Snohomish County, WA Real Estate Market Report – July 2026
By Tracie Diemert, Snohomish County Realtor® | Diemert Properties Group | Keller Williams North Sound
The Snohomish County real estate market continued to move toward a more balanced pace in July 2026. More homes are coming onto the market, buyers have more choices, and properties are taking slightly longer to sell than they did last year.
At the same time, buyer activity remains steady. Pending sales increased slightly in July, showing that buyers are still purchasing homes when the price, condition, and location make sense.
For homeowners thinking about selling, this is no longer a market where simply listing a home guarantees a quick sale. Strategic pricing, strong presentation, and proactive marketing matter more than ever.
For buyers, the increase in available homes may create more room to compare properties, negotiate terms, and make a thoughtful decision without the same level of pressure seen in recent years.
As a local Marysville and Snohomish County Realtor with more than 20 years of experience, I help buyers and sellers understand what these numbers mean for their specific home, neighborhood, and next move.
TL;DR: Snohomish County Market at a Glance
- New residential listings increased 22.7%
- Residential inventory increased 36.6%
- Months of inventory rose to 3.6 months
- Pending residential sales increased 1.3%
- Median residential price was $750,000
- Homes took an average of 28 days to sell
- Condo inventory increased 38.5%
- Condo months of inventory rose to 4.3 months
Bottom line: Buyers have more options and negotiating room, while sellers need accurate pricing, thoughtful preparation, and strong marketing to stand out.
Snohomish County Residential Market Snapshot
| Market Metric | July 2025 | July 2026 | Change |
|---|---|---|---|
| New Listings | 1,010 | 1,239 | ▲ 22.7% |
| Pending Sales | 718 | 727 | ▲ 1.3% |
| Closed Sales | 747 | 733 | ▼ 1.9% |
| Days on Market | 25 | 28 | ▲ 12.0% |
| Median Sales Price | $800,000 | $750,000 | ▼ 6.3% |
| Average Sales Price | $908,393 | $854,343 | ▼ 6.0% |
| Percent of List Price Received | 99.5% | 99.2% | ▼ 0.3% |
| Homes for Sale | 1,637 | 2,236 | ▲ 36.6% |
| Months of Inventory | 2.5 | 3.6 | ▲ 44.0% |
Source: Northwest Multiple Listing Service®, July 2026.
More Homes Are Available Across Snohomish County
The biggest story in the Snohomish County housing market is the increase in inventory.
There were 2,236 residential homes for sale in July 2026, compared with 1,637 in July 2025. That is a 36.6% year-over-year increase.
New residential listings also rose 22.7%, from 1,010 homes last July to 1,239 this July.
Months of inventory increased from 2.5 months to 3.6 months, signaling a market that is becoming more balanced and giving buyers substantially more choice.
For buyers, more inventory may mean:
- More homes to compare
- Less pressure to make an immediate decision
- Better opportunities to negotiate
- More flexibility around inspections and closing terms
- A greater chance of finding a home that truly fits their needs
For sellers, increased inventory means more competition for buyer attention.
Snohomish County Home Prices Adjusted in July
The median residential sales price in Snohomish County was $750,000 in July 2026, down 6.3% from $800,000 in July 2025.
The average sales price declined from $908,393 to $854,343, a decrease of 6%.
Year to date, the residential median price is $764,995, compared with $794,950 during the same period last year. That represents a more moderate decline of 3.8%.
This does not mean every home in Snohomish County lost the same amount of value.
Home values vary significantly based on:
- City and neighborhood
- Property condition
- Lot size and privacy
- Updates and remodeling
- School district
- Commute access
- Property type
- Buyer demand within a specific price range
Broad county statistics provide useful context, but an accurate home value requires looking closely at recent sales in your immediate area.
Buyer Demand Is Holding Steady
Even with significantly more inventory, buyers remain active.
Pending residential sales increased slightly from 718 to 727, a gain of 1.3% compared with last July.
Closed sales declined only 1.9%, from 747 to 733.
This suggests that buyers have not left the market. Instead, they are becoming more selective and are placing a greater emphasis on value.
Homes that are priced correctly and presented well can still attract serious interest. Homes that enter the market overpriced may sit longer and ultimately require one or more price reductions.
Homes Are Taking Longer to Sell
Residential homes took an average of 28 days to sell in July 2026, compared with 25 days one year earlier.
Year to date, the average time on market has increased from 25 days to 31 days, a 24% increase.
That additional market time gives buyers more opportunity to consider their options, but it also means sellers need a strong launch strategy from the beginning.
The first days on the market are often the most important. This is when a listing receives its greatest level of attention from active buyers and local real estate agents.
Strong preparation should include:
- Accurate pricing
- Professional photography
- Compelling listing remarks
- Thoughtful staging
- Strategic online promotion
- Clear communication and follow-up
- Regular evaluation of showing and online activity
Sellers Are Receiving About 99% of List Price
Snohomish County residential sellers received an average of 99.2% of their list price in July 2026.
That is slightly below the 99.5% received in July 2025.
