Where Were Buyers Competing in Snohomish County? A Closer Look at June 2026

By Brandice Raybourn | Coldwell Banker Danforth

Almost half of the homes in this June analysis sold below asking. But depending on where you were shopping in Snohomish County, that number might not have looked anything like the market in front of you.

In the North Everett area, four of five sales under $700,000 closed above asking. In North Lynnwood, none of the 14 sales in the same price range did.

That's a pretty different experience for buyers working with a similar budget.

I looked at 847 residential sales that closed throughout Snohomish County in June 2026. Rather than stopping at the countywide numbers, I wanted to see where buyers were actually competing, where they had more room to negotiate, what they were buying, and how those patterns changed from one part of the county to another.

Because “the Snohomish County market” isn't really one market.

First, What Happened Across Snohomish County?

Of the 847 June sales in this analysis:

202 sold above asking, 230 sold at asking, and 415 sold below asking.

That's about 24% above asking, 27% at asking, and 49% below asking.

Market time separated those groups even more.

Homes that sold at or above asking had a median of just 5 cumulative days on market. Homes that eventually sold below asking had a median of 29 days.

That's useful context, but the countywide numbers are only the beginning. Once I started breaking the sales apart by price and location, some very different patterns showed up.

Under $700,000 Looked Very Different Depending on Where and What You Were Buying

There were 357 sales under $700,000 in June, and 81 sold above asking, or 22.7%.

The North Everett area caught my attention. There were only five sales in this price range, all residential resale, but four of the five sold above asking.

They closed between $420,000 and $650,000, with the four above asking sales finishing between $8,000 and $21,500 over asking. Median cumulative market time for the group was six days.

Nearby, the Pinehurst area of Everett had six resale sales between $550,000 and $640,000. Three sold above asking, one at asking, and two below.

But even those three above asking sales weren't alike. One was only $50 over, while the other two were $5,300 and $20,000 over.

That's exactly why I like getting underneath the percentage. Technically, all three count as above asking. From a buyer's perspective, though, $50 over asking and $20,000 over asking aren't quite the same experience.

North Lynnwood Was a Completely Different Picture

North Lynnwood had 14 sales under $700,000, ranging from $569,995 to $689,995.

Not one sold above asking.

Ten sold below asking and four sold at asking.

There was another important difference: 11 of those 14 sales were new construction townhouses, while the five North Everett sales were all residential resale.

So a buyer shopping under $700,000 could have encountered very different conditions depending not only on location, but also on the type of home they wanted.

The Seattle Hill area on the Snohomish side gives us another example. Seven sales in this price range were all new construction townhouses between $614,995 and $639,995. Six sold below asking and one sold at asking.

A lower price point did not automatically mean buyers were fighting over everything available.

Between $700,000 and $1.05 Million, the Differences Became Even More Local

This was the largest competitive price range in June by share, although only slightly.

Of 322 sales between $700,000 and $1.05 million, 82 sold above asking, or 25.5%.

But where those homes were located mattered.

The Lynndale Park area of Lynnwood had five resale sales between $744,000 and $975,000. Three sold above asking, one at asking, and one below.

The three above asking sales went $15,000, $50,000 and $53,000 over asking, and the group had a median cumulative market time of six days.

Then look at the Lake Stickney area of Lynnwood.

There were seven sales in this same price range, between $750,000 and $899,995.

Every one sold below asking.

Five were new construction and two were residential resale.

Same broader city. Overlapping budgets. Very different results.

The Alderwood Manor area of Lynnwood was different again. Six resale homes sold between $700,000 and $995,000. Two sold above asking, three at asking, and only one below.

Most of that small group therefore finished at or above asking, although the two above asking amounts were more modest at $5,000 and $10,000.

That's much more useful to me than simply saying what percentage of “Lynnwood” homes sold above asking.

Even Nearby Areas Around Everett Didn't Behave the Same Way

The Everett side of Silver Firs had eight resale sales between $800,000 and $895,000.

Two sold above asking, one at asking, and five below.

