Snohomish County Home Market Update

Six month snapshot through November 9, 2026

The Short Version

• 4,132 single family homes sold in Snohomish County over the last six months, at a median price of $749,995. The average was $852,766.

• The pace is brisk. The median home sold in 16 days, and 59% sold at or above the asking price.

• 2,093 homes are for sale today, about three months of supply, which is a reasonably balanced market.

• The listings that sit are the story. Roughly one in five current listings has already reduced its price.

The Numbers

Two out of three homes sold within the 35 day average, taking about 10 days and selling at essentially full asking price. The remaining third averaged about 84 days and sold for roughly 2% below asking.

The takeaway is consistent across markets. Price matters most in the first couple of weeks. A home that begins at the right number usually sells quickly, while one that begins too high often takes a reduction anyway, only later and with more days attached.

How the Months Compare

Closings peaked in June at 822 and eased to 642 in August and 582 in October. That is a typical seasonal pattern, with autumn running quieter than summer. The figure worth watching is inventory. With 2,093 homes for sale and roughly 690 closings a month, buyers have real choices, and homes that are not priced well can sit.

How 98012 and Mill Creek Compare

For a closer look, see our Mill Creek and Bothell (98012) Home Market Update, which covers the full zip code, and our Mill Creek Home Market Update, which covers the city alone. Median prices in 98012 run about one third above the county as a whole, and buyers there had somewhat more room to negotiate, with 41% of homes selling at or above asking compared with 59% countywide. Mill Creek homes sold about as quickly as the county overall, and the city carries the least supply of the three.

What This Means for Sellers

The market is steady rather than frenzied. Accurately priced homes sell quickly, and overpriced homes sit and then adjust. Starting at the right number usually beats starting high and cutting later.

What This Means for Buyers

There is more room to negotiate than the headlines might suggest. Many homes sold below asking, and a meaningful share of current listings have already reduced their prices. A home that has been listed for a while may be open to an offer below asking. There is no need to rush, but each home deserves individual analysis, because a county figure cannot tell you what a specific house is worth.

Key Terms

• CDOM (cumulative days on market): the total number of days a home has been listed. The count carries over if a listing is cancelled and relisted, so a reset does not erase the history.

• Median: the midpoint of the data. Half of the homes sold for more and half sold for less. It is a more reliable measure of a typical home than the average, which a handful of high priced sales can inflate.

• Sale to list ratio: the final sold price as a percentage of the last asking price. A ratio of 98% means the home sold for 2% below asking.

• Months of supply: the time it would take to sell all current listings at the recent sales pace. Roughly six months is considered balanced. Fewer favors sellers, and more favors buyers.

Methodology

This report covers single family residential listings in Snohomish County, Washington, using data from NWMLS Matrix pulled on November 9, 2026. Sold figures reflect closings between May 9 and November 9, 2026, including records with a Seller Representation Agreement sale type as Matrix returned them. Active figures reflect current inventory, and pending homes are not counted as active. Cancelled and expired figures use the same six month window. Price reduction figures come from the recent change shown in Matrix and may understate total reductions. This is the first county report, so no month over month comparison is available yet. This is a snapshot in time, not a forecast.

About Becca Locke

Becca Locke is a Real Estate Advisor serving Mill Creek, Bothell, Edmonds, and Snohomish County with over 20 years of experience and 500+ closed transactions. Specializing in first-time purchases, downsizing and rightsizing transactions, and cross-country relocations to the Mill Creek and Bothell area. Locke Real Estate at Real Broker LLC. Washington license #23740. Top 2% of NWMLS agents.

beccalocke.com | 206.920.6500