Snohomish County Housing Market Update — November2025

This Snohomish County housing data is extracted from the NWMLS and has a one month lag (this is housing data as of 10/31/25).

If you'd like more real-time data for a more specific and accurate analysis relative to your unique property, area, and/or situation, please reach out and I'd be happy to help.

Housing data is extremely location sensitive. Even within a specific County, there are zip codes, communities, and even neighborhoods that defy the numbers discussed below. Of course when you zoom out and look beyond Snohomish and other counties, or even Washington State, you're likely to see dramatic difference from the housing data and trends discussed below.

You can view the latest Snohomish, Skagit, and King County housing data and charts along with other key housing and economic data here:  www.joefrankrealtor.com/data

If you’d like to learn about a different area whether within Snohomish or Skagit Counties, or beyond, please contact me at joe.frank@exprealty.com and I’d be happy to provide you such data and an analysis.

If you're thinking of buying or selling, here's what you need to know - and what it might mean for you.

The Quick Numbers (data as of 10/31/25)

• Average Sales Price dipped slightly to $794,000, down from $806,000 in September — a continued but modest softening from the summer highs.
  

• New Listings fell to 531, down from 616 in September — a noticeable decline as the market moves deeper into fall.
  

• Homes For Sale (Inventory) slid to 846, down from 908 — showing that sellers are pulling back as the holiday season approaches.
  

• Average Days on Market (DOM) improved slightly to 28, down from 29 — a very subtle tightening, but still higher than peak-season norms.
  

• Final Sales Price as % of Original List Price inched up to 97.3%, up from 97.2% — a sign that well-priced homes are still commanding strong results.
  

• Average Price per Sq Ft rose to $431, up from $424 — indicating buyers continue to pay for quality, location, and turnkey properties.
  

• Average Shows to Pending sits at 13, reflecting steady buyer traffic and continued demand, even with rates remaining elevated.

  
  
  
  

What This Means for Buyers & Sellers

For Buyers

You’re entering late fall with more breathing room and less competition, but the market isn’t weak — it’s stable and selective.

Prices have eased from the summer peak, inventory is lower but still healthy, and DOM remains moderate. This creates an environment where buyers can negotiate, take more time than earlier in 2025, and be strategic without feeling rushed.

Tip: Target homes priced correctly from day one. Overpriced listings or homes needing significant work will linger — giving you negotiation leverage.

For Sellers

This is still a fundamentally strong market — values remain historically high — but the “instant bidding war” era is behind us for now.

Buyers remain active, but they’re cautious, rate-sensitive, and discerning. The small uptick in list-to-sale ratio (97.3%) is encouraging, but it underscores the importance of pricing correctly and presenting the home well.

Tip: If you plan to sell before spring, listing sooner may help you avoid increased competition and seasonal slowdowns in December–January.

The Underlying Dynamics

1. Mortgage Rates & Affordability

Rates remain elevated compared to the previous decade’s lows, which directly impacts affordability. This is a primary reason pricing is flattening — buyers simply cannot stretch as far. Sellers who price to the market are rewarded with activity; those who don’t sit.

2. Seasonal Inventory Decline

Inventory dropped from 908 to 846 as many homeowners delay selling until spring. Fewer new listings (531) further signal the seasonal slowdown. Lower supply helps stabilize prices despite affordability challenges.

3. Buyer Behavior

Buyers are still searching, viewing an average of 13 homes before making an offer. They want value — move-in ready homes, good neighborhoods, and homes priced correctly relative to condition.

4. Local Employment Stability

Snohomish County continues to benefit from strong regional employers in tech, aerospace, healthcare, and manufacturing. Job stability continues to support home values and buyer demand.

5. Micro-Market Differences

As always, ZIP codes behave differently. Some areas remain highly competitive; others show more negotiation flexibility. Condition and price point also matter — entry-level and turnkey homes remain the strongest performers.

Looking Ahead: What to Expect

Short-Term (Next 3–6 Months)

Expect seasonality to take center stage. Lower listing counts, steady demand, and high rates create a stable but slower winter market. Pricing will likely hold relatively steady with occasional modest dips, especially for homes needing updates or priced above market.

Mid-Term (2026)

If rates decline into the 5.5%–6% range, expect a quick resurgence of demand. If rates stay elevated or rise, growth will be flatter, and prices could soften slightly.

The market is experiencing a healthy correction — not a crash — after years of unsustainable appreciation. Stabilization is normal and necessary.

Spring 2026 will likely bring renewed listing activity, stronger buyer engagement, and more predictable pricing patterns.

For Your Home’s Worth

If you already own a home, its value remains supported by limited supply and stable demand. Don’t expect rapid appreciation — instead, expect steady, realistic growth.

If you’re selling soon, focus on:

• Proper pricing

• Strong presentation

• Being prepared for more nuanced negotiations
  

If buying, the current market gives you more opportunity than earlier in 2025 — but plan for long-term ownership and assume modest, steady appreciation.

Final Word

As we head into November, Snohomish County’s housing market is showing classic late-fall patterns: slower pace, fewer new listings, steady buyer traffic, and stable pricing.

The frenzy of past years is behind us, but the foundation remains healthy. Whether buying or selling, success now depends more than ever on data-driven decisions, accurate pricing, and realistic expectations.

If you’d like a personalized estimate of your home’s value (or what a comparable home you’re eyeing might cost), just say the word — happy to help!

As always, thank you for taking the time to read this article!

-Joe