Snohomish County Housing Market Report November 2026
Buyers have more homes to compare, and sellers have more competition for their attention. October ended with 3,414 properties for sale, 702 pending sales and a $675,000 countywide median. Your community, price range and home style tell the more useful story. Get the price and preparation right, and give buyers a reason to choose your home.
Snohomish County at a glance
More choice for buyers. A clearer assignment for sellers.
Interest rates
MND 30-year fixed · November 4
Inventory
Active properties · +35.0% year over year
Sales Activity Intensity
Healthy · JLS first-30-day measure
Median sale price
−5.2% year over year
New listings
+4.5% year over year
Pending sales
−14.6% year over year
Closed sales
−25.2% year over year
Average market time
+7.9% year over year
JLS resale supply
November 1 inventory snapshot
Selective: under 25% · Healthy: 25% to under 35% · Strong: 35% to under 45% · Very Strong: 45% to under 55% · Surge: 55% to under 65% · Frenzy: 65% to under 75% · Extreme Frenzy: 75% and above.
More inventory. Fewer accepted offers.
October brought 1,218 new listings, up 4.5% from last year. Active inventory reached 3,414, up 35.0%. Buyers signed 702 contracts, down 14.6%, and completed 685 purchases, down 25.2%. More listings and fewer contracts mean sellers need to pay close attention to the choices beside them.
The countywide median was $675,000, down 5.2% from October 2025. The average sale price was $748,917, down 5.4%. A median is the middle of the homes that sold. The average adds their prices and divides by the sale count. Your home still needs its own comparison.
Homes averaged 41 days on market, up 7.9%. Showings averaged 2.8 per listing, down 22.2%, with 11 average showings to pending. For sellers, make the showing count. Clean, repair, photograph and make access easy before asking buyers to respond.
Sales averaged 98.4% of the final asking price and 95.7% of the original asking price. Those two numbers explain why a home can sell close to asking after its seller has already adjusted the price.
Houses, townhomes, condos and new construction
| Segment | Median price | Average price | Active | Pending | Closed | Average days | Supply: contracts | Sale / final list | Sale / original list |
|---|---|---|---|---|---|---|---|---|---|
| Residential | $724,450 (-3.4%) | $802,573 (-5.4%) | 2,338 (+37.4%) | 540 (-15.4%) | 546 (-24.3%) | 37 (+5.7%) | 3.7 (+48.0%) | 98.7% (-0.4%) | 96.2% (-0.8%) |
| Condominium | $498,950 (+2.8%) | $569,114 (-2.6%) | 538 (+33.5%) | 103 (-16.3%) | 95 (-22.1%) | 47 (+20.5%) | 4.5 (+40.6%) | 98.8% (-0.5%) | 96.3% (-0.8%) |
| New construction | $699,900 (-12.5%) | $782,154 (-17.1%) | 547 (+36.4%) | 122 (+25.8%) | 85 (-29.8%) | 36 (-23.4%) | 4.7 (+67.9%) | 99.4% (0.0%) | 96.6% (-0.9%) |
| Residential Resale | $727,500 (-3.0%) | $805,262 (-3.4%) | 1,866 (+38.9%) | 443 (-18.7%) | 468 (-22.8%) | 37 (+12.1%) | 3.6 (+50.0%) | 98.6% (-0.4%) | 96.2% (-0.7%) |
Residential: Houses and townhomes had a $724,450 median, 2,338 active listings and 540 pending sales. Supply was 3.7 months, with 37 average days on market. Buyers have more options than last year, but the relevant question is how many good alternatives exist at the same price.
Condominiums: The median rose 2.8% to $498,950, while the average fell 2.6% to $569,114. There were 538 active listings and 95 closings. At 4.5 months of supply and 47 average days, take the time to understand dues, reserves, insurance, assessments and financing along with the floor plan.
New construction: Pending sales increased 25.8% to 122, while closings fell 29.8% to 85. The median was $699,900, down 12.5%. Compare any builder incentive with the complete price, loan fees, finishes and completion date. A larger credit needs to be weighed against the full deal.
Residential Resale: Residential properties filtered to Previously Owned had a $727,500 median, 468 closings and 3.6 months of contract-based supply. This is the specific InfoSparks filter, separate from the JLS resale table below.
