Snohomish County Real Estate Market Update for January 2026
Northwest MLS, the source for the most current, accurate market listing data in Washington State has released its Market Snapshot for January 2026.
Washington State Real Estate Market Recap
In January 2026, there were 3,465 closed sales, representing a 7% decrease compared to January 2025 (3,727 sales). When compared to the previous month, closed sales decreased 30.8%, down from 5,010 sales in December 2025.
This graph shows active listings in Snohomish County over the past several years, and the big takeaway is inventory is rising. In January 2026, we had over 300 more active listings than we did in January 2025, signaling a shift toward a more balanced market. For buyers, this means more choices, less competition, and a bit more negotiating power than we’ve seen in recent years. For sellers, homes are still moving, but pricing and presentation matter more now. Buyers have options, so strategic pricing and strong marketing are key to standing out.
January 2026 Key Takeaways
Active Inventory For Sale
- The total number of properties listed for sale increased 20.9% year over year, with 12,376 active listings on the market at the end of January 2026, compared to 10,241 at the end of January 2025. Month over month, active inventory increased by 5.6%, up from 11,718 in December 2025.
Closed Sales
- Closed sales decreased 7% year over year, with 3,465 transactions in January 2026 compared to 3,727 in January 2025. Month over month, sales decreased 30.8% from 5,010 in December 2025.
Median Sales Price
- The median sales price for residential homes and condominiums sold in January 2026 was $595,000, down 3.25% from January 2025 ($615,000). Month over month, the median price declined 2.8% from $612,250 in December 2025.
Consumer and Broker Activity
NWMLS also provided insights into consumer activities during December 2025:
- Keyboxes located at listed properties were accessed 115,685 times in January 2026, a 37.9% increase in activity from December 2025 when they were accessed 83,845 times.
Active Listings
The total number of properties listed for sale increased 20.9% year over year, with 12,376 active listings on the market at the end of January 2026, compared to 10,241 at the end of January 2025. Month over month, active inventory increased by 5.6%, up from 11,718 in December 2025.
Nearly all NWMLS counties experienced year-over-year inventory growth, with 16 of 27 counties posting double-digit increases. The counties with the largest increases were Jefferson (+59.5%), Walla Walla (+58.6%), Thurston (+50.8%), Okanogan (+36.4%), Adams (+36.4%), and Clallam (+35.3%).
Below is a graph of Snohomish County & ALL active listings in all 23 counties:
New Listings
NWMLS brokers added 6,882 new listings to the database in January 2026, a year-over-year increase of 2.8% compared to January 2025 (6,693). When compared to the previous month (December 2025), new listings increased by 114.9%, when 3,202 listings were added to the NWMLS database.
When looking at the 27 individual counties in NWMLS’s primary service area, the number of new listings increased year-over-year in 16 counties, and decreased year-over-year in 11 counties.
Below is a graph of Snohomish County & ALL new listings in all 23 counties:
Pending Sales
There were 5,419 residential units & condo units under contract in January 2026, a decrease of 2.6% when compared to January 2025 (5,564). When compared to the previous month, the number of pending listings increased by 27.8%, up from 4,239 listings under contract in December 2025.
Below is a graph of Snohomish County & ALL pending sales in all 23 counties:
Closed Sales
Closed sales decreased 7% year over year, with 3,465 transactions in January 2026 compared to 3,727 in January 2025. Month over month, sales decreased 30.8% from 5,010 in December 2025.
Year-over-year closed sales decreased in 16 of 27 counties, while ten counties saw increases and one county (Ferry) reported no change.
Below is a graph of Snohomish County & closed sales in all 23 counties:
Months of Inventory
A balanced market is considered to be 4 to 6 months by most industry experts. At the current rate of sales, it would take about three and a half months (3.57) to sell every home that is active in the NWMLS inventory. The six counties with the lowest months of inventory in December 2025 were Kitsap (2.4), Pierce (2.82), Snohomish (2.84), Skagit (3.17), Island (3.27), Clallam (3.27), aA balanced market is considered to be 4 to 6 months by most industry experts.
At the current rate of sales, it would take about three and a half months (3.57) to sell every home that is active in the NWMLS inventory. The six counties with the lowest months of inventory in December 2025 were Kitsap (2.4), Pierce (2.82), Snohomish (2.84), Skagit (3.17), Island (3.27), Clallam (3.27), and Thurston (3.4).nd Thurston (3.4).
