Inventory Climbs in Snohomish County While Sales Lag Behind


Published by The Pelham Group Northwest | June 5, 2025

The latest housing data from the Northwest MLS shows a clear shift in the local market: new listings in Snohomish County are rising faster than homes are selling, pushing inventory to levels we haven’t seen in years. For both buyers and sellers, this signals an important moment to pay attention to what’s happening on the ground.

Snohomish County Inventory Surges to Highest Level in Years

In May 2025, 1,737 new listings hit the market in Snohomish County—up from 1,541 in May 2024. Total active listings reached 1,815, a massive 64.1% increase year-over-year from just 1,106 in May 2024.

This is the most inventory we’ve seen in Snohomish County since before the pandemic, creating more opportunity for buyers who have been navigating tight conditions and tough competition over the past few years.

King County is seeing a similar shift, with a 57.7% year-over-year increase in active inventory, reinforcing that this is a regional trend—not an isolated event.

Buyer Activity Is Slower to Respond

Even with more homes available, buyer activity hasn’t caught up to the surge in listings. In Snohomish County:

  • Pending sales totaled 1,153, down 2.7% from May 2024.

  • Closed sales came in at 923, a 3.45% decline year-over-year.

While buyers are actively touring homes—NWMLS keybox activity and showings were both up in May—the higher interest rates (still near 7%) and cautious sentiment are contributing to a slower pace of actual transactions.

Prices Hold Steady Amid Market Shift

Despite the shifting balance of supply and demand, home values in Snohomish County remain strong. The median sales price in May 2025 was $785,000, which is consistent with May 2024—showing that price appreciation has paused, but not declined.

This is a positive sign for sellers: homes that are priced right and well-presented are still commanding strong values.

What This Means for Buyers and Sellers

If you’re a buyer, this is your moment to shop with confidence. More inventory means more choices, more negotiating room, and less pressure to rush into decisions. With over 70% of listings eligible for Down Payment Resource (DPR) assistance, there may be financial programs available to help reduce your upfront costs too.

If you’re a seller, strategic preparation is more important than ever. With more homes on the market, it’s essential to stand out—through strong pricing, expert staging, and smart marketing. The good news? Demand is still there, and prices remain steady.

Thinking About Buying or Selling in Snohomish or King County?

The Pelham Group Northwest is here to help you navigate every shift in the market. We bring local expertise, data-driven strategy, and genuine care to every client experience.

📞 Call or text Kim Pelham at 425-876-7916
📧 Email: kim@pelhamgroupnorthwest.com

Let’s make a plan that works for your goals—whether you’re buying your dream home, selling a current one, or exploring your next move.

Snohomish County Real Estate: What You Need to Know This Spring

By Kim Pelham | The Pelham Group NW at Katrina Eileen Real Estate

Spring is in full swing in Snohomish County, and with it comes fresh opportunity in the local real estate market. Whether you’re thinking about buying your first home, upgrading your space, or exploring investment options, now is a great time to get a pulse on what’s happening—and how to position yourself for success.

📍 The Snohomish County Snapshot

According to the April 2025 Market Snapshot from the Northwest MLS, Snohomish County saw a significant 84.8% increase in active listings year-over-year. That’s one of the largest inventory surges in the region, giving buyers far more options than we’ve seen in recent years.

  • Active Listings: 1,325
  • Pending Sales: 1,027 (↓5.95% YoY)
  • Closed Sales: 840 (↓2.44% YoY)
  • Median Sales Price: $755,500 (↑2.37% YoY)
  • Months of Inventory: 1.58

With more homes available and prices holding steady, buyers have room to explore, compare, and negotiate—a welcome shift from the ultra-competitive landscape of the past few years.

🏡 What This Means for Sellers

While more inventory means more competition, it also means more motivated buyers are returning to the market with stable interest rates and flexible timing. A well-prepared, strategically priced home can still sell quickly—especially in sought-after areas like Bothell, Lynnwood, Edmonds, and Lake Stevens.