What changes at your price point?
| Resale price | October new | October pending | Active November 1 | Supply months | First 30 days | Intensity |
|---|---|---|---|---|---|---|
| Under $350K | 44 | 22 | 133 | 6.0 | 32.7 | Healthy |
| $350K–$500K | 131 | 83 | 312 | 3.8 | 26.7 | Healthy |
| $500K–$750K | 356 | 205 | 791 | 3.9 | 31.9 | Healthy |
| $750K–$1M | 220 | 125 | 554 | 4.4 | 27.8 | Healthy |
| $1M–$1.5M | 108 | 58 | 318 | 5.5 | 26.2 | Healthy |
| $1.5M+ | 51 | 29 | 149 | 5.1 | 26.5 | Healthy |
| Total resale | 910 | 522 | 2257 | 4.3 | 29.1 | Healthy |
JLS reports 3.8 months of supply at $350,000–$500,000 and 3.9 at $500,000–$750,000. At $750,000–$1 million it is 4.4 months. Supply rises to 5.5 months at $1 million–$1.5 million and 5.1 above $1.5 million. Under $350,000 it is 6.0 months.
All six first-30-day intensity readings fall in JLS’s Healthy category. That is a different question from current supply: how quickly an earlier group of listings attracted accepted offers, compared with how much inventory is available now.
October 2026 Snohomish County housing statistics
Use these figures to compare the property group that fits your move. Parentheses show the displayed change from October 2025.
| County metric | All properties | Residential | Condominium | New construction | Residential Resale |
|---|---|---|---|---|---|
| Average sales price | $748,917 (-5.4%) | $802,573 (-5.4%) | $569,114 (-2.6%) | $782,154 (-17.1%) | $805,262 (-3.4%) |
| Median sales price | $675,000 (-5.2%) | $724,450 (-3.4%) | $498,950 (+2.8%) | $699,900 (-12.5%) | $727,500 (-3.0%) |
| New listings | 1,218 (+4.5%) | 892 (+2.4%) | 194 (+1.6%) | 187 (+12.0%) | 739 (+2.4%) |
| Homes for sale | 3,414 (+35.0%) | 2,338 (+37.4%) | 538 (+33.5%) | 547 (+36.4%) | 1,866 (+38.9%) |
| Pending sales | 702 (-14.6%) | 540 (-15.4%) | 103 (-16.3%) | 122 (+25.8%) | 443 (-18.7%) |
| Closed sales | 685 (-25.2%) | 546 (-24.3%) | 95 (-22.1%) | 85 (-29.8%) | 468 (-22.8%) |
| Average days on market | 41 (+7.9%) | 37 (+5.7%) | 47 (+20.5%) | 36 (-23.4%) | 37 (+12.1%) |
| Supply: contracts | 4.3 (+48.3%) | 3.7 (+48.0%) | 4.5 (+40.6%) | 4.7 (+67.9%) | 3.6 (+50.0%) |
| Supply: completed sales | 4.3 (+48.3%) | 3.7 (+48.0%) | 4.5 (+45.2%) | 4.9 (+88.5%) | 3.6 (+44.0%) |
| Sale / final list | 98.4% (-0.4%) | 98.7% (-0.4%) | 98.8% (-0.5%) | 99.4% (0.0%) | 98.6% (-0.4%) |
| Sale / original list | 95.7% (-0.8%) | 96.2% (-0.8%) | 96.3% (-0.8%) | 96.6% (-0.9%) | 96.2% (-0.7%) |
| Average price per square foot | $382 (-7.3%) | $394 (-7.1%) | $398 (-3.4%) | $373 (-7.0%) | $399 (-7.2%) |
| Dollar volume | $513,008,420 (-29.2%) | $438,204,703 (-28.4%) | $54,065,790 (-24.1%) | $66,483,086 (-41.8%) | $376,862,507 (-25.4%) |
| Average shows to pending | 11 (0.0%) | 12 (0.0%) | 10 (+11.1%) | 8 (+33.3%) | 12 (-7.7%) |
| Showings per listing | 2.8 (-22.2%) | 3.0 (-26.8%) | 2.6 (-13.3%) | 1.5 (-11.8%) | 3.3 (-26.7%) |
Communities and neighborhoods
Snohomish County is a collection of smaller markets. Everett, Lynnwood and Edmonds can tell different stories, and the neighborhood inside each city matters too. Price range, home style, condition, commute and season all influence the competition. The useful comparison is the home and location you would actually choose.
