Turning a House Into a Home: The Benefits You Can Actually Feel

There’s a lot of conversation about home prices, mortgage rates, and affordability right now – and those things are important. But if you’re thinking about buying a home, it’s worth remembering something the headlines rarely talk about: people don’t buy homes just for financial reasons. They buy them for their lives.

Because while homeownership can absolutely be a smart long-term financial move, it also comes with some emotional benefits spreadsheets just can’t capture. Maybe that’s why a 2025 survey from Fannie Mae notes:

“Consumers were twice as likely to mention lifestyle benefits (67%)—like security, customization, and outdoor space—than financial benefits (34%) when explaining why their homes have become more important in recent years.”

Here are a few reminders of what owning a home gives you that renting never will.

1. A Milestone You Get To Be Proud Of

Buying a home is a big deal. First home, fifth home – it doesn’t matter. It’s a moment you’ll remember. And when you finally get those keys and walk through the door, that feeling of “I did this” hits different. It’s not just a purchase. It’s an accomplishment.

2. A Place That Feels Like Your Reset Button

Life is busy. Having a place that’s truly yours where you can shut the door, take a breath, and settle into your own routine is something renters rarely talk about until they finally experience it. Home becomes the place you go to recharge, not just the place your mail is delivered.

3. Space That Fits the Way You Actually Live

Need a quiet corner for work calls? A backyard big enough for the dog that thinks it’s a person? A shorter drive to see the people who are most important to you? When you own, you get to choose a space that fits your life now and where it’s heading – and it just feels right.

4. Freedom To Make It 100% Yours

Want to paint the kitchen navy? Go for it. Thinking about a wall of floating shelves or a bold wallpaper moment? Do it. Need space for a home gym or a reading nook? Make it happen. Homeownership gives you the freedom to shape your space instead of asking for permission to change it.

Bottom Line

Buying a home isn’t only about dollars and data points – it’s about building a life you love.

So, if you’re thinking about a move in 2026, keep the emotional side in the conversation too. And when you’re ready to explore your options, let’s connect so you have a pro on your side to guide you through the process with clarity and confidence.

National Headlines Have You Worried about Your Home’s Value? Read This.

Hearing talk about home prices falling? That may leave you worried about whether your house is losing value. But here’s what you need to know. While some local markets have seen small price dips this year, home prices are not falling nationally. So, don’t let the headlines scare you.

The vast majority of the country is actually seeing prices rise and remember we track the LOCAL numbers monthly for Snohomish, King and Pierce County and are always happy to do a report on your neighborhood. 

While that may feel surprising after the headlines you’ve seen, the map below uses year-over-year data from the Federal Housing Finance Agency (FHFA) to make that clear:

a map of the united statesLet’s break down what this really shows.

Most states are seeing prices rise (the blue in that map). Not fall. Now, the gains aren’t as big as they’ve been in recent years, but that’s okay. The story is still, prices are growing. And that positive majority is exactly why data from the National Association of Realtors (NAR) shows, nationally, home prices are up 2.1% compared to last year.

But the headlines don’t draw attention to this. They feed on the negative. But even that isn’t as bad as it sounds.

Yes, there are some states where homes have lost value over the past 12 months (the orange in the map above). That’s what all the chatter is drawing attention too. But here’s what the data really says.

The dips aren’t happening everywhere. And in the select states where prices are inching down, it’s slight. The range here is -0.1 to roughly -2%. It’s important to remember that dips aren’t always bad either, if you are a buyer this is a prime time for opportunity. 

And those states are the ones where prices spiked too high, too fast during the pandemic housing boom. There was always going to be a come down period after that. Now, we’re in it. In those places, prices are leveling off. And that’s a sign of normalization, not collapse.

In plain terms: Home prices aren’t crashing. And this isn’t doom and gloom or the sign of broader trouble.

Most Homeowners Still Have Plenty of Value

Just to drive that point home, here’s one more thing to reassure you. Even in the few places where prices dipped slightly, most homeowners are still way ahead. Additional context from Zillow helps prove that point:

  • Only about 4% of homes are worth less than what the owner originally paid.
  • And 96% of homes are still worth more than their homeowners paid for them.

But don’t just take their word for it, see for yourself. When you zoom out and look at how much home prices have grown over the past five years, it’s a lot easier to understand why so many homeowners are still in such great shape.

Nationally, prices are up almost 49% in the last 5 years alone, and just about everywhere saw double-digit price growth in that time frame. That’s why there’s no orange in this map (see below):

a map of the united statesThe truth is, across the board, homeowners are still sitting on substantial gains. So, the -0.1 to -2% declines some states are seeing now? That’s easily absorbed.

