The Northwest Multiple Listing Service (NWMLS) has released its August 2025 Market Snapshot, giving us an updated look at how the housing market is moving across Washington. While the data covers 27 counties, I’m going to break down the highlights most relevant to buyers and sellers here in Snohomish, Skagit, and King Counties.
Market Cooling from July
Across the NWMLS, both active listings and home sales declined compared to July. Active inventory dipped 2.7% month over month, and closed sales fell by 7.7%. However, compared to last August, we’re still seeing 30.8% more homes available, giving buyers more choices than we’ve seen in a while.
That said, demand remains a little softer, with sales falling 5.7% year over year. Median prices are holding steady, showing just a slight 0.8% increase from last year.
Spotlight on Snohomish, Skagit & King Counties
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Snohomish County stood out with one of the sharpest increases in active inventory, up 50.1% year over year. That surge in listings is giving buyers a chance to be more selective, especially as the county’s median home price reached $755,000 in August.
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King County continues to lead the market with a median sales price of $875,000, making it one of the most competitive areas despite the slowdown in overall activity. Inventory in King has grown significantly compared to last year, creating more breathing room for buyers who’ve been waiting for opportunities.
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Skagit County wasn’t highlighted for record-setting growth in this report, but the broader regional trends of increased inventory and slower sales are being felt here too. With more homes available than last year, Skagit buyers are seeing options across a range of price points, while sellers are adjusting strategies to stay competitive.
What Buyers & Sellers Should Know
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For Buyers: The rise in inventory—particularly in Snohomish and King Counties—means you’re less likely to face the intense bidding wars of the past. Mortgage rates eased slightly in August, ending at 6.56%, which may provide a bit of relief. On top of that, nearly 73% of homes listed are eligible for down payment assistance programs, making homeownership more accessible.
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For Sellers: While demand has cooled slightly, homes are still selling, especially when priced competitively and presented well. With more inventory on the market, standing out with the right marketing and strategy is more important than ever.
Final Thoughts
The August numbers show a market in transition—balancing increased options for buyers with a need for sellers to stay sharp. Whether you’re looking in Snohomish, Skagit, or King County, this is a moment where good strategy makes all the difference.
If you’re thinking about buying or selling, let’s connect. I’ll help you navigate the data, understand what it means for your goals, and create a plan that works in today’s shifting market.
📞 Kim Pelham | The Pelham Group Northwest at Katrina Eileen Real Estate
Your local resource for Snohomish, Skagit & King Counties
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