| Residential area | Median price | Active | Pending | Closed / sample count | Average days | Supply: contracts | Sale / original list |
|---|---|---|---|---|---|---|---|
| Everett | $628,500 (-6.9%) | 289 (+28.4%) | 82 (-3.5%) | 75 (-11.8%) | 40 | 3.5 | 96.1% |
| Lynnwood | $702,500 (-2.1%) | 213 (+42.0%) | 55 (-15.4%) | 50 (-28.6%) | 24 | 3.3 | 97.7% |
| Edmonds | $865,000 (-15.6%) | 155 (+58.2%) | 52 (+18.2%) | 39 (-33.9%) | 34 | 3.4 | 96.5% |
Everett: The $628,500 Residential median comes from 75 October closings. Active inventory rose 28.4%, while pending sales declined 3.5%. Average market time was 40 days. Compare the house, yard, condition and neighborhood alongside the price.
Lynnwood: The median was $702,500 across 50 closings. Inventory rose 42.0%, with 55 pending sales and 24 average days on market. A well-positioned home can need a quicker decision than the countywide average suggests.
Edmonds: The median was $865,000 across 39 closings. Pending sales increased 18.2%, while completed sales fell 33.9%. Averages describe different stages of the transaction, so use current listings and recent comparable sales together.
Explore our Everett guide, Lynnwood guide and Edmonds guide.
Price it right. Prepare it well. Promote it.
For sellers
- Walk through the competing listings before settling on a price.
- Handle cleaning, obvious repairs, photos and showing access before launch.
- Watch showings, second visits and feedback. Respond when buyers keep choosing other homes.
- Revisit the plan when conditions change rather than waiting for spring to do the work.
For buyers
- Use the selection to compare condition and the complete monthly cost.
- Keep inspection, financing and reserves in the plan.
- Ask which terms matter most to the seller before deciding what to negotiate.
- Stay ready when the home is a strong choice in its own price group.
If you are selling and buying, plan the whole move. What can your current home realistically sell for? What will the next home cost, and what cash will remain after both closings? A slower sale can come with more room to negotiate on the purchase. Timing and a backup plan deserve the same attention as price.
Interest rates and the payment you can live with
Mortgage News Daily’s national 30-year fixed index was 7.22% on November 4. The supplied JLS graphic uses 7.27% on November 2. The latest Freddie Mac weekly reading verified for this review was 7.24% on October 29. Compare each benchmark with its own date and method.
Your lender’s quote should put rate and fees together. Ask about the loan you qualify for, the cost of points and any seller or builder assistance. A temporary buydown lowers your payment contribution for a limited time. A permanent buydown uses upfront points to reduce the rate on that loan. Understand what you pay now and later.
A lower rate is valuable, and so are the right purchase price, a suitable home and enough reserves after closing. Our 2022 vs. 2026 homebuyer comparison puts those tradeoffs beside each other.
What the payment looks like at $675,000
At October’s countywide median, 20% down is $135,000 and the loan is $540,000. Holding the home price and down payment constant helps show what a rate change does to the loan payment.
| 30-year fixed rate scenario | Monthly principal and interest |
|---|---|
| 7.00% | $3,593 |
| 7.22% | $3,673 |
| 7.50% | $3,776 |
The loan payment is one part of the budget. Add property taxes, insurance, any condo or HOA dues, utilities and maintenance. Then check the cash left after down payment and closing costs. A smaller purchase price can help, but a home needing immediate work can change the calculation.
Residential’s $724,450 median and the $498,950 condo median represent different choices and different ongoing costs. Compare actual homes and actual payments. The home should leave room for your life.
Price reductions and seller credits solve different problems
A lower price reduces the amount you pay for the home. With the same down-payment percentage, it reduces the down payment and loan as well. A lender-approved seller credit can help with eligible closing costs or financing expenses. Ask your lender to compare both options before deciding what to request.
The county’s 95.7% average sale-to-original-list ratio describes the homes that sold. To negotiate one home, look at its time on market, price history, condition and competing listings, then find out what matters to the seller. Closing date, repairs and certainty can all be part of a useful conversation.
For sellers, a small price cut and a credit may reach different buyers. The right choice depends on whether the obstacle is value, cash at closing or monthly payment. Ask good questions before offering a solution.
Should you rent or buy in Snohomish County?
Start with how long you expect to stay, the full payment, cash reserves and the flexibility you need. Renting can fit when a move is likely soon or buying would leave you stretched. Buying can fit when the home supports a longer plan and you still have savings after closing.
