Focused, Not Frenzied

How competitive is the Snohomish County housing market right now?

Snohomish County’s Sales Activity Intensity™ clocked in at 40.9%, landing squarely in the Strong zone — meaning nearly 4 in 10 homes are going pending within the first 30 days.

That’s just a hair under September’s 41.1% and far below spring’s 70%+ “Extreme Frenzy,” but the tone isn’t weakness — it’s focus. The pace has shifted from lightning-fast to strategically steady, with buyers acting decisively on homes that are move-in-ready and priced right.

In short, the urgency hasn’t disappeared — it’s just matured.

🔍 Quick Market Metrics:

• Sales Activity Intensity™: 40.9% (Strong)
• Average Days on Market: 36
• Showings to Pending: 11
• Showings per Listing: 4.3
• Sales-to-List Price Ratio: 98.8%

Homes under $900K remain the hot zone, where multiple offers still surface for properties that deliver on condition, layout, and location. Higher-end listings above $1.5M are moving too — but only when they hit luxury standards with updated finishes and outdoor appeal.

What’s driving buyer behavior right now?

Buyers have adapted. They’re showing up prepared, pre-approved, and intentional. The fear of missing out has cooled, replaced by the discipline of getting it right.

Those waiting for prices to drop further? Still waiting. Homes that check the right boxes are selling quickly, and those that don’t are collecting days on market.

Market takeaway: this is not the market for panic pricing — it’s the market for precision pricing.

What’s different compared to the spring frenzy?

Back in March and April, over 70% of homes were going pending in 30 days — that was Extreme Frenzy territory. Today, intensity has cooled to a Strong 40.9%, meaning demand is healthy but not chaotic.

The difference is intent. Buyers aren’t throwing out blind offers; they’re choosing strategically. Sellers aren’t dictating; they’re competing — with each other, not just the clock.

Why that matters:

• The market has become rational, not reactive.
• Negotiation is back, but balance is fragile — and smart strategy wins.

📌 What This Means
For Buyers:
✔ Four in ten listings are gone in under a month — be ready to move when you find “the one.”
✔ Pre-approval and flexible terms are still key to winning.
✔ Look above your comfort range — longer-DOM homes may hold opportunity.

For Sellers:
✔ The upper hand is still yours — but only if you price and present strategically.
✔ Professional staging, curb appeal, and polished marketing are non-negotiable.
✔ “Positioning” is the new power word — how your home competes within its Seller Peer Group™ determines how fast it sells.

Bottom Line

Market intensity in Snohomish County remains focused, steady, and seller-favored.
The sugar rush of spring may be gone, but momentum hasn’t stopped — it’s simply become smarter.

Precision over panic. Strategy over speed.

That’s how you win fall 2025.

Holding Firm and Building Long-Term Strength

Are Snohomish County home prices falling or holding steady?

They’re holding steady — not sliding. The average residential resale price in Snohomish County came in at $779,131 for October 2025, showing only a light seasonal dip as inventory increased and buyers became more selective.

Homes are still closing at 98.8% of list price, meaning sellers aren’t giving up much ground. The market continues to reward well-priced, well-presented homes while punishing the rest with extra days on market.

🔍 By Property Type – October 2025:

That’s five straight years of robust equity growth — proof that Snohomish continues to deliver long-term wealth through every market cycle.

How do price dynamics look this fall?

October’s pricing trends reveal a steady hand:

• List-to-Sale Price Ratio: 98.8%
• Average Price per SqFt: $411
• Total Dollar Volume: $682,589,696
• Average Days on Market: 36

Homes in the $500K–$900K range remain the heartbeat of the county’s housing activity — and continue to command strong offers when they’re clean, updated, and priced correctly.

Higher-end homes above $1.5M are moving, too, but buyers in that range are demanding turnkey condition and quality locations — no shortcuts accepted.

What does this mean for homeowners and buyers?