The two that did go above asking finished $25,000 and $45,000 over.

Meanwhile, the Seattle Hill area of Everett had nine resale sales between $714,444 and $1.03 million. None sold above asking. Seven sold below asking and two sold at asking.

These are the kinds of differences I want to know about when helping someone decide how aggressively to approach a particular home.

“Everett around $800,000” is still a very big bucket.

The individual home and its immediate competition matter.

From $1.05 Million to $1.35 Million, Buyers Still Encountered Competition

There were 101 June sales between $1.05 million and $1.35 million, and 23 sold above asking.

The Thrashers Corner area of Bothell had four resale sales between $1.065 million and $1.2 million.

Two sold above asking and two below.

And the two above asking sales weren't small differences. One finished $15,000 over and the other $90,000 over asking.

Just a short distance away, the North Creek area of Bothell looked different.

There were eight sales in this price range and none sold above asking. Five sold below asking and three at asking.

The housing mix was different too, with resale and new construction represented in the North Creek group.

So even after crossing the $1 million mark, buyers couldn't assume they'd automatically have negotiating room. It still depended heavily on the particular home and part of the market they were shopping in.

Cathcart and Echo Lake Were More Mixed

The Cathcart area of Snohomish had three resale sales in this range: one above asking, one at asking and one below. The above asking sale was only $1,000 over.

The Echo Lake area of Snohomish also had three resale sales. One sold $21,000 above asking and two sold below.

These are small groups, so I wouldn't use three sales to define either area. But they are still useful when you're trying to understand what buyers actually encountered rather than relying on a countywide average.

At $1.35 Million and Above, Above Asking Sales Hadn't Disappeared

There were 67 sales at $1.35 million and above, and 16 sold above asking.

That's 23.9%, almost identical to the countywide above asking share.

The Edmonds Bowl area of Edmonds was particularly interesting.

Seven resale homes sold between $1.35 million and $2.15 million. Three sold above asking, three at asking, and one below.

The three above asking amounts were $85,000, $105,000 and $400,000.

Median cumulative market time for the group was only four days.

The Dutch Hill area of Snohomish had four resale sales between $1.625 million and $3 million. One sold above asking, one at asking and two below.

The one above asking sale went an eye catching $430,000 over asking. Oh,yes, you read that right.

That's a huge number, but the other sales are important context. Half of this small group sold below asking. One exceptional sale doesn't tell us what every luxury property nearby was doing.

The Canyon Park area of Bothell was mixed too. Six sales closed between $1.435 million and $2.08 million. Two sold above asking, by $34,000 and $50,018, while four sold below.

So even at the upper end of the market, June wasn't simply a buyer's market or a seller's market. Different homes were producing very different outcomes.

Housing Type Was One of the Biggest Dividing Lines

This is one of my favorite parts of the June data because it helps explain why two nearby areas can look so different.

There were 670 residential resale sales in the countywide analysis. Of those, 187 sold above asking, or 27.9%.

Townhouses were different.

Among 94 townhouse sales, only 4 sold above asking. Twenty seven sold at asking and 63 sold below.

New construction was different too. Among 137 sales identified as new construction, 14 sold above asking, 40 at asking and 83 below.

And you can actually see some of that difference geographically.

Take Silver Firs.

The sales on the Everett side of Silver Firs were mostly residential resale. The sales on the Snohomish side of Silver Firs in this dataset were new construction townhouses.

Calling all of those simply “Silver Firs sales” would hide a pretty important distinction.

The same thing happened when we looked at North Everett versus North Lynnwood. Their price ranges overlapped, but buyers weren't necessarily shopping for the same product.

Where you were buying mattered. What you were buying mattered too.

Explore the June 2026 Snohomish County Sales

The interactive map below contains the 847 Snohomish County sales included in this June analysis.

You can filter the sales by price range, housing type, and whether they sold above, at or below asking. You can also look at how quickly homes attracted the offer that ultimately led to closing.

Locations are generalized to the neighborhood or area level rather than exact property addresses.