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

By Brandice Raybourn | Coldwell Banker Danforth

Buyer competition actually became more common across the Snohomish County sales I analyzed in July, even though the number of closings was lower than June.

But it wasn't happening evenly.

Under $700,000, more than a third of July sales closed above asking. In Marysville, Lake Stevens, Everett and several of the smaller northern and eastern markets, buyers were still running into competition.

Move above $1 million and the picture changed considerably.

I analyzed 725 residential sales that closed throughout Snohomish County in July 2026 to see where buyers were competing, where they had more room to negotiate, and how much location, price and housing type changed the experience.

Because once again, the countywide number only tells us part of the story.

First, What Happened Across Snohomish County?

Of the 725 July sales in this analysis:

197 sold above asking, 236 sold at asking and 292 sold below asking.

That's about 27.2% above asking, 32.6% at asking and 40.3% below asking.

The median cumulative market time across all 725 sales was 15 days.

Homes that sold above asking had a median of just 5 cumulative days on market, while homes that eventually sold below asking had a median of 27 days.

But July becomes much more interesting when we separate those sales by price.

Under $700,000 Was July's Most Competitive Price Range

There were 315 sales under $700,000 in July.

Of those, 109 sold above asking, or 34.6%.

Another 108 sold at asking, while 98 sold below.

So roughly two thirds of the sales in this price range finished at or above asking.

And Marysville really caught my attention.

Marysville Had a Lot of Competition Under $700,000

The broader Marysville area had 26 sales under $700,000.

Fifteen sold above asking.

Another six sold at asking and only five sold below.

The Sunnyside area of Marysville had another 12 sales in this price range. Seven sold above asking, four at asking and only one below.

The North Marysville area had nine sales, with four above asking.

These aren't one or two isolated transactions. There were enough July sales showing similar patterns that a buyer shopping under $700,000 around Marysville could have encountered considerably more competition than the countywide numbers alone would suggest.

Lake Stevens Was Competitive Too

The Lake Stevens area had 14 sales under $700,000.

Five sold above asking, six at asking and three below.

So 11 of those 14 sales finished at or above asking.

Again, that doesn't mean every Lake Stevens home was going to attract multiple offers or sell above asking. But it does tell us something useful about what buyers in this particular part of the July market were encountering.

Everett Was Much More Mixed

The broader Everett area had 32 sales under $700,000.

Eleven sold above asking.

Ten sold at asking.

Eleven sold below.

That's almost an even three way split.

But individual parts of Everett could still produce dramatically different outcomes.

One sale in the Boulevard Bluffs area of Everett closed at $675,000 after only one cumulative day on market and finished $125,000 above asking.

That's an unusually large result, and one sale doesn't define Boulevard Bluffs. But it's a great example of why “Everett under $700,000” is still too broad to tell a buyer what to expect from a particular home.

Competition Wasn't Limited to the Larger Cities

Some of the smaller markets were participating too.

The Gold Bar area had six sales under $700,000, and four sold above asking.

The Sultan area had nine. Five sold above asking, three at asking and only one below.

And in the Canyon Falls area of Granite Falls, two of three sales finished above asking.

These are smaller groups, but together they show how widely July's lower price competition was spread around the county.

It wasn't simply a Marysville or Everett story.

From $700,000 to $1.05 Million, Lake Stevens Stood Out Again

There were 256 sales between $700,000 and $1.05 million.

Sixty seven sold above asking, or 26.2%.

Seventy five sold at asking and 114 sold below.

The Lake Stevens area had 15 sales in this price range.

Eight sold above asking, five at asking and only two below.

One of those Lake Stevens sales finished $50,050 above asking after just three cumulative days on market.

The Machias area of Lake Stevens also produced a notable July sale. It closed at $955,000, $56,000 above asking, after only two cumulative days on market.

So Lake Stevens wasn't just showing competition at the lower end. It was appearing in the next price range too.

Marysville Had Competition in This Price Range Too

The Soper Hill area of Marysville had four sales between $700,000 and $1.05 million.