So, don’t let the headlines scare you. What’s happening with home prices this year varies a lot from one area to the next. But the takeaway is clear: a small dip in some areas doesn’t mean your home’s value is collapsing.

It means select local markets are correcting – and most of the time these are the ones that saw prices rise the most during the pandemic. You’re probably still in great shape.

Bottom Line

If you’re hearing talk about price drops or crashes, a closer look at the data can help put things in perspective. That’s only happening in some markets. Most of the nation is still seeing prices rise.

And for the vast majority of homeowners, the long-term gains far outweigh any recent softening.

If you want help understanding what’s happening in our local market, let’s connect.

Real Estate Trends to Watch in the New Year

A new year always brings fresh opportunities and in real estate, it also brings new trends, shifting market dynamics, and evolving buyer and seller priorities. Whether you are a homeowner planning to list, a buyer preparing for your next move, or a real estate professional staying ahead of the curve, understanding the trends shaping the housing market can help you move forward with confidence.

As the real estate landscape continues to evolve, several key patterns are already gaining momentum. Below is a breakdown of the major real estate trends to watch in the new year, along with practical insights to help you navigate them.

Why Real Estate Trends Matter

Real estate is not just about properties. It is about people, economics, technology, and lifestyle choices. Trends offer a snapshot of where the market may be heading and what factors can influence home values, inventory, and buyer behavior.

Understanding upcoming trends can help you:

• Plan your next move strategically
• Time your purchase or sale with more confidence
• Understand what buyers and sellers are prioritizing
• Stay prepared for shifts in inventory or pricing

The insights below are educational and based on current market observations. They are not financial or legal advice, but they can help guide expectations for the year ahead.

1. Evolving Mortgage Rate Environment

Mortgage rates continue to fluctuate based on inflation, economic policy, and broader financial conditions. Even small changes can significantly affect affordability and buyer demand.

What to Expect

• Gradual rate adjustments depending on economic conditions
• More flexible mortgage products as lenders adapt
• Buyer activity that speeds up or slows down in response to rate changes

Tips for the New Year

• Buyers: Compare loan options early to find the best fit for your goals
• Sellers: Expect buyer demand to fluctuate with rate changes
• Everyone: Stay informed, as timing can influence overall strategy

2. Inventory Levels Slowly Rebalancing

Low housing inventory has shaped recent markets. While supply may remain tight in many areas, gradual improvement is expected.

What to Expect

• New construction increasing inventory in select markets
• More homeowners listing as confidence improves
• Some markets moving closer to balance while others remain competitive

Tips for the New Year

• Buyers: Be prepared to act quickly when the right home appears
• Sellers: Highlight standout features to remain competitive

3. Continued Growth in Suburban and Secondary Markets

Buyers continue to prioritize space, affordability, and flexibility, fueling demand beyond core urban areas.

What to Expect

• Strong interest in suburban and secondary markets
• Increased competition from out-of-area buyers in affordable regions
• Urban centers remaining desirable but with more selective demand

Tips for the New Year

• Buyers: Explore emerging neighborhoods for long-term value
• Sellers: Emphasize community amenities like parks, schools, and local businesses

4. Rising Popularity of Eco-Friendly Homes

Sustainability has become a major consideration for today’s buyers.

What to Expect

• Increased demand for energy-efficient features such as solar, insulation, and smart thermostats
• Eco-friendly features becoming standard in new construction
• Resale homes with documented upgrades standing out

Tips for the New Year

• Buyers: Ask about utility costs and efficiency features
• Sellers: Clearly highlight energy-efficient improvements in listings

5. Tech-Driven Buying and Selling Experiences

Technology continues to streamline the real estate process from search to closing.

What to Expect

• Greater reliance on virtual tours and digital previews
• More electronic documents and remote closings
• Increased use of AI to match buyers with suitable homes

Tips for the New Year

• Buyers: Use digital tools to narrow your search efficiently
• Sellers: Invest in professional photography, 3D tours, and organized digital documents

6. Affordability Remains a Key Consideration

Affordability continues to shape buyer decisions as prices and economic pressures evolve.

What to Expect

• Increased use of alternative financing options
• Growing demand for smaller homes or more affordable regions
• Longer preparation timelines for first-time buyers

Tips for the New Year

• Buyers: Set a clear budget and explore loan options early
• Sellers: Flexibility such as concessions may attract more buyers

7. Multi-Generational Living Continues to Grow

More households are choosing shared living arrangements for financial, caregiving, and lifestyle reasons.

What to Expect

• Higher demand for homes with in-law suites or flexible layouts
• Builders designing homes with privacy and adaptability in mind
• Increased value placed on separate living areas

Tips for the New Year

• Buyers: Think about future household needs when evaluating layouts
• Sellers: Highlight flexible spaces that support multi-generational living

8. Home Improvements Focused on Function and Comfort

Homeowners continue to invest in upgrades that enhance daily living.