If you are comparing renting closer to Seattle with buying farther north, include the real commute. More space is useful when it supports your daily life. Drive the route at the times you will use it, compare the maintenance and think about how your needs might change.
More inventory gives you choices to examine. Put a suitable rental beside a suitable purchase and compare the complete cost and likely timeline. Build the purchase around financing you can manage today.
Winter selling starts with a refresh
JLS’s November commentary describes the start of winter cleanup: some existing homes find buyers, some sellers withdraw to reposition and fewer new resale listings arrive to replace them. Its advice is to refresh presentation, asking price and curb appeal.
For a Snohomish County seller, that is a useful prompt to revisit the plan. Are the photos showing the home well? Is access easy? Does the asking price make sense beside today’s alternatives? A listing that has been sitting needs an honest review of the feedback.
Will the home still fit the next chapter?
Jobs, household growth and population help shape housing demand over time. For your decision, start with the community, commute, layout, upkeep and payment. Then ask what happens if your job, household or plans change.
A home that works across several plausible life changes gives you more flexibility. Think about space you use, stairs, a yard you want to maintain, nearby services and how long you expect to stay. Those questions help turn a market report into a decision that fits.
November video: Can you afford your next move?
Your mortgage rate versus your life rate.
Jason Fox’s November 2026 Seattle video explores affordability, equity, buyer negotiating opportunities and selling now versus waiting until spring. The statistics discussed in the video are for Seattle; use the Snohomish County tables on this page for local October 2026 figures. Let’s run the numbers on your next move.
Watch on YouTubeSee what your budget buys in Snohomish County
Compare homes in the communities you would actually consider. Look at location, condition, price history and the complete monthly cost.
Search Snohomish County homesSnohomish County housing market FAQ
What is Snohomish County’s median sale price in November 2026?
The November report covers October activity. The countywide all-property median was $675,000. Residential was $724,450 and Condominium was $498,950.
What do the three key indicators show?
The verified November 4 MND 30-year fixed benchmark was 7.22%; October countywide inventory was 3,414; JLS’s lagged first-30-day Sales Activity Intensity was 29.1%, labeled Healthy.
How much resale supply is available?
JLS reported 4.3 months using 2,257 active resale listings on November 1 and 522 October pending sales. The InfoSparks Residential plus Previously Owned filter reported 3.6 months using its own method.
Which price ranges have the most selection?
In the JLS resale table, supply was 6.0 months under $350,000, 5.5 at $1 million–$1.5 million and 5.1 at $1.5 million and above. The lowest was 3.8 months at $350,000–$500,000.
What does Sales Activity Intensity measure?
It is the share of listings receiving an accepted offer within their first 30 days. JLS’s November publication reports a two-month lag for that indicator.
What should sellers focus on?
Compare the home with buyers’ current alternatives. Set a defensible price, prepare the home and make showing access easy. Respond to what showings and feedback tell you.
What is happening with new construction?
October pending sales rose 25.8% to 122, while closings fell 29.8% to 85. Active inventory was 547 and the median sale price was $699,900.
Can a seller credit help?
An eligible seller credit may help with closing costs or financing expenses. Compare it with a lower purchase price using the lender’s numbers.
Should I buy or keep renting?
Compare your likely stay, full ownership cost, reserves and flexibility. Choose the housing plan that works with your current budget and needs.
What does this mean for your move?
Tell us what you own, what you want to buy, or both. We’ll compare your situation with the homes competing in that exact market.
What’s my home worth?Talk with The Madrona GroupSources & notes
Election and policy context: AP, St. Louis Fed and Federal Reserve. JLS seasonal outlook and Jason’s field observations are attributed commentary.
October 2026 NWMLS/InfoSparks Monthly data, inspected November 5: Snohomish County, all property/construction types except named filters; city comparisons are Residential/all construction. JLS November Snohomish County update: resale inventory November 1; first-30-day intensity has a two-month lag. Property and construction groups overlap. Comparisons are year over year unless labeled otherwise. InfoSparks supply uses a trailing sales pace; JLS uses current-month contracts.
Rates: MND November 4 and Freddie Mac October 29, national benchmarks. Payments assume 30 years and 20% down, covering principal and interest; taxes, insurance, dues, maintenance and loan fees are additional. JLS seasonal outlook and Jason’s field observations are attributed commentary.