I’ll help you:
✅ Price your home to match current market demand
✅ Stage and present your property to stand out
✅ Market it to the right buyers across multiple platforms

🔑 For Buyers: Opportunity Is Knocking

With inventory nearly doubling compared to last year, buyers have more to choose from without the frenzy. If you’ve been sitting on the sidelines waiting for a more balanced market, this could be your moment.

I’ll guide you through:
✅ Touring and comparing homes with confidence
✅ Understanding financing and down payment assistance options
✅ Making offers that are competitive yet smart

Let’s Talk About Your Next Move

I’m proud to serve Snohomish County as a trusted local expert and advocate for my clients. Whether you’re moving up, downsizing, or stepping into homeownership for the first time, I’d love to help you navigate your options and create a plan that fits your goals.

📞 Call or text me at (425) 213-8761
 📧 Email: kim@thepelhamgroupnw.com
 🌐 Explore more at www.thepelhamgroupnw.com

Let’s turn your real estate goals into reality—right here in Snohomish County.

The Future of Real Estate: How Smart Homes Impact Value

The real estate industry is evolving rapidly, with technological advancements playing a crucial
role in shaping property values. Among these innovations, smart home technology stands out
as a game-changer, influencing how buyers perceive and evaluate homes. From security
systems to energy-efficient appliances, smart homes offer convenience, safety, and cost
savings—all of which can significantly impact a property’s market value.

As more buyers prioritize smart features in their home search, real estate professionals,
homeowners, and investors must understand the implications of this trend. In this article, we’ll
explore how smart home technology influences property values, what features buyers are
looking for, and how sellers can leverage this trend to maximize their returns.

The Rise of Smart Home Technology in Real Estate
Smart home technology has transitioned from a luxury to a mainstream expectation. According
to recent surveys, a growing number of homebuyers actively seek properties with built-in smart
features. Some of the most in-demand technologies include:

● Smart security systems (cameras, motion sensors, smart locks)
● Energy-efficient smart thermostats
● Automated lighting and shading
● Voice-controlled assistants and smart hubs (e.g., Amazon Alexa, Google Home)
● Integrated entertainment systems
● Smart appliances (refrigerators, washing machines, and ovens with AI capabilities)
These technologies enhance convenience, improve energy efficiency, and add a layer of
security—making homes more appealing to modern buyers.

How Smart Homes Impact Property Value

1. Increased Market Appeal and Faster Sales
Properties with smart home features often stand out in listings, attracting more potential buyers.
Many real estate agents report that homes with smart technology sell faster than those without
because they offer ready-to-use modern conveniences. Buyers appreciate the ease of
controlling lighting, security, and climate from their smartphones, making smart homes more
attractive.

2. Higher Resale Value
Studies indicate that homes equipped with smart features can sell for a premium compared to
traditional homes. The exact impact varies depending on the type and extent of smart
technology installed, but features like smart security systems and energy-efficient devices
typically yield a high return on investment.

3. Energy Efficiency and Cost Savings
Smart thermostats, LED lighting systems, and automated climate controls can significantly
reduce energy consumption. Buyers are increasingly interested in homes that lower utility bills,
making energy-efficient smart homes more desirable. This can be a strong selling point for
eco-conscious buyers looking for long-term savings.

4. Enhanced Security and Peace of Mind
Security remains one of the top priorities for homebuyers, and smart home technology
addresses this concern. Features such as smart locks, video doorbells, and remote surveillance
systems provide homeowners with real-time monitoring and control, making properties safer and
more appealing to buyers prioritizing security.

5. Future-Proofing Properties
As technology continues to evolve, homes equipped with smart systems are more adaptable to
future advancements. Buyers recognize this potential and may be willing to pay more for homes
that are already equipped with up-to-date infrastructure, ensuring long-term value.

Key Considerations for Homeowners and Sellers

1. Invest in High-Impact Smart Features
Not all smart technologies equally influence property value. Homeowners looking to enhance
their home’s appeal should focus on features with the highest demand, such as smart
thermostats, security systems, and energy-efficient lighting. These upgrades provide tangible
benefits that resonate with buyers.

