Snohomish Monthly Housing Report

Snohomish Housing Market Report

October 2026 | September results: who found a buyer, and who was still waiting?

Prepared by Brandice Raybourn · Real Estate Broker · Coldwell Banker Danforth

Quick Take

Some Buyers Said Yes. Other Sellers Were Still Waiting.

Snohomish inventory stayed close to August, but buyers had more choices than last September. Fewer new homes went pending, and successful sellers took longer to find a buyer. The middle seller negotiated off original asking.

Resale led the closings. New construction had stronger results from just five sales, while condos and townhomes showed longer waits and more negotiating. Under $650,000 remained scarce, with no new pendings, and the homes I am seeing there need work. The $850,000 to $1.05 million range led resale closings again, while $1.05 million to $1.25 million gained activity.

Some housing types and price ranges had very high days on market. I think part of that story may be older listings finally finding their buyers after a long wait, especially with only a few closings. Condos, townhomes, and resale above $1.25 million also sold below original asking, which can include earlier price reductions. Meanwhile, some individual homes still sold above final asking. The actual homes mattered more than one headline number.

Whole-City MarketSeptember 2026 | All Housing Types Combined

What Happened Across Snohomish in September 2026?

Here is what happened in September. M/M compares my August report; Y/Y compares September last year. For asking-price results, pp means percentage points.

Whole City

Whole-City Snapshot

Snohomish | September 2026

Homes for sale: 271
Went under contract: 67
Closed sales: 67
Time to find a buyer: 29 days
Original asking received: 97.3%
Median sold price: $899,995

Typical showing visits7Aug 2026: 8 · M/M -1 visitsSep 2025: 9 · Y/Y -2 visits

Median sold price per sq. ft.$398Aug 2026: $388 · M/M +2.6%Sep 2025: $431 · Y/Y -7.7%

New listings124Aug 2026: 106 · M/M +17.0%Sep 2025: 97 · Y/Y +27.8%

Snohomish Whole-City Snapshot Summary for September 2026

Inventory barely changed from my August report, but buyers still had quite a few more choices than this time last year. Pending sales fell from August, while closings improved slightly. Both were below last September. The homes that sold took longer to find their buyer, and the middle seller received 2.7% less than original asking. The median price was higher than a year ago, but lower than August. That is why I would not use one price headline to tell every seller what to expect. Let’s look at each housing type and price range to see where buyers were moving forward.

The Homes That Did Not Sell

44 Listings Were Canceled or Expired in September

25Canceled listings

19Expired listings

I counted 25 canceled and 19 expired listings in the September homes I reviewed. A cancellation can happen for different reasons, but those sellers are part of the story, too. Buyers were still making choices, while some homes did not find the offer their seller needed.

Housing TypesBy Housing Type

How Did Snohomish Housing Types Perform?

Residential Resale

Snohomish | September 2026

Homes for sale: 144
Went under contract: 40
Closed sales: 46
Time to find a buyer: 32 days
Original asking received: 97.4%
Median sold price: $947,250

Typical showing visits8Aug 2026: 9 · M/M -1 visitsSep 2025: 10 · Y/Y -2 visits

Median sold price per sq. ft.$401Aug 2026: $400 · M/M +0.2%Sep 2025: $435 · Y/Y -7.8%

New listings70Aug 2026: 55 · M/M +27.3%Sep 2025: 57 · Y/Y +22.8%

Snohomish Residential Resale Summary for September 2026

Resale had more closings than August and last September, but fewer new contracts in both comparisons. There were also more homes for buyers to choose from. The homes that sold took longer to get under contract, and the middle seller received 97.4% of original asking. Typical showings before a pending sale fell from nine in August to eight. I see successful sellers alongside a larger group still competing for attention. Your price range and the homes buyers could compare mattered more than a broad citywide headline.

New Construction

Snohomish | September 2026

Homes for sale: 25
Went under contract: 8
Closed sales: 5
Time to find a buyer: 9 days
Original asking received: 100.0%
Median sold price: $621,900

Typical showing visits2Aug 2026: 4 · M/M -2 visitsSep 2025: 3 · Y/Y -1 visits

Median sold price per sq. ft.$385Aug 2026: $372 · M/M +3.5%Sep 2025: $433 · Y/Y -11.1%

New listings18Aug 2026: 20 · M/M -10.0%Sep 2025: 8 · Y/Y +125.0%

Snohomish New Construction Summary for September 2026

New construction had fewer homes for sale than August, but a little more inventory than last September. Only five homes closed, down from nine in August and 23 a year earlier. Those five successful sales found buyers quickly and had a median at full original asking. That was a stronger result for the homes that sold, but it did not mean builders had a busy month overall. With eight pendings and five closings, I would keep the small number of transactions in mind when comparing a new home with resale.

