For many years, I have woken around 3 a.m. and not been able to go back to sleep. I have finally found some relief! One of the products that has helped is Plant People Wonder Sleep Mushroom Gummies (available at Whole Foods or Amazon) along with Deep Sleep Micro-Mist Oral Spray from www.Joiya.life.
The combination of these two items, along with no longer having an occasional glass of wine (sad face), has drastically improved my sleep!
Inventory Surges While Prices Ease — A Market in Balance
The Snohomish County real estate market is shifting toward greater balance this fall. According to the latest data from the Northwest Multiple Listing Service (NWMLS), inventory is up sharply, sales activity is steady, and home prices are showing modest declines year-over-year.
For both buyers and sellers, this transition brings new opportunities — and requires fresh strategies. Here’s a detailed look at how the market performed in September 2025 compared to September 2024.
Active Listings: 2,058 (up 41.7% from 1,452)
Pending Sales: 987 (down 1.4% from 1,001)
Closed Sales: 846 (down 5.8% from 898)
Median Sales Price: $722,525 (down 4.9% from $760,000)
Months of Inventory: 2.43
📌 What It Means:
Buyers now have significantly more choices than they did a year ago, as active listings jumped more than 40%. Despite this, sales remained relatively steady, showing that buyer demand is still present — just more selective. Meanwhile, prices have eased slightly, signaling a more balanced and sustainable market.
| Metric | Sept 2024 | Sept 2025 | % Change |
|---|---|---|---|
| Active Listings | 1,452 | 2,058 | +41.7% |
| Pending Sales | 1,001 | 987 | -1.4% |
| Closed Sales | 898 | 846 | -5.8% |
| Median Price | $760,000 | $722,525 | -4.9% |
| Months of Inventory | 1.7 | 2.43 | ↑ toward balance |
More Inventory = More Opportunity:
With over 600 more homes on the market than last year, buyers are finding more options across all price ranges.
Prices Adjusting, Not Crashing:
The 4.9% year-over-year decline in median price reflects a soft landing — not a downturn — as the market normalizes after years of record growth.
Balanced Conditions Emerging:
With 2.4 months of inventory, Snohomish County is shifting away from a seller-dominated market. Buyers have greater leverage, and sellers need to be strategic with pricing.
| Region | Active Listings | Change YoY | Closed Sales YoY | Median Price YoY |
|---|---|---|---|---|
| North Snohomish (610) | 364 (+88%) | +22% | $1,125,000 (+6.6%) | |
| South County (730) | 377 (+29%) | -14.6% | $739,747 (-9.6%) | |
| Everett / Mukilteo (740) | 496 (+34%) | -11% | $717,500 (-4.3%) | |
| Lynnwood / Edmonds (750) | 209 (+23%) | -1% | $640,000 (-15.8%) | |
| Mill Creek / Bothell (760) | 257 (+37%) | +6% | $683,975 (+5.2%) | |
| Monroe / East Snohomish (770) | 355 (+49%) | -14% | $630,000 (-1.6%) |
More Inventory = More Opportunity:
With over 600 more homes on the market than last year, buyers are finding more options across all price ranges.
Prices Adjusting, Not Crashing:
The 4.9% year-over-year decline in median price reflects a soft landing — not a downturn — as the market normalizes after years of record growth.
Balanced Conditions Emerging:
With 2.4 months of inventory, Snohomish County is shifting away from a seller-dominated market. Buyers have greater leverage, and sellers need to be strategic with pricing.
🧭 Observation:
Every corner of the county saw inventory growth, with North Snohomish nearly doubling active listings.
Southern and coastal areas like Lynnwood and Edmonds are seeing price adjustments, while Mill Creek and Bothell maintained modest price gains.
For Buyers:
This fall market offers more selection, less competition, and the ability to negotiate favorable terms. If you’ve been waiting for a calmer market, now may be your opportunity.
For Sellers:
Homes are still selling, but buyers have options. Success in today’s market comes from strategic pricing, strong presentation, and expert guidance.
The Snohomish County market in September 2025 shows a clear shift toward balance.
Inventory is up.
Prices are moderating.
Sales remain steady.
Whether you’re buying or selling, understanding these trends is key to making smart moves this fall.
📞 Ready to talk strategy? Reach out today at
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.
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.
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.
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.
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.
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.
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.
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
Happy to report that my ankle is healing well and physical therapy has started. During the healing Brien was the ultimate caretaker and chauffeur, driving me to every real estate appointment. My off-road knee scooter was my sidekick this month, even letting me tour homes and land. At one listing in Kingston, I spotted the tiniest frog — just a little reminder that joy can show up anywhere.