2. Ensure Compatibility and Integration
A well-integrated smart home system enhances the user experience. Buyers prefer homes
where devices communicate seamlessly, whether through a single app or a centralized hub.
Ensuring compatibility among devices can make a home more attractive and functional.

3. Highlight Smart Features in Listings
When selling a smart home, it’s crucial to showcase its tech features in property listings.
High-quality images, video tours, and detailed descriptions of smart capabilities can capture
buyer interest and set the property apart from others in the market.

4. Educate Buyers on Smart Home Benefits
Many buyers may not be fully aware of how smart home technology can improve their daily
lives. Providing information on energy savings, security benefits, and ease of use can help
potential buyers appreciate the value of these features.

5. Keep Software and Devices Updated
Outdated technology can be a drawback rather than a selling point. Ensuring that smart home
devices are up-to-date and properly maintained will make the property more appealing to buyers
looking for move-in-ready homes.

The Future of Smart Homes in Real Estate
The integration of artificial intelligence (AI) and the Internet of Things (IoT) is expected to further
revolutionize the real estate market. Future smart homes will feature:

● AI-powered home assistants capable of learning user preferences and automating
tasks

● Smart energy grids that optimize energy usage based on real-time consumption data

● Predictive maintenance systems that alert homeowners about potential issues before
they become major problems

● Advanced home automation for seamless interaction between smart devices
As technology continues to advance, homes with these capabilities will likely command even
higher premiums, making smart home investments a wise choice for homeowners and investors
alike.

Smart home technology is no longer just a trend—it’s a fundamental factor influencing real
estate value. Buyers are increasingly prioritizing homes with smart features that offer
convenience, security, and cost savings. Homeowners and sellers who invest in high-impact
smart technology can enhance their property’s marketability and resale value.
Whether you’re a buyer, seller, or investor, staying informed about the latest smart home trends
can help you make more strategic real estate decisions.

Celebrating Our Best of Snohomish County Wins – Thank You!

What an incredible night! We are beyond grateful for everyone who joined us to celebrate being voted Best Real Estate Broker & Company and Best Handyman & House Painting for SMART Building Services in the Best of Snohomish County awards.

This recognition is a true honor, and it wouldn’t have been possible without the incredible support of our clients, friends, and community. Whether you’ve trusted us to help you buy or sell a home, or relied on SMART Building Services to keep your home in top shape, we appreciate every one of you.

At The Pelham Group NW, our passion is helping people find not just a house, but a home—one that fits their lifestyle and dreams. Meanwhile, SMART Building Services is dedicated to ensuring those homes remain in top condition, offering expert handyman and house painting services with the same commitment to quality and care.

Our recent celebration was a testament to the strong relationships we’ve built and the community that continues to support us. Seeing so many friendly faces come together to share in this moment meant the world to us.

To our clients, colleagues, friends, and family—thank you! Your trust and support fuel our passion for what we do every single day. We look forward to continuing to serve you in the years to come!

With gratitude,
Kim & Brien Pelham
📍 The Pelham Group NW at Katrina Eileen Real Estate| SMART Building Services

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Things to Consider When Buying or Selling this Spring | New Guides Now Available.

If you’re thinking about making a move this spring or beyond, having the right information is key. That’s why we’re excited to share our Spring 2025 Buyer and Seller Guides—your go-to resources for navigating today’s real estate market with confidence.

Whether you’re a first-time buyer, a seasoned homeowner, or considering selling your property, these guides provide insights into current market trends, key strategies, and expert advice to help you make informed decisions.

What’s Inside the Guides?

✔ Market Trends: Get the latest on home prices, interest rates, and what to expect this spring.
✔ Buying Strategies: From securing financing to finding the perfect home, our buyer guide walks you through each step.
✔ Selling Tips: Learn how to maximize your home’s value and attract the right buyers.
✔ Expert Insights: We break down the key topics impacting real estate in 2025 so you can stay ahead of the game.

Don’t miss out on this exclusive resource! Click below to access the guide that fits your needs:

Spring Buyer’s Guide for 2025:

Spring Buyer’s Guide | 2025

Spring Seller’s Guide for 2025:

Spring Seller’s Guide | 2025

Still have questions or ready to take the next step? Let’s chat! We’re here to help you navigate the market and make the best move for your future.