Condos

Condominiums

Snohomish | September 2026

Homes for sale: 17
Went under contract: 7
Closed sales: 5
Time to find a buyer: 63 days
Original asking received: 94.9%
Median sold price: $465,000

Typical showing visits6Aug 2026: 6 · M/M unchangedSep 2025: 5 · Y/Y +1 visits

Median sold price per sq. ft.$397Aug 2026: $462 · M/M -14.1%Sep 2025: $407 · Y/Y -2.5%

New listings7Aug 2026: 6 · M/M +16.7%Sep 2025: 7 · Y/Y unchanged

Snohomish Condominiums Summary for September 2026

Five condos closed in September, compared with three in August. Their median time to find a buyer was 63 days. With so few sales, that could mean some older condos finally found their buyers after waiting a while, rather than every condo suddenly taking longer to sell. Seven went pending, up from August and last September, so buyers were still moving forward. The middle seller received 5.1% less than original asking. That difference can include earlier price reductions as well as negotiating on the final price. I would look at those five homes and their pricing history before applying the same expectations to another condo.

Townhomes

Snohomish | September 2026

Homes for sale: 11
Went under contract: 3
Closed sales: 2
Time to find a buyer: 102 days
Original asking received: 90.5%
Median sold price: $480,000

Typical showing visits5Aug 2026: 3 · M/M +2 visitsSep 2025: 6 · Y/Y -1 visits

Median sold price per sq. ft.$346Aug 2026: No reported median · M/M no comparisonSep 2025: $480 · Y/Y -27.9%

New listings4Aug 2026: 7 · M/M -42.9%Sep 2025: 4 · Y/Y unchanged

Snohomish Townhomes Summary for September 2026

Two townhomes finally closed after none in August. Their median time to find a buyer was 102 days, which may reflect older listings finally getting their sale rather than a new timeline for every townhome. With only two closings, the particular homes make a big difference. The median result was 9.5% below original asking, potentially including price reductions made along the way. Three homes also went pending and inventory fell from August. I see sellers finally reaching the finish line, but I would not use two sales to describe the whole townhome market.

Residential ResalePreviously Owned Residential Only · By Price Range

How Did Snohomish Residential Resale Price Ranges Perform?

Resale by Price Point

Under $650K

Snohomish | September 2026

Homes for sale: 2
Went under contract: 0
Closed sales: 3
Time to find a buyer: 42 days
Original asking received: 94.5%
Median sold price: $550,000

Typical showing visitsNo pending salesAug 2026: 12 · M/M no comparisonSep 2025: 13 · Y/Y no comparison

Median sold price per sq. ft.$504Aug 2026: $530 · M/M -4.9%Sep 2025: $461 · Y/Y +9.3%

New listings2Aug 2026: 1 · M/M +100.0%Sep 2025: 5 · Y/Y -60.0%

Snohomish Under $650K Summary for September 2026

Only two resale homes were for sale below $650,000, and no new homes went pending. The homes I am seeing at this price need work, so a lower asking price does not necessarily mean an easy or affordable move-in-ready option. Buyers need to think about the work and its cost, too. Three homes closed, with a median of 42 days to find a buyer and a result 5.5% below original asking. There simply is not enough inventory here for this range to give us a useful ongoing picture. I plan to update my resale price ranges next month. For September, I am keeping the existing ranges so the comparisons stay consistent.

Resale by Price Point

$650K to $849K

Snohomish | September 2026

Homes for sale: 34
Went under contract: 15
Closed sales: 10
Time to find a buyer: 27 days
Original asking received: 98.0%
Median sold price: $732,500

Typical showing visits8Aug 2026: 8 · M/M unchangedSep 2025: 12 · Y/Y -4 visits

Median sold price per sq. ft.$420Aug 2026: $481 · M/M -12.7%Sep 2025: $435 · Y/Y -3.4%

New listings16Aug 2026: 15 · M/M +6.7%Sep 2025: 12 · Y/Y +33.3%

Snohomish $650K to $849K Summary for September 2026

This was the busiest resale range for new contracts, with 15 homes going pending. That was a little above August and well above last September, even with inventory much higher than a year ago. Ten homes closed. They took longer to get under contract than August’s sales, but moved faster than last September’s. The middle seller received 2% less than original asking. Buyers were choosing homes here, but sellers still needed to make their home compare well against the other 34 choices.