Family Reunion & Grandparents Remembrance Day
In July, our family gathered in Lincoln City, OR for a reunion and to honor my parents. We stayed in a three-story beach house (I stuck to the main floor with my foot up), shared our favorite dishes, flipped through old photos, and told stories that brought back so many memories. We’d planned to scatter my parents’ ashes at the ocean, but that part will have to wait until I can make it to the beach.
What Brien’s Been Up To
Brien’s been busy at our Sedro Woolley commercial property, preparing space for two new tenants. His energy is returning (which is wonderful post-cancer-treatment news!), and he’s pacing himself to protect his back. The property also has half a mile of blackberry bushes — I’ve been picking and freezing them, so let me know if you’d like some for your freezer.
I would love to catch up and connect with you.
Feel free to reach out at any time to chat or if you have a real estate need.
Kim Pelham
This month’s favorite is a little different from my usual picks, but it’s one that has truly made a big impact on my life. My chiropractor recently recommended a book called The Easy Way to Lose Weight—and I decided to give it a try.
I’ll be honest, I wasn’t sure what to expect. I’ve read countless books and articles about weight loss over the years, and most of them felt like just another “diet plan.” But this book was different. Instead of focusing on what I should or shouldn’t eat, it shifted the way I think about food altogether.
The result? I’ve already lost 15 pounds! More importantly, my relationship with food has completely changed. I’m no longer caught up in the cycle of restriction and guilt—I feel more in control, more at peace, and surprisingly, it hasn’t felt difficult at all.
If you’re looking for a fresh perspective on healthy living without the stress of traditional dieting, I can’t recommend The Easy Way to Lose Weight enough. It might just be the book that changes everything for you, too.
Buying a home is one of the most significant financial decisions most people will ever make. Yet, many buyers rush through the mortgage process, focusing solely on getting approved rather than understanding what they’re signing up for. The wrong mortgage choice can lead to higher costs, financial stress, or even jeopardizing your long-term financial goals.
To help you avoid these pitfalls, let’s look at the most common mistakes buyers make when selecting a mortgage—and how to steer clear of them.
Overlooking the True Cost of the Loan Many buyers fixate on the monthly payment without considering the bigger financial picture. A lower monthly payment might feel manageable, but it could come with higher long-term costs. For example, choosing a 30-year mortgage over a 15-year option means paying significantly more in interest over the life of the loan. Similarly, a low introductory rate on an adjustable-rate mortgage (ARM) can be tempting but could jump after the initial period, leading to payment shock.
Tip: Look beyond the monthly number. Consider the total cost of the loan, including interest, fees, and how long you plan to stay in the home. Using an online mortgage calculator can help you compare different scenarios side by side.
Not Shopping Around for the Best Rate Many buyers mistakenly assume that all mortgage lenders offer roughly the same rates and terms. In reality, rates can vary widely between banks, credit unions, and online lenders. Accepting the first offer can cost you thousands of dollars over the life of the loan.
Even a small difference in interest rates—say, 6.5% versus 6.25%—can add up to significant savings over time. Tip: Get quotes from at least three to five lenders. Compare not just the interest rate but also
the annual percentage rate (APR), fees, and closing costs. Don’t be afraid to negotiate; lenders often have some flexibility, especially if you have strong credit.
Failing to Check and Improve Credit Before Applying
Your credit score is one of the biggest factors lenders use to determine your interest rate and loan terms. Unfortunately, many buyers start the mortgage process without first reviewing their credit history. Errors on your credit report or a less-than-ideal score could lead to higher rates or even loan denial.
Tip: Review your credit report several months before house hunting. If you spot errors, dispute them right away. If your score is lower than you’d like, take steps to improve it—such as paying down credit card balances or avoiding new debt—before applying for a mortgage.
Ignoring Loan Types and Their Trade-Offs
Not all mortgages are created equal. Many buyers default to the standard 30-year fixed-rate loan without considering whether another option might better fit their situation For example: ● FHA loans are great for first-time buyers with limited savings but come with mortgage insurance costs. ● VA loans offer excellent benefits for eligible veterans but have specific requirements. ● Adjustable-rate mortgages (ARMs) can save money upfront but carry risks if rates rise. Tip: Learn about different mortgage products—fixed-rate, ARM, FHA, VA, USDA—and how they align with your financial goals and timeline. The right mortgage isn’t necessarily the one with the lowest initial payment but the one that fits your long-term plans.
