Snohomish County clocked in at 42.9% Sales Activity Intensity™ for August, down from July’s 47.7% and well below the 75% “Extreme Frenzy” pace we saw in spring. That means just over 4 in 10 homes are going pending in the first 30 days — proof we’re still in a Strong market, even as the tempo cools.

The $400K–$1M range continues to dominate activity, with many homes in that bracket going pending in under two weeks. Above $1.5M? Homes are still moving — but only when they check all the boxes: turnkey condition, desirable location, and on-point pricing.

🔁 Market Dynamics:
🕒 Average Days on Market: 28
✅ 979 homes went pending
📦 Inventory: 2.2 months
👀 Showings to Pending: 11
💥 Buyer urgency is still present, even with interest rates at 6.63%

What we’re seeing now is precision over panic. Buyers are still acting — but they’re choosier. Homes that shine in condition, price, and presentation are moving quickly. The rest? They’re waiting for their moment.

📌 What This Means

For Buyers:
✔ Don’t sit on the good ones — 43% of listings are gone within a month.
✔ Come pre-approved and ready to write; flexibility and strong terms still win.
✔ Competition is focused, but there’s opportunity in overlooked homes.

For Sellers:
✔ If you’re in the $400K–$1M sweet spot, you’re in the hot zone.
✔ Presentation and pricing matter more than ever — buyers are discerning, not desperate.
✔ Want weekend offers? Hit the market sharp and ready.

Home prices in Snohomish County held strong in August, with the average residential resale price at $829,388 — just a slight dip from July, but still up year-over-year. Even as interest rates hover at 6.63%, buyers are showing up and making moves, especially in the competitive $500K–$800K range.

📊 By Property Type – August 2025
🏠 Single-Family Homes: $908,000
🏢 Condos: $596,112

📈 5-Year Appreciation Snapshot (Aug 2020 → Aug 2025)

• Overall Market: ⬆️ 35.7% (from $611,590 to $829,388)
• Single-Family Homes: ⬆️ 48.4%
• Condos: ⬆️ 46.7%

This isn’t just seasonal fluctuation — it’s sustained, multi-year equity growth. Even with rate pressure, Snohomish County continues to deliver solid returns for homeowners.

💵 Pricing Dynamics

• List-to-Sale Price Ratio: 99.2% — most homes are closing just under asking
• Condos: Holding at 99.4%
• Sweet Spot: $500K–$800K homes continue to attract quick, competitive offers
• Overpriced or Dated Listings: Sitting longer and losing buyer interest fast

📌 Key Takeaways

For Sellers:
✔ You’ve gained substantial equity — use it wisely with strategic pricing and presentation
✔ Homes with upgrades, smart layouts, and curb appeal still command top dollar
✔ Precision is winning over overconfidence in this market

For Buyers:
✔ Prices remain on an upward trend — Snohomish is still building long-term value
✔ Buying now locks in equity growth, even with higher rates
✔ Waiting could cost more in both price and competition if rates dip in the future

Spring has come and gone — welcome to the late-summer market, where focus and follow-through separate the serious from the sideline-watchers.

Snohomish County is still moving at a healthy pace, but the mood has shifted from frenzy to finesse. More listings, more price adjustments, and a touch more breathing room are giving both buyers and sellers the chance to think before they leap.

Here’s what August delivered:
✅ 979 homes went pending
🔑 962 homes closed
🕒 Average Days on Market: 28
📦 Inventory: 2.2 months — still tight, but no longer claustrophobic

📌 What This Means

For Sellers:
✔ This is still your season to shine — but the window narrows from here
✔ List now while buyer demand is steady and inventory hasn’t hit fall highs
✔ Sharp pricing and polished presentation will help you stand out in a growing crowd

For Buyers:
✔ More inventory means more choices — but also more to weigh
✔ Homes in the $500K–$800K range are still moving quickly, especially in desirable neighborhoods
✔ This is the season for strategic offers, not bidding wars