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Snohomish Monthly Housing Report
Snohomish Housing Market Report
August 2026 | Buyers Chased What They Couldn't Replace
Quick Take
Snohomish Buyers Had Choices, and the Details Mattered
Snohomish had 288 homes for sale in July, 30.3% higher than one year earlier. Pending sales were 16.2% lower.
Housing type and price range changed the experience. The sections below compare residential resale, new construction, condos, townhouses, and every supplied resale price point.
My bottom line: Buyers responded when price, condition, location, presentation, and rarity gave them a clear reason to act.
What Happened Across Snohomish in July 2026?
This section covers all Snohomish property types reported by the NWMLS. The housing-type and resale sections below show why the citywide average did not describe every buyer or seller.
Snohomish Whole-City Snapshot
Snohomish | July 2026
- Homes for sale
- 288 July 2025: 221 | 30.3% higher
- Went under contract
- 88 July 2025: 105 | 16.2% lower
- Closed sales
- 99 July 2025: 98 | 1.0% higher
- Time to contract*
- 13 days July 2025: 19 days | 6 days faster
- Original asking received*
- 97.3% July 2025: 98.3% | 1.0 points lower
- Median sales price
- $980,000 July 2025: $903,800 | 8.4% higher
Snohomish Whole-City Snapshot had 288 homes available, 88 pending sales, and 99 closings. Successful sales took 13 days. The middle seller retained 97.3% of original asking price.
Listings That Did Not Sell
37 Snohomish Listings Did Not Sell
These listings left the market without a completed sale. Buyer activity did not guarantee success when price, condition, presentation, or direct competition created resistance.
Next, compare condos, townhouses, and new construction.
Continue to housing types →How Did Snohomish Housing Types Perform?
Residential resale, new construction, condominiums, and townhouses produced materially different timelines, price results, and negotiating conditions during July.
Residential Resale
Snohomish | July 2026
- Homes for sale
- 147 July 2025: 119 | 23.5% higher
- Went under contract
- 48 July 2025: 53 | 9.4% lower
- Closed sales
- 63 July 2025: 51 | 23.5% higher
- Time to contract*
- 10 days July 2025: 19 days | 9 days faster
- Original asking received*
- 97.6% July 2025: 97.8% | 0.2 points lower
- Median sales price
- $1,015,000 July 2025: $1,030,000 | 1.5% lower
Residential Resale had 147 homes available, 48 pending sales, and 63 closings. Successful sales took 10 days. The middle seller retained 97.6% of original asking price.
Snohomish Residential Resale Summary for July 2026
Compared with July 2025, inventory was 23.5% higher, pending sales were 9.4% lower, and closings were 23.5% higher.
Timing was 9 days faster and the asking-price result was 0.2 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
New Construction
Snohomish | July 2026
- Homes for sale
- 31 July 2025: 36 | 13.9% lower
- Went under contract
- 14 July 2025: 29 | 51.7% lower
- Closed sales
- 7 July 2025: 30 | 76.7% lower
- Time to contract*
- 4 days July 2025: 16 days | 12 days faster
- Original asking received*
- 97.7% July 2025: 100.0% | 2.3 points lower
- Median sales price
- $649,995 July 2025: $717,495 | 9.4% lower
New Construction had 31 homes available, 14 pending sales, and 7 closings. Successful sales took 4 days. The middle seller retained 97.7% of original asking price.
Snohomish New Construction Summary for July 2026
Compared with July 2025, inventory was 13.9% lower, pending sales were 51.7% lower, and closings were 76.7% lower.
Timing was 12 days faster and the asking-price result was 2.3 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
Condominiums
Snohomish | July 2026
- Homes for sale
- 20 July 2025: 12 | 66.7% higher
- Went under contract
- 3 July 2025: 5 | 40.0% lower
- Closed sales
- 8 July 2025: 1 | 700.0% higher
- Time to contract*
- 26 days July 2025: 26 days | unchanged
- Original asking received*
- 97.2% July 2025: 96.4% | 0.8 points higher
- Median sales price
- $550,000 July 2025: $529,950 | 3.8% higher
Condominiums had 20 homes available, 3 pending sales, and 8 closings. Successful sales took 26 days. The middle seller retained 97.2% of original asking price.
