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Marysville Washington Housing Market Update March 2026
By: Brandice Raybourn
Quick Take
On the surface, Marysville looks strong. Prices moved up. Inventory moved up. Pending activity moved up. Days on market dipped slightly. Sellers, on average, got exactly what they asked for.
If you just glance at the citywide stats, you would call this a seller’s market.
But when you slow down and look at what actually happened, the story gets more interesting.
The Whole City
Yes, the median price increased. Yes, sellers landed right at 100 percent of original list price.
But that 100 percent is not evenly spread across every home.
One sale in the 950K+ range closed 14.3 percent over list price. That is roughly 130K over asking. That single transaction pulled the entire city’s percent of original list price higher.
Without that sale, the citywide numbers would look very different.
This is why I always say context matters more than headlines.
Source: NWMLS | Analysis by Brandice Raybourn
New Construction
New construction is the slowest moving housing type in Marysville right now.
Builders are having a harder time getting homes under contract. Properties are taking longer to sell compared to resale, and builders are accepting slightly below original list price on average.
Buyers are negotiating, and negotiating hard.
The automatic multiple offer environment on every new build is not universal right now. It depends heavily on location, lot size, layout, and incentives. Buyers are paying attention to resale value and what kind of lot they are getting for their money.
Marysville is still one of the more affordable cities in Snohomish County. Because of that, buyers compare new construction to resale very closely. If the lot feels small or the price feels stretched, they hesitate.
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 😉
Source: NWMLS | Analysis by Brandice Raybourn
Condos
Condo inventory is limited, but days on market are higher.
Sellers in this category need patience.
Buyers are cautious. HOA dues, special assessments, and lending requirements all factor into their decision. If a buyer can find a detached home or newer construction near the same price point, they are often looking there first.
When condos are priced appropriately and the HOA is stable, they will move. But buyers are very selective.
Source: NWMLS | Analysis by Brandice Raybourn
Townhomes
There were no townhome sales last month.
There are not many townhomes in Marysville overall. Most of the new construction townhomes are clustered near Soper Hill.
We have properties under contract, but nothing closed last month, so there is no finalized sales data to analyze yet.
Based on what is currently on the market, pricing appears to hover in the mid 500s. It also looks like these townhomes are taking time to go pending. They are not flying off the shelf.
We will have clearer insight next month once those pending homes close.
For now, there simply is not enough closed data to draw strong conclusions.
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 trying to decide.
Residential Resale by Price Point
Now let’s move into where things really get interesting.
Under 599K
This range is moving.
Homes are going pending quickly and selling over list on average. This is also where the most resale inventory sits in Marysville right now, which tells you something important.
Marysville continues to offer real entry level options compared to much of Snohomish County. Buyers can still find solid homes at prices that make sense.
When a home in this range is priced correctly and shows well, it does not sit.
If you are a seller here, study your competition closely. The homes that look sharp and feel aligned with market value move first. If you stretch too far ahead of the market, buyers will skip you.
If you are a buyer in this range, expect competition on the best properties. Not everything turns into a bidding war. But the clean, well priced homes do not linger.
Source: NWMLS | Analysis by Brandice Raybourn
600K to 749K
This range is competitive and resale is outpacing new construction here.
Homes are going pending in under two weeks on average. Sellers are landing very close to original list price.
This is the range where strategy matters most.
Buyers have options. If you overprice, they will move on. If you price correctly, you will likely secure strong activity quickly.
Buyers here are still negotiating. They are comparing condition, layout, and location carefully. They are not overpaying for homes that need significant updates.
Source: NWMLS | Analysis by Brandice Raybourn
750K to 949K
This range looks strong for sellers, but buyers are selective.
Days on market are low, around a week on average. Percent of original list price sits right at 100 percent. But showing counts are lower on average, which tells us buyers are being decisive.
They are not touring everything. They are targeting homes that truly make sense.
If your home speaks to what buyers in this range expect in terms of layout, finish, and location, you are in a solid position.
If it misses the mark, it will sit longer than you think.
Presentation matters here more than ever.
Source: NWMLS | Analysis by Brandice Raybourn
950K+
Now let’s talk about what moved the citywide numbers.
Only one home closed in this range last month.
And it was not a typical resale.
It was a 1.91 acre property near Shasta Ridge, close to the development activity around Soper Hill. Zoned NR6.5 high density residential and marketed clearly as a development opportunity.
This was not about kitchen updates. This was about land.
With recent zoning and density changes, land in strategic areas becomes valuable. That likely explains the 14.3 percent over list price.
If you own near Soper Hill or Shasta Ridge, pay attention to this. You may not just be selling a home. You could be selling development potential.
That is a completely different negotiation.
Source: NWMLS | Analysis by Brandice Raybourn
Brandice’s Final Thoughts on Marysville
On the surface, Marysville looks like a perfect seller’s market. Prices are up, homes are selling, and sellers are getting what they ask for. But once you look closer, it becomes clear that the numbers are being influenced by a few key sales and are not evenly spread across the entire market.
• Buyer Tip
Do not let the headlines rush you. Some homes are competitive, especially in the lower price ranges, but others give you more room to negotiate. Pay attention to value and how each home compares.
• Seller Tip
Do not assume the market will carry your price just because the numbers look strong. Buyers are being selective, and your outcome depends on how your home compares to the competition in your specific price range.
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@brandiceraybourn.com
Relocating to Marysville? Check out my community page here:
Moving to Marysville, WA? Real Estate Insights with Brandice Raybourn
Brandice Raybourn is a data-driven real estate broker providing hyper-local housing market insights across Snohomish County and North King County.
Marysville Real Estate Questions – March 2026
Some are, but not across the board.
Most homes are landing right around their list price. What is happening is that the right homes, in the right location, and priced correctly are still getting pushed over asking.
One sale last month went more than 14 percent over list price, but that was a unique property with development potential. That one sale pulled the overall numbers up and made it look more common than it actually is.
So yes, it is happening, but it is not the full picture.
On average, homes are going pending in about a month.
But that average hides what is really happening.
Homes under 599K are moving quickly and can go pending within days when priced right.
Higher price points and certain property types are taking longer, especially when buyers have more options or are being more selective.
So what you experience depends heavily on where your home sits in the market.
It is, but that affordability is creating competition.
There is still strong inventory under 599K compared to other areas nearby, which keeps Marysville accessible for entry level buyers.
At the same time, those buyers are active and paying attention. When a home is priced right in that range, it does not sit.
Affordable does not mean slow. In this case, it actually means competitive.
Yes, but only in certain parts of the market.
The lower price ranges are still seeing strong activity and quick decisions from buyers.
As you move up in price, buyers become more selective. They are taking longer, comparing options, and negotiating more.
So you can see both experiences happening at the same time depending on price point and condition.
Because averages can be influenced by a small number of outlier sales.
Last month, one high price sale with development potential pushed both the percent of list price received and overall pricing metrics higher for the entire city.
That does not mean every seller is seeing that result.
It just means one sale had a bigger impact than most people realize.
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