Below is a graph of Snohomish County & ALL months of inventory in all 23 counties:
Median Price
The median sales price for residential homes and condominiums sold in January 2026 was $595,000, down 3.25% from January 2025 ($615,000). Month over month, the median price declined 2.8% from $612,250 in December 2025.
The counties with the highest median sales prices were San Juan ($969,000), King ($770,000), and Snohomish ($678,500), while the lowest median prices were recorded in Columbia ($265,000), Okanogan ($330,000), and Grant ($339,900).
Below is a graph of Snohomish County & ALL median prices in all 23 counties:
NWMLS January 2026 Market Snapshot on Vimeo
Northwest MLS Market Report
Home values continue to appreciate year-over-year in most areas, making it a great time for potential sellers to consider listing. If you’re thinking about making a move, now is still an excellent window of opportunity. I’ll be closely tracking market trends and will continue to keep you updated each month as we head into spring.
If you have any questions about buying or selling, I’d love to connect, whether over coffee, a quick call, or by email. If you’re curious about your home’s current value, interested in a specific neighborhood, or want to stay informed with a custom home search, just let me know.
My team and I have the tools and experience to help you make smart real estate decisions.
Take a look at the Snohomish County Real Estate Market Update.
January began with:
- 744 New Listings
- 2.87 Months’ worth of Inventory
- Median home price of $715,000
Let’s break it down per city:
| CITIES | MEDIAN SALES PRICE | % CHANGE OVER LAST YEAR | MONTHS OF INVENTORY |
| BOTHELL | $945,000 | -23.64% | 2.98 |
| LYNNWOOD | $765,000 | -6.71% | 2.59 |
| EVERETT | $700,000 | -10.83% | 2.59 |
| SNOHOMISH | $675,000 | -10.00% | 3.16 |
| LAKE STEVENS | $610,000 | -14.39% | 3.57 |
| MARYSVILLE | $650,000 | 0.08% | 2.80 |
What Does This Data Mean?
January’s numbers point to a market that’s actively shifting toward balance. Inventory is up significantly year over year, giving buyers more options and easing the intense competition we saw in recent years. While closed sales and prices are slightly down, buyer interest remains strong, shown by a big jump in showing activity, suggesting buyers are still engaged but taking more time and being more selective.
For buyers, this means greater negotiating power, more choice, and less pressure to rush. For sellers, homes are still selling, but success now depends on smart pricing, strong presentation, and understanding that buyers have alternatives. The opportunity is there on both sides, but strategy matters more than ever.
What Does This Mean If You Are Buying A Home
More homes to choose from: Inventory is up nearly 21% year over year, giving buyers more options across most NWMLS counties and reducing the pressure to jump on the first home they see.
Less frantic competition: With inventory growing faster than sales, buyers are seeing fewer bidding wars and more opportunities to negotiate price, repairs, or closing costs.
Pricing is softening slightly: Median prices are down year over year and month over month, signaling more realistic pricing and better value compared to recent years.
Still a competitive market in many areas: Despite higher inventory, months of supply remains under 4 months in several counties, meaning well-priced homes in desirable areas still move quickly.
More time, but not unlimited time: Buyers can be more selective, but strong homes are still attracting attention — especially in lower-inventory counties like Snohomish, King, and Pierce.
What Does This Mean If You Are Selling A Home
More competition from other listings: With active inventory up significantly, sellers are competing against more homes, making pricing and presentation more important than ever.
Buyers are active, but selective: Pending sales are up month over month, showing buyer interest is there, but buyers are taking their time and choosing carefully.
Overpricing carries more risk: With prices slightly down and inventory rising, homes priced too aggressively are more likely to sit on the market.
Well-prepared homes still sell: Homes that are priced right, well-maintained, and marketed effectively continue to attract buyers, especially in counties with lower months of inventory.
Market conditions vary by location: Some counties remain seller-leaning with limited supply, while others are moving closer to balance, making local market strategy essential.
Double-check to make sure your property is in optimum selling condition.
Check the home valuation calculator to get an estimated value for your home. Contact us for a comprehensive report. We work closely with sellers to create a marketing strategy that gets their listings in front of buyers who want to buy.
Thank you for reading this month’s Snohomish County Real Estate Market Update. I’m committed to keeping you informed about local housing trends and opportunities. Contact me anytime for expert guidance on your real estate goals in Snohomish County.
Amy (Wagner) Bounds, Realtor – Prime Listings Group
amy@primelistingsgroup.com
425.239.2723