Forgetting About Closing Costs and Other Fees Many buyers focus on the down payment and monthly mortgage payment, overlooking the upfront costs of closing. Closing costs typically range from 2% to 5% of the purchase price and include fees for appraisals, inspections, title insurance, and lender charges. Being unprepared for these costs can lead to last-minute stress or, worse, scrambling for additional funds.
Tip: Ask your lender for a detailed Loan Estimate early in the process. This document breaks down expected closing costs. Budget for these expenses so they don’t catch you by surprise.
Stretching Beyond a Comfortable Budget Getting approved for a higher mortgage amount doesn’t mean you should borrow the maximum. Many buyers overestimate what they can comfortably afford, leaving little room for emergencies, home maintenance, or future expenses.
Lenders calculate debt-to-income ratios, but only you know your lifestyle and financial goals. Overextending yourself could lead to financial stress—or even difficulty keeping up with payments.
Tip: Be honest about your monthly budget. Factor in property taxes, insurance, utilities, maintenance, and your savings goals. It’s better to choose a home that leaves room for financial flexibility.
Not Locking in the Interest Rate Mortgage rates can change daily, sometimes multiple times a day. If you’re in the process of buying a home and don’t lock in your rate, you could end up paying more than expected if rates rise before closing.
Tip: Once you’ve chosen a lender and are confident about moving forward, ask about a rate lock. Rate locks typically last 30 to 60 days, protecting you from market fluctuations during the final stages of the process.
Relying Only on Online Calculators Online mortgage calculators are helpful tools for estimating payments, but they can’t account for every factor. Property taxes, homeowner’s insurance, HOA fees, and lender-specific costs can vary significantly.
Relying solely on these tools without discussing numbers with a lender can lead to unrealistic expectations.
Tip: Use online calculators as a starting point but always confirm the actual numbers with a mortgage professional. They can give you a more accurate estimate based on your situation and location.
Skipping Pre-Approval
Some buyers skip pre-approval, thinking they’ll figure out financing after finding the perfect home. This approach can lead to disappointment if they discover they don’t qualify for the amount they need—or worse, lose the home to a more prepared buyer. Pre-approval also gives you a clearer picture of your buying power and makes your offer stronger in a competitive market. Tip: Get pre-approved before you start house hunting. It streamlines the process, helps set realistic expectations, and shows sellers you’re a serious buyer.
Forgetting to Reassess After Major Life Changes
A mortgage is a long-term commitment, and life circumstances can change. Some buyers choose a loan based on their current situation without considering what might happen in a few years.
For instance, if you plan to relocate or upgrade within five years, a long-term fixed mortgage might not make sense. Similarly, if you’re expecting a growing family, future expenses could impact your budget.
Tip: Think beyond today. How long do you plan to stay in the home? Will your income or expenses change? Choose a mortgage that aligns with your medium- to long-term goals.
Final Thoughts: Make Your Mortgage Work for You Choosing a mortgage is about more than getting approved—it’s about making an informed decision that supports your financial well-being for years to come. By avoiding these common mistakes, you can save money, reduce stress, and feel confident in your home-buying journey. Before you sign any loan documents, take the time to: ✅ Compare multiple lenders ✅ Understand the total cost of the loan ✅ Align the mortgage type with your financial goals ✅ Budget realistically beyond just the monthly payment A mortgage should be a tool that works for you—not a financial burden.
Ready to take the next step? Learn more about how to prepare financially for homeownership or talk with a trusted mortgage professional who can guide you through the process
The Snohomish County housing market continues to adjust as higher interest rates and shifting buyer demand shape activity this summer. While the pace has slowed compared to last year, the overall picture shows a market that is balancing — with more options for buyers and realistic opportunities for sellers.
Key Numbers for July 2025Active Listings: 2,136 — up significantly from 1,391 in July 2024.
Sold Listings: 922 — a slight dip from 930 in July 2024.
Median Sales Price: $765,000 — down from $775,000 in July 2024.
30-Year Mortgage Rate: Averaged 6.72%, nearly the same as last year.
Buyers have more to choose from with inventory up nearly 50% year-over-year. This creates opportunities to compare homes, negotiate on terms, and avoid the frenzied competition of previous summers. If you’ve been waiting for a more balanced market, Snohomish County is offering just that.
While homes are still selling, the increase in active listings means buyers have more leverage. Sellers should focus on competitive pricing, strong presentation, and thoughtful marketing to stand out. The right preparation is key to attracting offers in today’s market.
