Snohomish Housing Market Update March 2026

By: Brandice Raybourn

Quick Take:

It looks like winter inventory has finally started clearing out across Snohomish.

Buyers were out last month. Nearly 100 homes either went pending or closed. On the surface, that makes it feel aggressive.

But some of these numbers are a little deceptive.

A portion of the homes that closed in February were properties that had been sitting through the winter and finally found their buyer.

So yes, movement increased.

But this is not one simple market.

Some ranges are moving quickly.
Some are sitting.
Some are competitive but extremely price sensitive.

If you are buying or selling here, you do not need headlines. You need context.

Let’s break down what is actually happening.

Snohomish Overall Market

Almost 100 properties either went pending or closed last month, and the median sold price came in at 100% of original list price with homes averaging under a month on market.

On paper, that looks very strong.

What this actually feels like is this:

Homes that are well positioned are getting attention and moving quickly.

At the same time, there is still plenty of inventory to choose from. Buyers are not desperate. They are selective.

So while the sold data looks hot, the active inventory tells us buyers still have options.

New Construction

New construction is one of the slower moving housing types in Snohomish right now.

That is interesting because in some surrounding cities, new construction is outperforming resale. Not here.

Buyers are looking at new builds, but they are comparing them directly to resale options in Snohomish.

Builders are working harder for contracts.

If you are selling resale and competing with new construction, condition and pricing matter more than ever.

If you are considering new construction, do not assume it is take it or leave it. Incentives, credits, and terms still matter.

And remember, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you don’t have one yet… call me 😉

Condos

Condos are currently the slowest housing type in Snohomish.

But again, context matters.

Some of the condos that closed may have been sitting through the slower winter months and finally secured a buyer.

The experience here is completely different from single family homes.

If you are buying a condo, due diligence matters. Review HOA financials. Look at maintenance history. Understand the risk of special assessments before you close.

If you are selling a condo, expect longer timelines and stronger negotiation.

Townhomes

Townhomes feel balanced.

Not flying off the market. Not sitting forever either.

They hit a price and lifestyle sweet spot, which keeps buyers engaged.

If you are selling a townhome and priced correctly, you are still seeing movement.

If you are buying, you have options but not endless time.

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 Price Point Breakdown

This is where the story really changes.

Snohomish is not one market. It is multiple markets happening at the same time.

Under 649K

On paper, this looks rough.

Higher days on market.
Lower percent of original list price.

But here is the important part.

There was only 1 resale under 649K that closed in February.

That means all of the sold statistics are based on one property.

That home sold around 10% below its original list price after sitting 103 days and likely adjusting price through the winter. It had 13 showings before going pending.

That does not mean buyers are deeply cautious across this entire range.

When you zoom in and look at the pending properties, those days on market are much shorter. Next month’s numbers will likely look very different here.

So no, buyers are not nearly as hesitant as this one sold property makes it appear.

This is why context matters.

650K – 849K

This is the strongest range right now alongside the over $1.25M.

13 homes closed.
Homes averaged 10 days on market.
Sellers received 100% of original list price.

This price range is competitive.

Buyers need to be prepared and ready when the right home hits.

Sellers in this range are in a strong position, but preparation still matters. You are competing against other well priced homes that are also moving quickly.

If you think you fall in this range, this is a healthy place to be.

850K – 1.049M

Homes are selling close to list price and going under contract in under a month.

Buyers here have a little breathing room. You can be strategic.

Sellers should expect a solid amount of showing activity before going under contract. You are competing. Buyers are comparing.

If you are well maintained and priced appropriately, you will move.

1.05M – 1.249M

This range is sitting longer than others, but sellers are still getting very close to original list price.

It is active relative to the number of homes for sale.

The higher days on market do not mean weak demand. It means buyers are evaluating carefully.

When they see what they want, they move.

Sellers need to present a strong case for their price. Buyers are decisive, but only when the value is clear.

1.25M +

This range has the most inventory right now.

But here is the interesting part.

When a luxury home is exceptional and priced correctly, it is moving quickly with sellers receiving 100% of original list price and around 11 days on market for those that closed.

However, there are also luxury homes sitting.

If you have too many tradeoffs that are not offset by price, buyers are mentally discounting you immediately.

Luxury buyers are decisive when they see value right away and there are no major compromises.

What This Means for You

If you are a seller in Snohomish right now, the question is not:

Is the market good?

The question is:

What price range am I in, and how are buyers behaving there?

If you are a buyer, your experience depends entirely on your budget.

Some ranges require quick decisions.
Others give you negotiation power.
Some will test your patience.

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

That is the difference.

Brandice’s Final Thoughts on Snohomish

This is one of those months where the numbers look stronger than the actual experience. Yes, a lot of homes went pending or closed, but some of that movement is coming from homes that sat through winter and finally found buyers. Once you break it down, it is very clear this is not one market. Your experience depends almost entirely on your price range.

• Buyer Tip
Do not assume the market is competitive across the board just because the headlines say it is. Some price ranges move fast, others give you room to negotiate. Know which one you are in before you make a move.

• Seller Tip
You cannot rely on “the market is strong” to carry your price. Buyers have options right now and they are comparing everything. If your home is not positioned right, it will sit longer than you expect.

Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@brandiceraybourn.com

425-367-3881

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Brandice Raybourn is a data-driven real estate broker providing hyper-local housing market insights across Snohomish County and North King County.