Snohomish Condominiums Summary for July 2026
Compared with July 2025, inventory was 66.7% higher, pending sales were 40.0% lower, and closings were 700.0% higher.
Timing was unchanged and the asking-price result was 0.8 points higher. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
Townhouses
Snohomish | July 2026
- Homes for sale
- 15 July 2025: 7 | 114.3% higher
- Went under contract
- 0 July 2025: 2 | 100.0% lower
- Closed sales
- 3 July 2025: 1 | 200.0% higher
- Time to contract*
- 27 days July 2025: 26 days | 1 days slower
- Original asking received*
- 96.2% July 2025: 96.4% | 0.2 points lower
- Median sales price
- $480,000 July 2025: $529,950 | 9.4% lower
Townhouses had 15 homes available, 0 pending sales, and 3 closings. Successful sales took 27 days. The middle seller retained 96.2% of original asking price.
Snohomish Townhouses Summary for July 2026
Compared with July 2025, inventory was 114.3% higher, pending sales were 100.0% lower, and closings were 200.0% higher.
Timing was 1 days slower and the asking-price result was 0.2 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
Next, see how residential resale changed across five price ranges.
Continue to price ranges →How Did Snohomish Residential Resale Price Ranges Perform?
Each price range below keeps its July inventory, buyer activity, successful-sale speed, showings, negotiation result, and interpretation together.
Under $650K
Snohomish | July 2026
- Homes for sale
- 3 July 2025: 3 | unchanged
- Went under contract
- 4 July 2025: 2 | 100.0% higher
- Closed sales
- 7 July 2025: 1 | 600.0% higher
- Time to contract*
- 55 days July 2025: 21 days | 34 days slower
- Original asking received*
- 95.6% July 2025: 96.8% | 1.2 points lower
- Median sales price
- $595,000 July 2025: $605,000 | 1.7% lower
Under $650K had 3 homes available, 4 pending sales, and 7 closings. Successful sales took 55 days. The middle seller retained 95.6% of original asking price.
Snohomish Under $650K Summary for July 2026
Compared with July 2025, inventory was unchanged, pending sales were 100.0% higher, and closings were 600.0% higher.
Timing was 34 days slower and the asking-price result was 1.2 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
$650K to $849K
Snohomish | July 2026
- Homes for sale
- 30 July 2025: 15 | 100.0% higher
- Went under contract
- 10 July 2025: 14 | 28.6% lower
- Closed sales
- 10 July 2025: 9 | 11.1% higher
- Time to contract*
- 9 days July 2025: 10 days | 1 days faster
- Original asking received*
- 100.0% July 2025: 100.0% | unchanged
- Median sales price
- $793,500 July 2025: $749,959 | 5.8% higher
$650K to $849K had 30 homes available, 10 pending sales, and 10 closings. Successful sales took 9 days. The middle seller retained 100.0% of original asking price.
Snohomish $650K to $849K Summary for July 2026
Compared with July 2025, inventory was 100.0% higher, pending sales were 28.6% lower, and closings were 11.1% higher.
Timing was 1 days faster and the asking-price result was unchanged. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
$850K to $1.05M
Snohomish | July 2026
- Homes for sale
- 33 July 2025: 26 | 26.9% higher
- Went under contract
- 14 July 2025: 15 | 6.7% lower
- Closed sales
- 17 July 2025: 16 | 6.2% higher
- Time to contract*
- 20 days July 2025: 21 days | 1 days faster
- Original asking received*
- 100.0% July 2025: 97.7% | 2.3 points higher
- Median sales price
- $989,995 July 2025: $903,800 | 9.5% higher
$850K to $1.05M had 33 homes available, 14 pending sales, and 17 closings. Successful sales took 20 days. The middle seller retained 100.0% of original asking price.