What to Expect

• Interior improvements focused on wellness, light, and layout
• Continued demand for outdoor living spaces
• Smart-home features influencing buyer interest

Tips for the New Year

• Buyers: Look for homes that can adapt to your lifestyle
• Sellers: Focus on updates that improve comfort and usability

Conclusion: Prepare for a Dynamic Year in Real Estate

The real estate market is always evolving, and the year ahead will bring both opportunity and transition. By staying informed about key trends like mortgage rate shifts, inventory changes, sustainability, and evolving buyer priorities, you can approach the year with clarity and confidence.

Whether you are planning to buy, sell, or simply stay informed, understanding real estate trends can help you make more thoughtful decisions. If you would like help navigating market insights or exploring your options, I am always here as a resource and guide.

If you have questions about the market, your home’s value, or your plans for the year ahead, we’re here to help. Reach out anytime for a conversation that’s informative, pressure-free, and tailored to your goals.

Call us: 425.250.9422
Email: hello@thepelhamgroupnw.com

What Buyers and Sellers Need to Know in Snohomish, King, and Pierce Counties

November 2025 Market Update: 

By Kim Pelham, The Pelham Group NW

As we move deeper into the winter season, the Northwest Multiple Listing Service has released the November 2025 Market Snapshot, and it tells a story of increased inventory, softer prices, and a market that is rebalancing. For buyers, this shift is creating long-awaited opportunities. For sellers, setting the right strategy is more important than ever.

As someone who specializes in Snohomish County real estate and closely tracks trends across King and Pierce Counties as well, here is my breakdown of what is happening right now and what it means for you.

Snohomish County: Significant Inventory Growth and Softer Prices

Snohomish County saw one of the highest increases in active listings across the entire NWMLS region, jumping from 1,118 active homes in November 2024 to 1,584 in November 2025. That is an increase of more than 41 percent. More homes on the market means buyers have more choices and more negotiating power than they have had in recent years.

At the same time, the median sales price declined from 760,000 in 2024 to 717,500 in 2025. This 5.6 percent decrease shows that the market is adjusting after several years of intense competition and rapid appreciation.

Closed sales also slowed, dropping from 815 to 696 year over year. This cooling trend is consistent with what we normally see in winter, but it is amplified by stable but elevated interest rates and the higher number of available homes.

For sellers in Snohomish County, this means your home must be priced correctly and marketed well to rise above the competition. For buyers, it means opportunity.

King County: Prices Holding Strong, Inventory Rising

In King County, the median sales price dipped slightly, landing at 830,000 compared to 837,350 last year. This change is minimal and signals a relatively stable pricing environment even as inventory rises.

Active listings increased by more than 27 percent year over year, giving King County buyers far more options than they had even one year ago. Pending sales held steady, which tells us that motivated buyers are still engaged and writing offers, but they have more breathing room.

Pierce County: Increased Buyer Activity and Rising Inventory

Pierce County continues to be one of the most approachable markets for buyers, and this month of data reinforces that trend. The median home price held almost even with last year at 558,000.

Active listings increased by 23 percent, showing that sellers are entering the market at a solid pace. Interestingly, Pierce County was the only one of the three counties to see pending sales increase. This rise in buyer activity indicates that affordability continues to drive demand in the South Sound.

With inventory climbing and prices steady, Pierce County is offering a healthy balance for both buyers and sellers.

Overall Market Themes Across the Region

Across Snohomish, King, and Pierce Counties, the data points to several key regional trends:

• Inventory is up significantly across all three counties
• Buyers have more choices and more time to decide
• Prices are softening in Snohomish and slightly in King, while remaining steady in Pierce
• Closed sales declined across the board
• Market conditions are shifting, but not in a dramatic way
• Down payment assistance is becoming more widely available, with more than 75 percent of listings eligible

This is a more balanced and approachable market than we have seen in several years.

What This Means for Buyers

If you felt discouraged by the pace of the market in the past, this winter is working in your favor. The combination of more inventory, fewer bidding wars, and softening prices means you can shop more confidently and make more strategic choices.

Down payment assistance options are also expanding, which opens the door for many buyers who might not have been able to enter the market a year ago.

What This Means for Sellers

Homes are still selling, but buyers are more selective. Presentation, pricing, and a strong marketing strategy are essential. With inventory up, you cannot rely on low competition to push your price higher.

If you are considering selling in 2025, getting ahead of the spring market could be a smart move.

Ready to Talk Strategy?

Whether you are thinking of buying or selling in Snohomish County or want insights into what is happening across King and Pierce Counties, I am here to help you make sense of the numbers and build a plan that aligns with your goals.

