The short version
Snohomish County inventory jumped 51.8% year over year in March 2026, giving buyers more to choose from. Snohomish still has only 2.04 months of supply, second tightest in the state. Pace has cooled a bit, and well-priced homes are still finding offers in days. A balanced market is 4 to 6 months. We are not there yet.
I put a listing active on Monday. By this week it already had multiple offers on the table and is going over asking.
That is what I am seeing on the ground. The market is a little slower than it was last spring, and you have more inventory to look at, but well-priced homes are still moving fast. If you have been waiting for the picture to clarify before you make a move, this is the picture.
What the Snohomish and King County data actually says
Snohomish County active listings jumped 51.8% year over year in March 2026, one of the biggest increases anywhere in Washington state. On paper, that sounds like a buyer market is forming.
We are still at 2.04 months of inventory in Snohomish, the second tightest market in Washington. A balanced market is 4 to 6 months, so even with the inventory growth, the supply side is well below balanced.
What actually happened is this: mortgage rates stuck above 6.5% have slowed the buying side of the equation. Homes linger a bit longer on the market than they did last spring. Average days on market in Snohomish County ticked up from 7 in March 2025 to 10 in March 2026. A small shift, but real.
On the supply side, the well-priced and well-staged homes are still meeting active buyers in days. The pace has slowed a bit. The fundamentals still favor sellers who price to the comps.
Snohomish County median sales price (March 2026): $738,000
King County median sales price (March 2026): $859,618
Snohomish months of inventory: 2.04
Snohomish inventory growth YoY: +51.8%
Source: Northwest Multiple Listing Service monthly market snapshot, March 2026.
The two things that still matter: price and presentation
Price and presentation. That is it. Priced to the comps and staged well, homes in Snohomish and King Counties are still finding offers in days. Priced above the comps, they tend to take longer and often see a price adjustment before the right offer comes.
This is not theoretical. I had this exact scenario play out in Arlington recently. The seller wanted to list at $630,000. I recommended $625,000. They went with $630,000. We got no action. Dropped to $625,000 and it sold almost immediately. A $5,000 swing was the difference between sitting for weeks and getting an offer in days.
Buyers are doing their homework. They have Zillow, Redfin, the MLS, and their own spreadsheets, and they know what a home is worth before they walk in. Pricing close to the comps from day one is showing up in faster offers. Pricing well above the comps is showing up in longer days on market and eventual adjustments.
Featured listing: 1406 Potlatch Beach Road, Marysville
My current featured listing is a 3-bedroom, 2-bathroom high-bank waterfront at $799,900. West-facing lot, 1,662 square feet of livable space on a third of an acre, built in 1925 with good bones and a deck that faces the sunset. MLS #2504310.
The view is the whole thing. The sunset photo at the top of this post was taken on a phone from the property deck. Not a drone. Not staging. Just Tuesday evening.
For context, comparable Seattle waterfront on Puget Sound typically starts at $3 million. This is the same Sound, the same sunsets, at roughly a third of the price. If you have been priced out of Seattle waterfront, this is the listing to look at.
Open house Saturday: 1914 122nd Place SE, Everett
Saturday, April 25, from 1 to 3 PM. Single-family home in Everett, 3 bed, 2 bath, 1,944 square feet, on a 10,000 square foot lot. One block from Silver Lake. Listed at $750,000. Built in 1969 with good bones and a recently updated kitchen. MLS #2509462.
Walk the block before you tour. You will feel the neighborhood faster that way. Coffee will be on.
See the Zillow listing or text Kim at 425-250-9422 with questions.
Local pick: J&L Barbecue, Snohomish County
If you are touring the open house Saturday and need a post-walkthrough meal, J&L Barbecue does real Texas-style smoked meats out of three locations in Snohomish, Everett, and Monroe. Pulled pork, brisket, tri tip, pork ribs. Closed Mondays and Tuesdays, so Saturday is the move.
If you are on the fence
If you have been thinking about selling, you have not missed the window. You have just entered a market that rewards being prepared. Pricing strategy, staging, and presentation matter more right now than they have in years.
If you have been thinking about buying, there is more inventory on the market in Snohomish County than there has been in a long time. More options. More room to negotiate. The well-priced homes are still competitive, and you have more choices than you did six months ago.
Either way, the move is to talk through your specific situation, not to react to a headline. Text or call me and I will give you a real read on your neighborhood. No pressure and no pitch.