Communities across the county — from Everett and Lake Stevens to Snohomish and beyond — are seeing steady demand from buyers seeking space and value compared to King County. Even with sales prices dipping slightly, Snohomish remains one of the most sought-after areas in the Puget Sound region.
📲 Thinking about buying or selling in Snohomish County?
Call or text me, Kim Pelham, at 425-250-9422 and let’s create the best plan for your next move.
Let’s be real—moving can be overwhelming. Whether you’re downsizing, managing an estate, or juggling a full-time schedule, the logistics of packing, cleaning, updating, and relocating can quickly become more than a full-time job.
That’s where we come in.
At The Pelham Group Northwest, we offer Concierge Services designed to make your move smooth, stress-free, and surprisingly simple.
We tailor our concierge services to meet your needs, no matter how big or small. Here’s what we can handle for you:
✔️ Pack what you want to keep
✔️ Move and unpack your belongings in your new home
✔️ Coordinate deep cleaning, repairs, and cosmetic updates
✔️ Handle estate sales and donations for items you no longer need
Yes, we’ll even take care of the fridge—and the dirty dishes, too!
This service is especially ideal for:
Seniors who are downsizing
Heirs managing an estate
Busy professionals with limited time or bandwidth for moving details
If you or someone you know falls into any of those categories, let us take the burden off your shoulders.
One of the best parts? You don’t have to pay until closing.
If you have equity but limited cash on hand, this is a great solution that won’t delay your move or put pressure on your finances.
If you—or someone you care about—could benefit from full-service real estate support with a concierge touch, let’s talk. You’ll be amazed at how easy the transition can be when you have the right team by your side.
👉 Contact Kim Pelham today to learn more or to schedule a no-pressure consult.
📩 Email: hello@thepelhamgroupnw.com
📞 Call or text: 425.250.9422
Know someone who could use this? Send them our way. They’ll thank you for it!
Welcome to Kim’s Monthly Favorite — a new series on our blog and website where I share something I’ve personally discovered and loved each month. From wellness and lifestyle finds to home hacks and helpful real estate tips, I’m excited to pass along the things that are making a difference in my life. Let’s kick things off with something that has completely transformed my mornings!
☕ Giving Up Coffee? I Never Thought I Would…
A while back, my doctor suggested I stop drinking coffee to help manage my acid reflux. (Fun fact: caffeine can actually cause the diaphragm to relax, which increases the chance of reflux. Who knew?)
I’ll admit—I was skeptical. I love my coffee. But I was open to finding something that could help me feel better and still give me a bit of a boost in the morning.
🌿 Enter: Nutrizen Focus Adaptogenic Mushroom Drink
After a bit of searching, I found a mushroom-based drink on Amazon called Nutrizen Focus. It’s packed with adaptogens and natural ingredients designed to support mental clarity and focus. I gave it a try… and I’m so glad I did!
🧠 Not Just a Substitute – A Game Changer
Since my car accident a year ago, I’ve struggled with word and name recall — something that’s especially frustrating when you’re in real estate and constantly connecting with people. Since starting this drink, I’ve noticed a major improvement. I’d estimate my recall has improved by about 85%, and that’s no small thing.
And the bonus? It tastes great. Rich, smooth, and satisfying — without the caffeine crash or acid reflux.
✨ Why I’m Sharing This
I know how hard it can be to change routines, especially when it comes to something as beloved as your morning cup of joe. But if you’re looking for a healthy alternative, something that supports focus and mental clarity and tastes great, I highly recommend giving Nutrizen Focus a try.
Stay tuned each month for more favorites from my desk (and heart) to yours.
With gratitude,
Kim Pelham
The Pelham Group Northwest | Katrina Eileen Real Estate
🐾 Introducing Lucy’s Corner! 🐾
We’re excited to launch a brand new monthly feature on our blog and newsletter: Lucy’s Corner — updates, musings, and adventures from our favorite four-legged team member!
Some of you may already know Lucy’s story. She was a street dog in Jalisco, Mexico, rescued by a breeder in Everett. Don’t worry — she came through all the proper channels, so no risk of deportation… LOL! 😄
Since joining our lives at the end of February, Lucy has brought so much joy and goes just about everywhere with us. She’s truly the perfect real estate dog. 🏡🐶
Lately, she’s taken on a new role as recovery companion — staying curled up next to me in the office recliner as I heal from an ankle injury. She’s gentle, loyal, and clearly loving her new life here in the U.S.
Stay tuned for more Lucy updates each month, right here in Lucy’s Corner!
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