Snohomish Housing Market Update | November 2025

by Brandice Raybourn

Quick Take:

The Snohomish housing market is doing something that citywide headlines completely miss. It is not acting like one market at all. It is split by price point, and each range is behaving very differently right now. That is why looking at averages alone does not tell the full story.

Snohomish Market Snapshot | Whole City

Across the city, inventory is up and homes are taking longer to sell compared to last year. Sales volume has slowed, which is typical heading into late fall, but prices have not collapsed. In fact, the median sales price is up year over year, and sellers are still walking away with just under full asking price on average.

This creates a misleading picture if you stop here. The real story starts once you look at each price point separately.

Residential Resale Only

Under 600K

This is still one of the most competitive parts of the Snohomish market. Inventory is extremely limited, and when a well priced home hits the market, buyers move quickly. Homes are going pending in about a week and closing right at asking price.

What this feels like in real life is urgency. Buyers need to be ready to tour quickly and act decisively. Sellers still have leverage here, and strong pricing paired with good presentation is enough to attract serious offers without needing to overcompensate.

Affordable options do exist in Snohomish, but there are not many of them, which keeps this range tight.

601K to 849K

This range is still active, but the tone is starting to shift. Inventory has increased compared to last year, and homes are taking a bit longer to sell. Prices are holding, but sellers are no longer pushing past list price.

For buyers, this range feels calmer. There are more options, and you have time to compare homes instead of rushing into the first one that hits the market. For sellers, pricing strategy matters more than it did earlier in the year. Homes that come out too high tend to sit, while well positioned listings still move.

This is where the market starts to reward realism on both sides.

850K to 1.149M

This range has clearly cooled. Fewer homes are selling, inventory has grown, and prices are down compared to last year. Homes are taking close to a month to go pending, and sellers are negotiating more than they were previously.

Buyers in this range have options and they know it. They are comparing condition, layout, location, and overall value very closely. Sellers who want movement need to stand out, either through pricing, preparation, or flexibility on terms.

This range feels slower and more selective, with buyers taking their time and sellers adjusting expectations.

1.050M to 1.349M

This range has stayed relatively steady. Days on market have not changed much year over year, and prices have seen a modest increase. Sellers are still getting close to asking price, and the pace feels stable rather than rushed or stalled.

This part of the market feels balanced. Buyers are thoughtful but active, and sellers who price correctly are still seeing results without extreme delays.

1.3M and Up

This is where the slowdown is most noticeable. Homes are taking significantly longer to sell compared to last year, with days on market stretching out dramatically. Prices are down year over year, and sellers are negotiating more than before.

This range covers a wide variety of homes, but the overall trend is clear. Buyers are cautious, patient, and very value focused. Sellers who are priced too aggressively are waiting, sometimes for months, while those who align with current market conditions have a better chance of finding the right buyer.

This range requires strategy and patience, especially for sellers.

Brandice’s Final Thoughts on Snohomish

This is where the pattern starts. Snohomish is not behaving like one market, and if you rely on citywide numbers, you are going to miss what is actually happening. The lower price points are still moving quickly with strong demand, while the mid and upper ranges are already starting to slow and shift toward buyers.

• Buyer Tip
Pay attention to where your budget falls. If you are in the higher price ranges, you likely have more negotiating power than you realize. If you are in the lower ranges, you still need to be ready to move quickly when something good comes up.

• Seller Tip
Your pricing strategy needs to match your price range. Some homes are still moving fast, but others require patience and positioning. If you price based on headlines instead of your competition, you will feel it.

Price point matters. Strategy matters. And knowing where your home or your budget falls within the Snohomish market will shape your entire experience.

You do not need to time the market. You need to understand it.

If you are thinking about buying or selling in Snohomish, I can walk you through what this range really looks like right now.

Brandice Raybourn, Coldwell Banker Danforth Everett
brandice@brandiceraybourn.com
425-367-3881

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