For Sellers:
✔ You’re sitting on solid equity. Leverage it by pricing for the market you’re in, not the one you wish for.
✔ Overpricing leads to slower sales and price cuts; accurate pricing drives multiple offers.
✔ Invest in presentation — today’s buyers will pay more for move-in-ready condition.

For Buyers:
✔ You’re not buying at a peak — you’re buying into proven appreciation.
✔ Use this quieter fall window to negotiate favorable terms.
✔ Remember: prices have climbed over 30–40% since 2020. Waiting for a “crash” isn’t a plan — it’s wishful thinking.

Bottom Line

Snohomish County prices have plateaued seasonally, not declined fundamentally.
This is a stable, equity-rich market built on years of sustainable growth — not speculation.

Short-term softness = opportunity. Long-term trajectory = strength.

Don’t expect discounts; expect stability with upside.

The Fall Window Before the Winter Slowdown

Where are we in Snohomish County’s yearly housing cycle?

We’re in the early-fall slowdown — that strategic pause before winter’s deep cooldown. Activity is measured, not muted.

Homes are still moving, buyers are still writing, and sellers who list now can close before year-end. October marks the final stretch of strong selection before inventory tightens heading into the holidays.

This is the calm between two competitive seasons — the perfect time for smart moves.

How are the October numbers shaping the market rhythm?

Snohomish County’s latest data shows a market running steady at cruise speed, not idle:

🔍 October 2025 Market Snapshot:

• New Listings: 1,250
• Homes for Sale: 2,404
• Pending Sales: 916
• Closed Sales: 876
• Average Days on Market: 36
• Inventory: 2.4 months
• Sales-to-List Price Ratio: 98.8%

Even with slightly higher mortgage rates (6.37%), buyers remain engaged. That’s because affordability hasn’t collapsed — it’s being managed through buydowns, credits, and flexible terms.

“Lower mortgage rates helped drive increased sales activity, especially in the mid-price ranges. Thirty days remain of good selection and availability of homes for sale, until next March.” — Lennox Scott, CEO, John L. Scott Real Estate

What does this timing mean for sellers?

October and early November are your last strong listing window before buyer activity drops for the holidays.

Pro tips:
✔ List before Thanksgiving — serious buyers are still in play.
✔ Leverage fall’s warm aesthetics: light, staging, and curb appeal count double this season.
✔ Use rate buydowns or concessions to keep your price intact and attract more buyers.

Homes that list now can still close before 2026, capturing motivated buyers who want to move before year-end tax and school deadlines.

What does this timing mean for buyers?

Fall and early winter favor buyers who move strategically.
Inventory is at its highest level of the year, and competition is down from spring — that’s leverage you can use.

Smart buyer moves right now:
✔ Shop homes that have been on the market 30+ days — those sellers are ready to deal.
✔ Negotiate for closing costs or rate buydowns.
✔ Get pre-approved now so you can act fast when new listings drop in early winter.

This is the window for opportunity buyers — the ones who act when everyone else hesitates.

How does this compare to earlier in 2025?

Spring was the sprint — 70% of homes pending in 30 days.
Summer was the shift — rates steadied and activity normalized.
Fall is the balance — selective, steady, and still seller-leaning.

Buyers have more choices. Sellers still have leverage. The market has matured into a thoughtful equilibrium.

What’s next heading into winter and spring 2026?

Expect inventory to taper through December, bottoming out in January before the annual reset in March.

Rates should hover in the 6.25%–6.5% range, possibly easing slightly by early 2026.
If that happens, expect the next surge in buyer activity — and competition — to arrive fast.

Translation: Snohomish County is moving from seasonal slowdown to strategic setup. The groundwork you lay now — prepping, positioning, and financing — determines how you’ll perform in the spring market.

Bottom Line

We’ve entered the selective season — slower, but still full of opportunity.
The market belongs to the players who are prepared, positioned, and proactive.

This isn’t a sleepy fall. It’s a strategic one.
The homes — and buyers — who move with purpose this month will win early 2026.