While this remains a strong percentage, it does not account for seller-paid concessions, buyer closing-cost credits, down-payment assistance, repairs, or other negotiated expenses.
The final net proceeds can vary considerably from the headline sales price. Sellers should review estimated expenses and likely concessions before deciding whether an offer meets their goals.
Snohomish County Condo Market Update
The Snohomish County condo market is also giving buyers more options.
| Condo Market Metric | July 2025 | July 2026 | Change |
|---|---|---|---|
| New Listings | 223 | 267 | ▲ 19.7% |
| Pending Sales | 128 | 159 | ▲ 24.2% |
| Closed Sales | 139 | 135 | ▼ 2.9% |
| Days on Market | 32 | 31 | ▼ 3.1% |
| Median Sales Price | $510,000 | $499,000 | ▼ 2.2% |
| Average Sales Price | $595,133 | $544,438 | ▼ 8.5% |
| Condos for Sale | 377 | 522 | ▲ 38.5% |
| Months of Inventory | 3.0 | 4.3 | ▲ 43.3% |
The condo market saw a 38.5% increase in available inventory, while months of inventory rose to 4.3 months.
Pending condo sales increased 24.2%, showing that buyers remain interested, even as they have more properties to choose from.
The median condo sales price was $499,000, down 2.2% from July 2025.
Because condo sales can be influenced by a smaller number of transactions, monthly changes may appear more dramatic. Buyers should also carefully review HOA dues, reserves, insurance, rules, rental restrictions, and possible special assessments before purchasing.
What This Market Means for Snohomish County Home Sellers
Homeowners can still sell successfully in this market, but the strategy that worked two or three years ago may no longer produce the same result.
Today’s buyers have more choices and are less likely to overlook:
- Deferred maintenance
- Outdated finishes
- Poor presentation
- Location concerns
- High monthly expenses
- Aggressive pricing
A successful seller strategy should focus on presenting the home as one of the strongest values in its price range.
That does not always mean being the least expensive. It means creating a clear connection between the home’s condition, features, location, and asking price.
Homes that launch too high may lose momentum during the most valuable part of the listing period.
What This Market Means for Snohomish County Buyers
For buyers, the July market offers more breathing room.
More homes are available, and the increase in inventory may provide opportunities to:
- Negotiate seller-paid closing costs
- Include an inspection contingency
- Request repairs or credits
- Compare multiple homes
- Avoid some bidding wars
- Negotiate possession or closing timelines
Not every property will be negotiable. Well-priced homes in sought-after neighborhoods may still attract multiple interested buyers.
The best approach is to understand the local competition, review recent comparable sales, and structure an offer based on the specific property rather than relying on broad market assumptions.
Is Snohomish County a Buyer’s Market or Seller’s Market?
At 3.6 months of residential inventory, Snohomish County is more balanced than it was last year, but market conditions vary by city, neighborhood, property type, and price point.
Some homes may still attract immediate interest, while others may take several weeks or longer to sell.
That is why homeowners and buyers should avoid making decisions based only on countywide headlines.
Marysville, Lake Stevens, Arlington, Everett, Snohomish, Stanwood, Edmonds, Lynnwood, Bothell, Monroe, and other Snohomish County communities can each perform differently.
A local market analysis provides far more useful information than a county average alone.
Curious What Your Snohomish County Home Is Worth?
Automated home-value tools can provide a helpful starting point, but they cannot fully account for your home’s condition, updates, lot, location, views, layout, or buyer demand within your neighborhood.
Get your free instant Snohomish County home value estimate:
Find Out What My Home Is Worth
For a more accurate pricing range, I can prepare a personalized market analysis using recent nearby sales and current competition.
Thinking About Buying a Home in Snohomish County?
Whether you are buying your first home, moving to a larger property, relocating, downsizing, or purchasing after a major life change, the right plan can make the process feel far less overwhelming.
Book a complimentary Buyer Strategy Call to discuss your timeline, financing, search area, and next steps:
About Tracie Diemert
Tracie Diemert is a trusted Marysville and Snohomish County Realtor®, Dave Ramsey Trusted Pro, Senior Real Estate Specialist, and Team Leader of Diemert Properties Group at Keller Williams North Sound.
With more than 20 years of local real estate experience, Tracie helps buyers and sellers throughout Marysville, Lake Stevens, Arlington, Stanwood, Everett, Snohomish, Monroe, Lynnwood, Edmonds, Bothell, and surrounding Snohomish County communities.
She is known for honest advice, proactive communication, strategic marketing, and helping clients make confident decisions during major life transitions.
Ready to Talk About Your Next Chapter?
Whether you are moving up, downsizing, relocating, selling after a life change, or simply trying to understand your options, you do not have to navigate the process alone.
Helping people in Marysville and Snohomish County navigate life’s biggest transitions—with a home that fits the next chapter, not the last one.
Contact Tracie Diemert and Diemert Properties Group to create a thoughtful real estate plan based on your goals, your timeline, and today’s local market.
Market data is current as of August 3, 2026, and provided by Northwest Multiple Listing Service®. Statistics do not account for seller concessions, down-payment assistance, or all transaction-specific costs.
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