Snohomish Housing Market | February 2026 with Price Point Breakdown

by Brandice Raybourn

Quick Take

This Snohomish housing market update reflects January 2026 activity and shows a market that is slower, more deliberate, and far less forgiving than it was during peak years. Buyers are taking their time, sellers are becoming more realistic, and outcomes depend heavily on price point, condition, and strategy.

January’s numbers reflect a very typical winter slowdown. Nearly all housing types and price points are seeing longer days on market, showing just how patient both buyers and sellers have become. Even so, the market is still functioning, with 47 homes selling in January. One important trend this month is that several higher-priced homes that had been on the market for quite some time finally closed, pushing averages higher across the board.

That is exactly why looking beyond citywide averages matters, especially in a market that has felt uncertain for many.

Snohomish Whole City Snapshot

At a high level, Snohomish remains active, but clearly slower. Homes are selling, contracts are being written, and buyers are engaged, but urgency is low. Longer days on market across the city reflect winter seasonality and the fact that many of the homes closing this month had been listed for quite some time.

This is not a stalled market — patience is simply becoming the new norm.

Source: NWMLS | Analysis by Brandice Raybourn

New Construction Homes

New construction continues to be one of the more stable housing types in Snohomish, and even across Snohomish and King counties, though the slowdown is noticeable here as well. Buyers remain attracted to newer homes with modern layouts and lower short-term maintenance, but decisions are taking longer.

Homes that are priced realistically and positioned well are still moving. Builders who are pushing pricing or offering fewer incentives than their competitors are seeing longer timelines.

Source: NWMLS | Analysis by Brandice Raybourn

Condos

The condo market is cautious. Buyers are weighing value carefully and are no longer rushing decisions, which is a consistent theme this month. Longer days on market reflect a negotiation-friendly environment where buyers feel comfortable taking their time.

For sellers, pricing, condition, and HOA clarity matter more than ever. Buyers have leverage in this segment.

Source: NWMLS | Analysis by Brandice Raybourn

Townhomes

Townhomes continue to perform relatively well compared to other housing types, but they are not immune to the seasonal slowdown. Buyer interest remains steady, especially among those looking for lower maintenance than a detached home without moving into higher price points.

Well-priced townhomes are still selling. Others are taking longer as buyers compare options.

Source: NWMLS | Analysis by Brandice Raybourn

Want to See What’s Happening Right Now?

This report shows last month. If you're making a move today, the market has already shifted.

I track what’s happening in real time using the last 14 days of NWMLS activity so you can see exactly what buyers and sellers are doing in your price range right now.

You don’t need another report. You need to know what’s happening before you make a move.

Reach out directly brandice@brandiceraybourn.com

Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.

Residential Resale by Price Point

Under $649K

This range was expanded to $649K due to extremely limited resale inventory below this level. Snohomish is slowly becoming a market where first-time buyers need a stronger budget to enter, and resale options remain scarce.

This continues to be one of the tightest price ranges in Snohomish. Demand still exists, but winter conditions are slowing buyer decision-making. Homes are no longer flying off the market in days, even at the entry level.

Sellers still hold an advantage here, though patience is required.

Source: NWMLS | Analysis by Brandice Raybourn

$650K – $849K

This price range is feeling the slowdown more clearly. Buyer activity and available inventory are closely matched, and homes are spending more time on the market. Some of the longer timelines reflect homes that sold last month after sitting for extended periods, which has pushed averages higher.

Presentation and pricing play a major role in how quickly a home moves. Homes priced competitively are still selling, while others are sitting as buyers take their time.

Source: NWMLS | Analysis by Brandice Raybourn

$850K – $1.049M

This is where the market noticeably shifts. Buyers have options and are more deliberate, with many homes seeing significant buyer traffic before going under contract. Longer days on market are common, and sellers should expect fewer impulsive offers.

This range requires realistic pricing and a clear understanding of the competition.

Source: NWMLS | Analysis by Brandice Raybourn

$1.05M – $1.249M

This segment is clearly slower and more buyer-friendly. Homes are taking significantly longer to sell, and buyers are analytical and patient.

Many of the homes closing in this range had been on the market for an extended period, which is pulling averages higher and contributing to longer timelines overall.

Source: NWMLS | Analysis by Brandice Raybourn

$1.25M and Above

This price range saw the highest number of homes sold this month. That does not indicate a surge in luxury demand. Instead, it reflects homes that had been sitting on the market finally finding the right buyer.

These longer timelines are skewing overall averages upward and contributing to the perception of a slower market citywide. Sellers in this range should expect patience to be part of the process unless a home truly stands out.

Source: NWMLS | Analysis by Brandice Raybourn

Brandice’s Final Thoughts on Snohomish

This is a slower, more patient market than what most people are used to seeing. Homes are still selling, but timelines are longer and buyers are taking their time. A lot of the data this month is being influenced by homes that sat through the winter and finally closed, which makes the market look more active than it actually feels day to day.

• Buyer Tip
You have more time than you think right now. Use it. Pay attention to value, condition, and how long homes have been sitting. There is opportunity here if you stay patient.

• Seller Tip
You need a strategy going into this market. Buyers are not rushing and they are not overpaying. If your home is not priced right from the start, you will feel it in your days on market.

Ready to Talk Through Your Situation

These are the same reports I use when advising buyers and sellers on pricing, timing, and strategy. If you want to understand how this market applies to your specific home or price range in Snohomish, I’m always happy to walk through it with you.

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

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