Snohomish $850K to $1.05M Summary for July 2026
Compared with July 2025, inventory was 26.9% higher, pending sales were 6.7% lower, and closings were 6.2% higher.
Timing was 1 days faster and the asking-price result was 2.3 points higher. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
$1.05M to $1.25M
Snohomish | July 2026
- Homes for sale
- 38 July 2025: 26 | 46.2% higher
- Went under contract
- 13 July 2025: 8 | 62.5% higher
- Closed sales
- 9 July 2025: 14 | 35.7% lower
- Time to contract*
- 13 days July 2025: 23 days | 10 days faster
- Original asking received*
- 96.5% July 2025: 97.8% | 1.3 points lower
- Median sales price
- $1,125,000 July 2025: $1,112,500 | 1.1% higher
$1.05M to $1.25M had 38 homes available, 13 pending sales, and 9 closings. Successful sales took 13 days. The middle seller retained 96.5% of original asking price.
Snohomish $1.05M to $1.25M Summary for July 2026
Compared with July 2025, inventory was 46.2% higher, pending sales were 62.5% higher, and closings were 35.7% lower.
Timing was 10 days faster and the asking-price result was 1.3 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
$1.25M to $1.45M
Snohomish | July 2026
- Homes for sale
- 13 July 2025: 19 | 31.6% lower
- Went under contract
- 2 July 2025: 9 | 77.8% lower
- Closed sales
- 12 July 2025: 3 | 300.0% higher
- Time to contract*
- 7 days July 2025: 8 days | 1 days faster
- Original asking received*
- 98.4% July 2025: 97.7% | 0.7 points higher
- Median sales price
- $1,332,750 July 2025: $1,300,000 | 2.5% higher
$1.25M to $1.45M had 13 homes available, 2 pending sales, and 12 closings. Successful sales took 7 days. The middle seller retained 98.4% of original asking price.
Snohomish $1.25M to $1.45M Summary for July 2026
Compared with July 2025, inventory was 31.6% lower, pending sales were 77.8% lower, and closings were 300.0% higher.
Timing was 1 days faster and the asking-price result was 0.7 points higher. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
$1.45M or More
Snohomish | July 2026
- Homes for sale
- 30 July 2025: 30 | unchanged
- Went under contract
- 5 July 2025: 5 | unchanged
- Closed sales
- 8 July 2025: 8 | unchanged
- Time to contract*
- 8 days July 2025: 24 days | 16 days faster
- Original asking received*
- 96.3% July 2025: 97.3% | 1.0 points lower
- Median sales price
- $1,645,000 July 2025: $1,691,500 | 2.7% lower
$1.45M or More had 30 homes available, 5 pending sales, and 8 closings. Successful sales took 8 days. The middle seller retained 96.3% of original asking price.
Snohomish $1.45M or More Summary for July 2026
Compared with July 2025, inventory was unchanged, pending sales were unchanged, and closings were unchanged.
Timing was 16 days faster and the asking-price result was 1.0 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.
You’ve completed the detailed market breakdown. Continue with common questions.
Continue to questions →Neighborhood Competition
Snohomish Neighborhood Competition and Standout Sales
Buyers often shop by budget before they shop by neighborhood. These price bands show where inventory accumulated, where closed homes moved fastest, and where sellers kept the most negotiating power.
Wow, this is where the Snohomish market got really interesting. The median result was 100% of original asking price in the $650,000 to $1.049 million ranges, while every other price range finished below asking. Even those medians do not show how intense the competition became for a handful of special properties.
A Storm Lake property on a huge lot sold in two days and 4.1% above asking. A Fobes Hill home above $1.45 million also found a buyer in two days and sold about 2% over list. In Maltby, a home listed at $1.249 million sold for $1.4 million, nearly 12% above asking. That sale jumped into an entirely different price range.