Resale by Price Point

$850K to $1.049M

Snohomish | September 2026

Homes for sale: 33
Went under contract: 7
Closed sales: 15
Time to find a buyer: 33 days
Original asking received: 97.7%
Median sold price: $935,000

Typical showing visits8Aug 2026: 6 · M/M +2 visitsSep 2025: 6 · Y/Y +2 visits

Median sold price per sq. ft.$398Aug 2026: $357 · M/M +11.5%Sep 2025: $383 · Y/Y +3.9%

New listings16Aug 2026: 21 · M/M -23.8%Sep 2025: 17 · Y/Y -5.9%

Snohomish $850K to $1.049M Summary for September 2026

This range again produced 15 resale closings, the most of any price band. That was about one-third of all resale closings, compared with almost 40% in August. But only seven homes went pending, down from 16 in August and 13 last September. The homes that sold took longer to find a buyer, and the middle seller received 2.3% less than original asking. I would watch the smaller flow of new offers rather than assume the strong closing count means demand was growing.

Resale by Price Point

$1.05M to $1.249M

Snohomish | September 2026

Homes for sale: 35
Went under contract: 12
Closed sales: 11
Time to find a buyer: 19 days
Original asking received: 98.3%
Median sold price: $1,133,000

Typical showing visits7Aug 2026: 14 · M/M -7 visitsSep 2025: 7 · Y/Y unchanged

Median sold price per sq. ft.$375Aug 2026: $409 · M/M -8.3%Sep 2025: $504 · Y/Y -25.6%

New listings21Aug 2026: 10 · M/M +110.0%Sep 2025: 10 · Y/Y +110.0%

Snohomish $1.05M to $1.249M Summary for September 2026

This range had more contracts and closings than August and last September. The homes that sold also found their buyers faster: 19 days, compared with 38 in both earlier periods. Typical showings fell from 14 in August to seven. That is an encouraging change for the homes buyers chose, even with more inventory to compete against. Sellers still negotiated at the median, receiving 98.3% of original asking. I would look closely at what made those homes work before expecting the same result for another seller.

Resale by Price Point

$1.25M to $1.449M

Snohomish | September 2026

Homes for sale: 15
Went under contract: 3
Closed sales: 2
Time to find a buyer: 86 days
Original asking received: 90.9%
Median sold price: $1,325,000

Typical showing visits9Aug 2026: 11 · M/M -2 visitsSep 2025: 12 · Y/Y -3 visits

Median sold price per sq. ft.$367Aug 2026: $446 · M/M -17.7%Sep 2025: $444 · Y/Y -17.3%

New listings8Aug 2026: 3 · M/M +166.7%Sep 2025: 9 · Y/Y -11.1%

Snohomish $1.25M to $1.449M Summary for September 2026

Two homes closed in this range, with a median of 86 days to find a buyer. That could mean two sellers who had been waiting finally found their buyers. It does not mean every home in the range would take that long. The median sale was 9.1% below original asking, so those buyers purchased well below the sellers’ starting prices. Some of that difference could have come from earlier price reductions, not just negotiating when the offer arrived. A good deal also depends on the home, its condition, and comparable sales. With only two closings, I would look at each sale before turning that result into an expectation for everyone.

Resale by Price Point

$1.45M or More

Snohomish | September 2026

Homes for sale: 25
Went under contract: 3
Closed sales: 5
Time to find a buyer: 52 days
Original asking received: 91.7%
Median sold price: $1,650,000

Typical showing visits33Aug 2026: 2 · M/M +31 visitsSep 2025: 16 · Y/Y +17 visits

Median sold price per sq. ft.$423Aug 2026: $400 · M/M +5.8%Sep 2025: $480 · Y/Y -11.9%

New listings7Aug 2026: 5 · M/M +40.0%Sep 2025: 4 · Y/Y +75.0%

Snohomish $1.45M or More Summary for September 2026

Five homes closed above $1.45 million, up from three in August. Their median time to find a buyer was 52 days. Some sellers may have finally found their buyers after waiting, so I would not read that number as a new timeline for every higher-priced home. The middle sale was 8.3% below original asking, which could include price reductions before the final negotiation. Buyers were purchasing below the starting prices, but the individual homes and comparable sales tell us whether they got a good deal. Only three homes went pending, with a median of 33 showing visits before an offer. Buyers were looking carefully, and five closings are still a small sample.