Named Best Realtor in Snohomish County – Thank You!

I am beyond thrilled and incredibly grateful to share some exciting news—I have been voted Best Realtor in the Best of Snohomish County Contest for 2024

This incredible honor would not have been possible without the unwavering support of my amazing clients, friends, and community members. Your votes, trust, and encouragement mean the world to me and my entire team.

Helping people find not just houses, but homes—places where memories are made, dreams take shape, and futures are built—is my passion. I approach every transaction with integrity, expertise, and a heart for service, ensuring that my clients feel confident and supported every step of the way.

Winning this award is more than just recognition; it’s a testament to the strong relationships we’ve built and the dedication poured into every home sale and purchase.

To everyone who took the time to vote, send kind words, and support me throughout this journey—thank you! I’m so grateful to be part of this incredible community and look forward to continuing to serve you with excellence.

If you’re looking to buy, sell, or just need expert advice on your real estate journey, I’m here for you. Let’s make 2025 another amazing year in real estate!

 

Tailored Real Estate Services for Seniors: Choose The Pelham Group

Navigating the world of real estate can be challenging at any age, but for seniors, these challenges often come with additional considerations. Whether you’re downsizing, transitioning to a retirement community, or looking to make your current home more senior-friendly, it’s essential to have a trusted expert by your side. That’s where Kim and The Pelham Group step in.

At The Pelham Group, we specialize in tailored real estate solutions designed to meet the unique needs of seniors and their families. We understand the emotional and logistical hurdles that come with buying, selling, or transitioning to new living arrangements, and we offer comprehensive support every step of the way.

Why Seniors Choose Kim and The Pelham Group
Senior Real Estate Expertise You Can Trust

With certifications in senior real estate services and in-depth knowledge of the local market, Kim and the team are experts in guiding seniors through their real estate journeys. From downsizing to finding senior-friendly housing options, we provide compassionate, hands-on assistance tailored to your needs. Our goal is to make the process as smooth and stress-free as possible.

A Personalized Approach to Real Estate

We recognize that no two situations are the same. That’s why we start with a no-cost consultation to discuss your specific circumstances. Whether you need help selling a family home, finding a more accessible living space, or navigating complex financial decisions, Kim and her team create a plan that is fully personalized to your goals and timeline.

Support for the Whole Family

Transitions often involve more than just the senior. Families play an important role, and we work closely with them to ensure everyone is on the same page. From legal guidance and financial planning to home care and moving services, we offer comprehensive support that gives families peace of mind.
Comprehensive Real Estate Services for Seniors

Whether you’re buying or selling, we offer a full range of services that include:

Downsizing Assistance: We help you plan and organize every step, from decluttering to managing estate sales.

Senior-Friendly Housing Options: We provide expert guidance on finding the right senior living arrangement, whether it’s independent living, assisted living, or memory care.

Home Modifications: If you choose to age in place, we offer home modification solutions to make your home more accessible and comfortable.

Let Kim and The Pelham Group Be Your Trusted Partner

Senior transitions can feel overwhelming, but with Kim and The Pelham Group, you don’t have to navigate them alone. Our compassionate and experienced team is dedicated to providing the highest level of service, ensuring that your real estate needs are met with care and expertise.

If you or a loved one are considering a move, downsizing, or exploring senior-friendly housing options, contact Kim today for a complimentary consultation. Let us help make your next real estate experience a seamless and positive one.

Fall Buyer and Seller Guides NOW AVAILABLE

As we move into the fall season, The Pelham Group Northwest is excited to announce the release of our new Fall Buyer and Seller Guides!

 

These guides are designed to provide valuable insights into the real estate market and offer essential tips for anyone considering buying or selling a home this season.

Click to view

In each guide, you’ll find practical information to help you make more informed decisions. From the latest statistics to current market trends, we aim to keep you updated with everything you need to navigate the ever-changing real estate landscape. Whether you’re a first-time homebuyer, looking to upgrade, or planning to sell, our guides are tailored to make the process smoother, more transparent, and stress-free.

