens housing market as a whole, November 2025 shows a market that is active but clearly more measured than last year. Homes are still selling, but buyers are taking their time, inventory is higher, and pricing strategy matters more than ever.

Citywide, the median sales price dipped slightly compared to last year, while inventory and days on market both increased. Sellers are averaging just under original list price, which reflects a shift away from the fast-paced conditions we saw in prior years. This is not a market that is falling apart, but it is one where buyers are more selective and sellers need to be realistic.

That said, Lake Stevens is not behaving like one single market. Each price range is telling a different story, which is why breaking this down by price point gives a much clearer picture of what buyers and sellers are actually experiencing.

 

Under $600K — Slowing but Still Competitive

The under $600K segment has noticeably slowed compared to last year. Days on market jumped significantly, and sellers are averaging several percentage points under list price. Price reductions are common in this range right now.

Inventory is still limited for detached single-family homes, which keeps competition steady when something well priced comes on the market. Most available options tend to be older homes that need updates, newer townhomes, or mobile homes on land. Buyers are active, but they are cautious and far less willing to overpay.

$601K–$799K — Steady and Balanced

This price range remains one of the most stable segments of the Lake Stevens market. Closed sales, inventory, and days on market are holding fairly close to last year’s pace.

Homes are taking a bit longer to sell, but sellers are still receiving close to original list price when pricing and condition align. This range offers a solid mix of resale homes and newer construction, which continues to attract buyers looking for value without moving into higher price points.

Overall, this segment reflects a balanced market with consistent activity.

$800K–$1.049M — Cooling with Growing Inventory

The $800K to $1.049M range is showing clear signs of cooling. Inventory has increased substantially, days on market have jumped, and closed sales are lower than last year.

Buyers in this range are more cautious and many are sitting on the sidelines, waiting for either better pricing or clearer value. Sellers are facing more competition and need to be strategic with pricing, presentation, and expectations.

This range includes many well-located homes, larger lots, and higher-end finishes, but demand is more selective than it was previously.

$1.05M–$1.299M — Low Competition, Slower Movement

Homes in this price range are taking significantly longer to go under contract, often stretching beyond three months. Buyer competition is low, and sellers are averaging well below original list price.

The one bright spot here is that median prices are still up year over year, showing that value remains strong for the right properties. However, patience is required on both sides, and pricing accuracy is critical.

$1.15M+ — Unique Homes, Targeted Buyers

At the top end of the Lake Stevens market, inventory includes a wide range of unique properties. Buyers have options, including brand new construction, sprawling estates, waterfront homes, and even properties within Frontier Airpark, offering air rights and runway access in Lake Stevens’ aviation community.

This segment attracts a smaller, more targeted buyer pool. Homes are still selling, but sellers should expect longer timelines and thoughtful negotiation rather than quick multiple-offer scenarios.

The Big Picture

Lake Stevens continues to be a desirable place to live, but the market has shifted into a more thoughtful, value-driven environment. Buyers are no longer rushing, and sellers need to understand where their home fits within today’s conditions, not last year’s headlines.

This is exactly why I analyze the Lake Stevens housing market by price point instead of relying on citywide averages. The experience of buying or selling here depends heavily on price range, property type, and positioning.

If you are thinking about buying or selling a home in Lake Stevens and want to understand how this market applies to your specific situation, I’m always happy to talk it through.

Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
425-367-3881
brandice@snohomesbybrandice.com

If you are thinking about relocating to Lake Stevens, check out my community page here: Moving to Lake Stevens, WA? Real Estate Insights with Brandice Raybourn

Lake Stevens Market Update — October 2025

Quick read (what changed):

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

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

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

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

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

What this means (by stat)
Closed Sales

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

Inventory (Homes for Sale)

Active listings rose sharply:

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

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

Whole city: +74.4% YoY.

Days on Market

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

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

Prices

The citywide median is steady at $750K.

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

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

% of Original List Price

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

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

Seller Playbook

Price to your bracket, not the headline.

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

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

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

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

Buyer Playbook

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

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

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

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

 

What this means (by stat)
Closed Sales

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

Inventory (Homes for Sale)

Active listings rose sharply:

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

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

Whole city: +74.4% YoY.

Days on Market

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

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

Prices

The citywide median is steady at $750K.

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

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

% of Original List Price

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

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

Seller Playbook

Price to your bracket, not the headline.

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

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

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

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

Buyer Playbook

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

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

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

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