Where Buyers Stepped Up

Standout Snohomish Sales in September

Lake Roesiger and In Town Snohomish again had sales above final asking. I also noticed examples in Trombley Hill, Dubuque, and Newberg. These were individual homes that buyers chose, not a promise that every home in each area would sell at a premium.

Dubuque: $985,000 final asking, $1,050,000 sold, about 6.6% above asking after four days.
Trombley Hill: $700,000 asking, $721,000 sold, 3% above asking after five days.
Newberg: $1,850,000 asking, $1,900,000 sold, about 2.7% above asking after 52 days.
Lake Roesiger: $689,000 final asking, $700,000 sold, about 1.6% above asking after 78 days.
In Town Snohomish: $725,000 final asking, $735,000 sold after 83 days. It started at $819,000, so above final asking was still below the original price.

Some Homes Sold Quickly. Others Needed a New Price.

Of the 58 September sales I reviewed, 17 had seven days or less on the market, while 30 had at least 30 days. Six sold above final asking and 27 sold at or above it. Another 27 had a final asking price below their original starting price. Successful sales included both quick competition and homes that took time to find the right fit.

What I Noticed With Active Homes

Among the homes still marked active when I reviewed them, 85 had September listing dates. I also noticed 75 active homes with a September price-change date and an asking price below their original price. That does not establish when every reduction happened, but it shows why I look at the pricing history and the other homes buyers could choose.

The largest broad area label among the over-90-day listings was Snohomish. Fobes Hill had three older homes; Gold Creek and Machias each had two. Unlike a market where presales explain much of the long wait, almost all of Snohomish’s older active homes were not marked new construction.

First Look: A New Option for Sellers!

NWMLS introduced First Look in September. Sellers can choose up to 21 days of pre-marketing while preparing for an Active launch, and decide whether to allow showings or display the home on public real estate websites. All NWMLS member brokers can see the listing.

I saw five homes still marked First Look with September status dates. For sellers who want to showcase their home while finishing the preparation, this is an exciting option to discuss. More about First Look from NWMLS.

Questions You May Be Asking

What Does This Mean for Your Plans?

Can I still find a resale home under $650,000?

September had only two homes for sale in this range and no new pendings. The homes I am seeing need work, so I would consider the repair budget alongside the purchase price. I plan to revise the price ranges next month because there is too little inventory here to give us a useful ongoing comparison.

Where were buyers making offers?

The $650,000 to $849,999 range had the most resale pendings, with 15. The $1.05 million to $1.249 million range followed with 12. The range that led closings was different: $850,000 to $1.049 million had 15 completed sales. Closings tell us what finished; pendings show where buyers were starting the next round.

Does more inventory mean I can offer less?

There may be room, but I would look at the particular home. Citywide, the middle seller received 97.3% of original asking, while new construction’s five sales had a median at full original asking. Some homes also sold above final asking. Your offer should make sense next to recent similar sales and the other choices available.

Why are buyers visiting but not making an offer?

Showing visits tell us people were interested enough to look. They do not tell us the home felt right at that price. Above $1.45 million, pending homes had a median of 33 visits before an offer. I would look at the feedback, condition, monthly payment, and the homes those buyers could choose instead.

Were the higher price ranges all doing the same thing?

No. From $1.05 million to $1.249 million, contracts and closings improved and successful homes found buyers faster. The two ranges above $1.25 million had longer waits among the homes that closed. Some older listings may have finally found their buyers. Their results below original asking could include earlier reductions, so I would look at the individual sales before calling that a discount available on every home.

Snohomish Market Conclusion

What Did September Tell Us?

The right home could still find its buyer, but plenty of sellers were waiting.

Inventory was almost unchanged from August and higher than last September. New contracts fell, and closings were still below a year earlier even with a small improvement from August. The homes that sold took longer to find a buyer, and the middle seller received 2.7% less than original asking. A higher median price than last year did not mean an easier sale for every home.

I also saw 50 active homes listed over 90 days, with only one marked new construction. The September listings I reviewed included 25 cancellations and 19 expirations. Those homes belong in the conversation because the successful sales do not describe sellers still waiting or sellers who stepped away.