Have questions? Want to know how to apply the insights in these guides to your own situation? Don’t hesitate to reach out to us at The Pelham Group Northwest. We’re here to ensure you’re supported every step of the way.

Let us help you feel confident in your real estate journey this fall!

Selling Your Home As-Is

Selling a home as-is can be a strategic decision for many homeowners.
This option often appeals to those who want to avoid the costs of repairs
after negotiations, homeowners with limited equity, or those facing financial
challenges. It can also set clear expectations that buyers should conduct
their due diligence and not anticipate repairs later. Regardless of the
reason, there are effective ways to facilitate a successful as-is sale.

First, it’s important to clarify what “as-is” means. While some homes are
marketed as-is, others may not be. In an as-is sale, the seller is usually not
responsible for making repairs or addressing issues identified during a
home inspection. Buyers need to understand that unless they waive the
home inspection and/or condition contingency, they can typically still back
out if they find the home’s condition unsatisfactory during their inspection
period.

To successfully sell a property as-is, accurate pricing is essential. This
doesn’t mean pricing it below market value, but rather being realistic about
the home’s value and condition. The marketing should clearly state that the
home is being sold as-is and provide details about its condition,
emphasizing its potential and any expected repairs. This transparency can
help reassure buyers and encourage them to consider the property.

Overall, selling a home as-is can be a smart strategy that maximizes the
seller’s return on investment. With the right approach and open
communication, both buyers and sellers can have a rewarding transaction.

Lessons from a Failed Bidding War Attempt

BAM! Another Buyer under contract for LESS THAN LISTING PRICE! I negotiated $60,000 off the purchase price of this classic north Everett home for my Buyer client.  Here’s some important take-aways for both Buyers and Sellers:
LESSONS FOR SELLERS — Failed Bidding War Attempt:
  1. LESSON ONE: You can’t overprice your home. If the seller had listed this home for $575,000, they would have had a bidding war and probably sold for $625,000 and maybe even got to their list price of $650,000. Instead, they tried to get the bidding war price without doing the bidding war process.
  2. LESSON TWO: The more flaws the home has, the more important staging is.  Like many classic homes, this one has some issues that need to be addressed (floor needs to be leveled and refinished, the kitchen is worn, no refrigerator, the electrical system needs some updates, some windows don’t open, etc.)  The sellers chose to show the home vacant without staging.  Staging distracts the eye from flaws. Without staging, all the flaws become glaringly obvious. Also, staging gets buyers emotionally attached to the home which is imperative if you want a bidding war.
  3. LESSON THREE: Seller-provided pre-inspections are great — if you fix things before going on the market! This seller had pre-inspections available for the buyers (sewer and home inspection), but they did not fix any of the items called out by the inspector.  So in effect, you are handing the buyer a list of things that are wrong with the house.  Not the best strategy to get multiple offers!
LESSONS FOR BUYERS — How to Buy Without a Bidding War:
  1. LESSON ONE: Homes that need some work are opportunities. Many buyers do not have the ability or financial means to fix up a home, so the competition on these homes is reduced.
  2. LESSON TWO: Overpriced homes are opportunities, especially if you have any type of financing challenges. My buyers had 5% down, which would make it difficult to compete with other buyers who had larger down payments.  We were the only buyer that was willing to make an offer in the 12 days the home was on the market, so the seller was willing to engage in negotiations resulting in getting $60,000 off the purchase price!
  3. LESSON THREE: You need an experienced broker to negotiate a lower price.  I wrote a 460-word letter explaining what my buyers love about the home, their financial qualifications, how they have owned two classic homes before, and why our offer price was lower than the asking price, providing a laundry list of items that need to be fixed.  This was not a “love letter” written by the buyer, but a calculated piece of salesmanship to convince the seller to accept our offer.

Maximize Your Buying and Selling Power

Contact me if you are thinking of selling to get a complimentary copy of my book on Maximizing the Return on the Sale of Your Home in Seattle which will help you avoid these and other Seller mistakes.

If you are thinking of buying, I provide a free, no-obligation strategy session to help determine your best path to winning your next home.