Three sold above asking.

That's a small group, but it adds another layer to what we were already seeing in the Marysville data under $700,000.

The Mountlake Terrace area had six sales in this range, split evenly between three above asking and three below.

One of the above asking sales finished $87,426 over asking after five cumulative days on market.

And the Alderwood Manor area of Lynnwood had four sales, with two above asking and two below.

This is where the county starts looking much less uniform.

Even within the same price range, one area could have most of its sales finishing above asking while another nearby group leaned below.

Above $1.05 Million, the Market Changed

There were 85 sales between $1.05 million and $1.35 million in July.

Only 13 sold above asking, or 15.3%.

Twenty six sold at asking and 46 sold below.

So more than half of the sales in this price range finished below asking.

And some of the local numbers make that shift pretty easy to see.

The broader Bothell area had five sales in this price range.

All five sold below asking.

The North Creek area of Bothell had another five. None sold above asking. Three sold at asking and two below.

The broader Lynnwood area had three sales in this range, and all three sold below asking.

That is a very different experience from what we were seeing under $700,000 in Marysville or between $700,000 and $1.05 million around Lake Stevens.

But competition hadn't disappeared.

Some Higher Priced Homes Still Generated Very Strong Results

A sale in the Pioneer Trails area of Everett closed at $1.115 million after four cumulative days on market.

It finished $117,000 above asking.

In the Woodway area of Edmonds, another home closed at $1.24 million after six cumulative days and finished $115,000 above asking.

And a Mukilteo sale finished $100,000 above asking.

That's an important distinction.

The higher price ranges were less broadly competitive in July. That doesn't mean every higher priced home had negotiating room.

The individual property still mattered enormously.

At $1.35 Million and Above, Above Asking Sales Became Much Less Common

There were 69 July sales at $1.35 million and above.

Only eight sold above asking, or 11.6%.

Twenty seven sold at asking and 34 sold below.

That's a big change from the under $700,000 market, where 34.6% sold above asking.

And several local areas illustrate it.

The Edmonds Bowl area of Edmonds had four sales at $1.35 million and above. One sold at asking and three below.

The Meadowdale area of Edmonds had three, and all three sold below asking.

The Echo Lake area of Snohomish had four sales. One sold at asking and three below.

And five sales in the broader Mukilteo area all sold below asking.

For a buyer shopping at this end of the market, July generally offered a very different set of conditions than buyers were encountering at lower price points.

But There Were Still Exceptions at the Top

One of July's strongest higher priced sales appeared in the Maltby area of Snohomish.

It closed at $1.4 million after six cumulative days on market and finished $150,012 above asking.

A sale in the Lake Goodwin area of Stanwood went $85,000 above asking.

And in the Three Lakes area of Snohomish, a home sold after only two cumulative days on market and finished $65,500 above asking.

Those individual sales are exactly why I don't like reducing a market to “hot” or “slow.”

Even in a price range where relatively few homes were selling above asking, the right property could still attract very strong competition.

Housing Type Was Another Big Divider

July had 628 residential resale sales in this analysis.

Of those, 184 sold above asking, or 29.3%.

Another 192 sold at asking and 252 sold below.

Townhouses looked quite different.

Among 40 townhouse sales, only three sold above asking. Fifteen sold at asking and 22 sold below.

New construction was different too.

Among 85 sales identified as new construction, 11 sold above asking, 43 sold at asking and 31 sold below.

That means the experience of someone shopping for a residential resale home could have been very different from someone shopping new construction or townhouses, even at a similar price.

It's another reason location and budget aren't enough by themselves.

What you're buying matters too.

Explore the July 2026 Snohomish County Sales

The interactive map below contains the 725 Snohomish County sales included in this July analysis.

Start with Where Buyers Competed to see which homes sold above asking and whether they finished under 5%, between 5% and 9.9%, or at least 10% above asking.

Switch to Where Buyers Negotiated to see where homes sold below asking, or How Quickly Homes Sold to look at cumulative market time.

You can also narrow the map by price range and housing type.

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