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

By Brandice Raybourn | Coldwell Banker Danforth

By August, buyers had more time in much of Snohomish County.

The median cumulative market time across the sales I analyzed reached 23 days, compared with 15 days in July. And while 27.2% of July sales had finished above asking, that dropped to 23.1% in August.

But that doesn't mean competition disappeared.

In parts of Everett, Marysville, Lake Stevens, Monroe and Edmonds, buyers were still pushing certain homes above asking. Some individual areas had several competitive sales even while nearby homes were taking weeks to sell or eventually closing below asking.

I analyzed 793 residential sales that closed throughout Snohomish County in August 2026 to see where buyers were still competing, where they had more room and how much the experience changed depending on price and location.

And August may be one of the clearest examples yet of why the countywide number isn't enough.

First, What Happened Across Snohomish County?

Of the 793 August sales in this analysis:

183 sold above asking, 279 sold at asking and 331 sold below asking.

That's 23.1% above asking, 35.2% at asking and 41.7% below asking.

The overall median cumulative market time was 23 days.

That's important because the market was taking longer to sort itself out than it had in July.

But there were still substantial differences depending on where and what someone was buying.

Under $700,000 Was Still Competitive, Just Less So Than July

There were 389 sales under $700,000 in August.

Of those, 89 sold above asking, or 22.9%.

Another 149 sold at asking and 151 sold below.

That's a major change from July, when 34.6% of the under $700,000 sales in this analysis finished above asking.

But underneath that countywide shift, some areas were still producing plenty of competition.

Marysville Was Much More Mixed in August

The broader Marysville area had 33 sales under $700,000.

Eleven sold above asking, 15 at asking and seven below.

One of those above asking sales finished $43,000 over asking.

The Sunnyside area of Marysville had six sales. Three sold above asking, two at asking and one below.

The North Marysville area had 11 sales, with four above asking, two at asking and five below.

And in the Shoultes area of Marysville, two of five sold above asking while the other three sold at asking.

So Marysville still had competition.

But compared with July, buyers were encountering a much broader mix of outcomes.

Everett Had Some Very Different Markets Inside the Same City

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

Eight sold above asking, 12 at asking and 12 below.

But look inside Everett and the story changes.

The Pinehurst area of Everett had three sales in this price range. Two sold above asking, including one that finished $25,000 over.

The View Ridge area of Everett also had three, with two above and one at asking.

The Silver Lake area of Everett had seven sales. Three sold above, two at asking and two below.

Meanwhile, three sales in the South Everett area all sold below asking.

Same city.

Same general price range.

Very different results.

Arlington and Stanwood Had Plenty of Activity Under $700,000

The broader Arlington area had 18 sales under $700,000.

Seven sold above asking, six at asking and five below.

One finished $35,010 above asking.

The broader Stanwood area had 19 sales.

Six sold above asking, ten at asking and only three below.

That means 16 of those 19 Stanwood sales finished at or above asking.

The median cumulative market time, however, was 36 days.

That's an interesting combination.

A home eventually closing at or above asking does not necessarily mean it sold immediately.

August gives us several examples where final price and market speed tell different parts of the story.

Lynnwood Looked Completely Different

This is one of the strongest contrasts in the August data.

The broader Lynnwood area had 16 sales under $700,000.

Not one sold above asking.

Five sold at asking and 11 sold below.

The median cumulative market time was 53 days.

The Alderwood area of Lynnwood had four sales, with none above asking and three below.

The North Lynnwood area had four. None sold above asking.

Compare that with Marysville, Arlington or Stanwood at similar prices.

That's a very different buyer experience within the same county.

Between $700,000 and $1.05 Million, Competition Was Still Showing Up

There were 271 sales between $700,000 and $1.05 million.

Seventy one sold above asking, or 26.2%.

Another 87 sold at asking and 113 sold below.

Interestingly, the share selling above asking in this price range was actually higher than it was under $700,000.

And there were some very competitive local pockets.

Soper Hill Had a Small but Striking Group

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

All three sold above asking.

The largest finished $38,727 above asking, and the median cumulative market time was just two days.

It's only three sales, so I wouldn't treat that as a marketwide rule.

But it is exactly the kind of local pattern worth seeing.

Meanwhile, the broader Marysville area had five sales in this range and none sold above asking.

Same city.

Completely different little pocket of activity.

Silver Lake Stood Out in Everett

The Silver Lake area of Everett had six sales between $700,000 and $1.05 million.

Four sold above asking.

Another sold at asking and one below.

The largest above asking difference was $25,050.

The broader Everett area had six sales in the same price range, with three above, two at asking and one below.

And on the Everett side of Silver Firs, two of three sales sold above asking.

So Everett continued to have competitive pockets even as the county overall was slowing.