A Seattle Hill rambler sold in two days and nearly 5% above asking. A 1912 farmhouse in Three Lakes sold around 7% over list. A Lake Roesiger waterfront home listed near $699,000 sold about 8% above asking in five days, and a Pilchuck River property sold roughly 7.5% above asking in five days.
These wins were spread across the city and across price points. The common thread was not one neighborhood. It was scarcity and broad appeal. Waterfront, riverfront, acreage, character, and a rambler layout can attract several types of buyers at once. When multiple buyer groups see the same property as hard to replace, competition can escalate very quickly.
June raised the question of whether luxury buyers were cooling or simply becoming more selective. July answered it. They were still very much in the market, but they reserved their strongest offers for homes that felt rare. The waterfront, riverfront, acreage, and standout higher-end sales are the proof.
Questions Raised by the Data
What Does Snohomish's July Market Actually Mean?
Does the citywide median describe every Snohomish home?
No. The citywide figures combine different housing types, sizes, conditions, locations, and price ranges. A specific home should be compared with similar properties and its direct competition.
Where did successful residential resale homes move fastest?
The $1.25M to $1.45M range had a median of 7 days among successful sales. That result describes the middle successful sale in that range, not every active listing.
Why can buyers have choices while some homes still receive strong offers?
More inventory gives buyers permission to compare. Homes can still create competition when their price, condition, location, presentation, lot, or rarity makes them stand out from the alternatives.
Complete Market Conclusion
Snohomish Housing Market Conclusion for July 2026
Snohomish was not one market. Housing type, price range, and the individual property changed the result.
Citywide inventory was 30.3% higher, pending sales were 16.2% lower, and closings were 1.0% higher than in July 2025.
The median successful sale took 13 days and received 97.3% of original asking price. Median sale price was $980,000 and median price per square foot was $429.
Residential Resale: 147 homes were available, 48 went pending, and 63 closed. The successful median was 10 days. The middle seller received 97.6% of asking.
New Construction: 31 homes were available, 14 went pending, and 7 closed. The successful median was 4 days. The middle seller received 97.7% of asking.
Condominiums: 20 homes were available, 3 went pending, and 8 closed. The successful median was 26 days. The middle seller received 97.2% of asking.
Townhouses: 15 homes were available, 0 went pending, and 3 closed. The successful median was 27 days. The middle seller received 96.2% of asking.
The resale price ranges below show why the citywide average did not describe every seller. Fast timing or a strong asking-price result in a small sample should be treated as evidence about those particular successful sales, not as a guarantee for every listing.
Under $650K: 3 homes were available, 4 went pending, and 7 closed. Successful sales took 55 days. The middle seller received 95.6% of asking.
$650K to $849K: 30 homes were available, 10 went pending, and 10 closed. Successful sales took 9 days. The middle seller received 100.0% of asking.
$850K to $1.05M: 33 homes were available, 14 went pending, and 17 closed. Successful sales took 20 days. The middle seller received 100.0% of asking.
$1.05M to $1.25M: 38 homes were available, 13 went pending, and 9 closed. Successful sales took 13 days. The middle seller received 96.5% of asking.
$1.25M to $1.45M: 13 homes were available, 2 went pending, and 12 closed. Successful sales took 7 days. The middle seller received 98.4% of asking.
$1.45M or More: 30 homes were available, 5 went pending, and 8 closed. Successful sales took 8 days. The middle seller received 96.3% of asking.
If I had to sum up Snohomish in one sentence: buyers had choices, but they still acted when a home made its value, condition, location, or uniqueness clear.
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Snohomish Snohomish Whole-City Snapshot Summary for July 2026
Compared with July 2025, inventory was 30.3% higher, pending sales were 16.2% lower, and closings were 1.0% higher.
Timing was 6 days faster and the asking-price result was 1.0 points lower. These figures describe successful sales, so property mix, condition, location, and direct competition still matter.