Resale led the closings and improved from August, but new contracts declined. New construction had only five closings, with faster successful sales and a median at full original asking. Condos had more activity than August but much longer waits and more negotiating. Townhomes had two closings after none in August, yet those two sales took a median of 102 days and received 9.5% less than original asking. Those longer timelines may mean older condos and townhomes finally found their buyers. With so few closings, I would not describe every home that way. Differences from original asking can include earlier price reductions, too.

Below $650,000, resale choices stayed scarce and no new homes went pending. The homes I am seeing there need work, and I plan to update the price ranges next month because this limited inventory is no longer giving us a useful picture. From $650,000 to $849,999, buyers were starting the most resale contracts. The $850,000 to $1.049 million range led closings again, but its pending count dropped sharply from August. The $1.05 million to $1.249 million range gained contracts and closings and found buyers faster. From $1.25 million to $1.449 million, two sellers may have finally found their buyers after a long wait, with sales a median of 9.1% below original asking. Above $1.45 million, five sales showed a similar possibility, with 52 days to find a buyer and a median 8.3% below original asking. Those differences can include price reductions along the way. The smaller pending group above $1.45 million needed a median of 33 showing visits before an offer.

There were still standout sales. Lake Roesiger and In Town Snohomish returned with examples above final asking, alongside Trombley Hill, Dubuque, and Newberg. Some homes first changed their price, so above final asking did not always mean above the seller’s starting point.

For Buyers

You had choices, but they changed by housing type and price. I would compare the actual home, its history, your payment, and the alternatives before deciding how to offer.

For Sellers

Your home needed to make sense beside its direct competition. Price, condition, and presentation mattered. I would watch the feedback and the homes buyers were choosing rather than wait for the citywide numbers to do the work.

What I Am Watching Next

I want to see whether the smaller pending count turns into fewer closings, whether the $1.05 million to $1.249 million range keeps its momentum, and whether price adjustments help the homes still waiting. I am also watching how sellers use First Look to prepare their launch.

My takeaway: Snohomish had buyers, but their choices were specific. Your strategy needed to fit your home’s real competition.

Interest Rates

And Then There Is the Monthly Payment!

Freddie Mac’s October 1 weekly update put the 30-year fixed average at 7.28%, compared with 6.34% a year earlier. That is a big difference when you are deciding what feels comfortable each month.

30-year fixed7.28%Previous week: 7.03% · Year earlier: 6.34%

15-year fixed6.60%Previous week: 6.42% · Year earlier: 5.55%

For buyers, I would look at the payment before falling in love with the price. For sellers, it is another reason your home needs to make sense next to the other choices.

National weekly averages released October 1, separate from September’s housing results and not a personal loan quote. Source: Freddie Mac.

Source: NWMLS. Showing visits are not necessarily different buyers. Sale prices, timing, and asking-price results describe homes that sold.

Questions About Your Plans?

Let’s Talk About Your Next Move

Buying or selling in Snohomish? I can help you make a plan that fits your home, budget, and timing.

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Never Miss the Next Update

What Happened Across Snohomish in September 2026?

Snohomish Whole-City Snapshot Summary for September 2026

44 Listings Were Canceled or Expired in September

How Did Snohomish Housing Types Perform?

Snohomish Residential Resale Summary for September 2026

Snohomish New Construction Summary for September 2026

Snohomish Condominiums Summary for September 2026

Snohomish Townhomes Summary for September 2026

How Did Snohomish Residential Resale Price Ranges Perform?

Snohomish Under $650K Summary for September 2026

Snohomish $650K to $849K Summary for September 2026

Snohomish $850K to $1.049M Summary for September 2026

Snohomish $1.05M to $1.249M Summary for September 2026

Snohomish $1.25M to $1.449M Summary for September 2026

Snohomish $1.45M or More Summary for September 2026

Standout Snohomish Sales in September

Some Homes Sold Quickly. Others Needed a New Price.

What I Noticed With Active Homes

First Look: A New Option for Sellers!

What Does This Mean for Your Plans?

Can I still find a resale home under $650,000?

Where were buyers making offers?

Does more inventory mean I can offer less?

Why are buyers visiting but not making an offer?

Were the higher price ranges all doing the same thing?

What Did September Tell Us?

For Buyers

For Sellers

What I Am Watching Next

And Then There Is the Monthly Payment!

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