Lake Stevens Was More Balanced Than It Had Been

The broader Lake Stevens area had 15 sales between $700,000 and $1.05 million.

Five sold above asking.

Eight sold at asking.

Only two sold below.

So most of those homes still finished at or above asking, but the pattern was different from the more aggressive competition we saw there in July.

One of the August Lake Stevens sales finished $35,000 above asking.

Again, same location, one month later, but not exactly the same market.

That's one of the reasons I wanted these reports to be monthly.

Lynnwood Had Pockets of Competition Too

The Martha Lake area of Lynnwood had seven sales in this price range.

Three sold above asking, two at asking and two below.

The Alderwood Manor area of Lynnwood had five sales, with two above asking and three below.

One of the above asking sales finished $30,000 over.

Meanwhile, the broader Lynnwood area had 15 sales, with only three above asking and seven below.

So even in a city where the broader numbers leaned toward buyers having more room, individual areas could still produce competition.

From $1.05 Million to $1.35 Million, Above Asking Sales Became Uncommon

There were 80 sales between $1.05 million and $1.35 million.

Only 13 sold above asking, or 16.2%.

Thirty sold at asking and 37 sold below.

This is where August starts looking very different from the middle of the market.

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

None sold above asking.

Two sold at asking and five below.

The Woodinville area had four sales. None sold above asking.

Three sold at asking and one below.

In the Boulevard Bluffs area of Everett, three sales produced no above asking results either.

Downtown Edmonds Was an Exception

The Downtown Edmonds area had three sales between $1.05 million and $1.35 million.

Two sold above asking.

The broader Edmonds area had four sales, with one above asking, one at asking and two below.

And one of those Edmonds sales finished an unusually large $222,300 above asking.

Again, that's one individual sale, not a description of the entire Edmonds market.

But it's another reminder that a price range with relatively little competition overall can still contain homes that buyers pursue very aggressively.

At $1.35 Million and Above, Buyers Usually Weren't Paying Over Asking

There were 53 August sales at $1.35 million and above.

Only 10 sold above asking, or 18.9%.

Thirteen sold at asking.

Thirty sold below asking, or 56.6%.

Several local groups make that especially visible.

The Seaview area of Edmonds had four sales in this price range.

All four sold below asking.

One finished $325,000 below asking.

The broader Edmonds area had another four sales. None sold above asking and three sold below.

The Canyon Park area of Bothell had three sales, and all three sold below asking.

And three sales in the broader Snohomish area produced no above asking sales.

For many higher priced buyers, August offered considerably more negotiating room than the lower and middle parts of the county market.

But Edmonds Bowl Was a Completely Different Story

Then there was the Edmonds Bowl area of Edmonds.

It had five sales at $1.35 million and above.

Three sold above asking and two sold at asking.

None sold below.

One finished $200,000 above asking.

Compare that with nearby Seaview, where all four of the sales in this price range finished below asking.

That's one of my favorite comparisons in the August data.

Same city.

Same high end price range.

Two nearby areas producing almost opposite results.

The Citywide Numbers Show Just How Uneven August Was

Across all price ranges, Everett had 127 analyzed sales, with 37 selling above asking.

That's 29.1%.

Lake Stevens had 66 sales, with 19 above asking, or 28.8%.

Marysville had 96 sales, with 27 above asking, or 28.1%.

Edmonds had 73 sales, with 19 above asking, or 26.0%.

But Bothell had 84 sales and only 12 sold above asking, or 14.3%.

Snohomish had 67 sales and only nine above asking, or 13.4%.

Mukilteo had 17 sales and only two above asking.

So even before we get into individual neighborhoods, buyers were experiencing very different markets depending on which part of Snohomish County they were shopping.

Housing Type Made the Divide Even Clearer

There were 650 residential resale sales in the August analysis.

Of those, 162 sold above asking, or 24.9%.

Another 210 sold at asking and 278 sold below.

The median cumulative market time was 20 days.

Townhouses looked quite different.

Among 74 townhouse sales, only nine sold above asking. Twenty seven sold at asking and 38 sold below.

Median cumulative market time was 32 days.

New construction had another distinct pattern.

Among 91 new construction sales, only 13 sold above asking.

But 49 sold at asking, while 29 sold below.

Median cumulative market time was 29 days.

So once again, two buyers with similar budgets could have had completely different experiences depending on whether they were looking at residential resale, a townhouse or new construction.

Explore the August 2026 Snohomish County Sales

The interactive map below contains the 793 Snohomish County sales included in this August analysis.

Start with Where Buyers Competed to see homes that sold above asking and separate modest competition from sales that finished 5% or even 10% above asking.

Switch to Where Buyers Negotiated to see where homes finished below asking.

Or use How Quickly Homes Sold to see where successful homes found their buyers quickly and where they spent considerably longer on the market.

You can also filter everything by price range and housing type.

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