Reach out anytime. I would love to support your next move with clarity, data, and confidence.

Kim Pelham

Call or text today at 425.250.9422
The Pelham Group NW

What Home Buyers Should Know About Year End Deals

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

As the year winds down and holiday plans take shape, many homebuyers assume the real estate market slows to a crawl. But the final months of the year, especially November and December, often present unique opportunities for buyers who know what to look for. From motivated sellers to potential cost saving advantages, year end deals can be a smart way to secure a home before the new year begins.

Whether you are a first time buyer or planning your next move, understanding how the year end market works can help you make confident and informed decisions. This guide breaks down everything buyers should know about year end opportunities, offering practical insights without providing legal or financial advice.

Why the End of the Year Can Be a Smart Time to Buy

While spring and summer are traditionally the busiest homebuying seasons, the last quarter of the year brings several advantages that many buyers overlook.

Key Reasons Buyers Explore Year End Deals

• Less competition and more breathing room
• Motivated sellers looking to close before year end
• Seasonal price adjustments on homes that have been listed for a while
• Faster closings depending on market conditions and professional availability

If you are prepared and strategic, these advantages can help you secure a home with terms that support your goals.

1. Understand Seasonal Market Dynamics

The year end housing market looks different from peak months. Buyers who understand these shifts can better identify opportunities.

What to Expect

• Lower inventory, but potentially more negotiable terms
• Focused sellers with clear reasons for listing in November or December
• Greater flexibility for showings due to reduced buyer traffic

Actionable Tip:
Keep an open mind during your search. While you may see fewer listings, motivated sellers can create meaningful value.

2. Look for Sellers Motivated to Close Quickly

Many sellers who list late in the year hope for a smooth and timely sale. This creates opportunities for buyers who can meet those timelines.

Common Reasons Sellers Want to Close Before Year End

• Starting a new job in January
• Financial or personal goals tied to the calendar year
• Reducing holding costs going into the new year
• Relocation deadlines
• Moves scheduled around school transitions

Buyer Advantage

Motivated sellers may be more flexible on:
• Price
• Repairs
• Closing costs
• Timelines

Actionable Tip:
Ask your agent to gather insights on seller motivation. You may be able to craft an appealing offer without increasing your purchase price.

3. Take Advantage of Quicker Negotiation Windows

With fewer buyers in the market, negotiation often becomes more thoughtful and less pressured.

Benefits for Buyers

• More breathing room for counteroffers
• Greater opportunity to request credits or repairs
• Less pressure to waive important protections
• Ability to negotiate collaboratively

Actionable Tip:
Do not hesitate to negotiate respectfully. A quieter market often gives buyers more influence.

4. Consider the Benefits of Locking in a Purchase Before January

Every buyer’s situation is unique, but some find strategic advantages in closing before the new year.

Possible Year End Benefits

• Moving into a new home with the start of January
• Timing transitions around school schedules
• Aligning a move with employment or personal milestones
• Planning ahead for next year’s tax season based on individual circumstances

Actionable Tip:
Communicate any timing needs to your agent so they can prioritize homes that meet your deadline.

5. Prepare for Slightly Longer Timelines Around the Holidays

Some aspects of the transaction process may slow due to holiday schedules.

Possible Slowdowns

• Limited inspector availability
• Appraisal delays
• Reduced business hours for lenders or title companies
• Travel schedules delaying communication

Actionable Tip:
Book inspections and appraisals early. Respond quickly to lender requests to avoid unnecessary delays.

6. Explore Builder Incentives in New Construction

Many builders offer incentives to close out remaining inventory before year end. These incentives vary, but may include:

• Closing cost credits
• Discounted upgrades
• Reduced prices on move-in ready homes
• Rate related incentives through preferred lenders

Buyer Advantage

If you are flexible on location or features, year end builder incentives can offer exceptional value.

Actionable Tip:
Ask your agent to check available inventory homes with builder promotions.

7. Strengthen Your Offer With Preparation and Flexibility

Even in a quieter season, a strong offer increases your chances of success.

How to Strengthen Your Position

• Get pre approved instead of pre qualified
• Be flexible with closing dates
• Request reasonable contingencies
• Offer earnest money that shows genuine intent

Actionable Tip:
Let the seller know you are prepared and organized. A smooth process can make your offer more attractive.

8. Do Not Skip Due Diligence, Even When on a Deadline

Year end timing can feel tight, but skipping important steps leads to long term issues.

Always Take Time For:

• Inspections
• Reviewing disclosures
• Understanding repair needs
• Discussing long term considerations with your agent

Actionable Tip:
Move quickly, but never cut corners. Being thorough protects your investment.

9. Work With a Knowledgeable Local Agent

An experienced local agent can help you spot motivated sellers, avoid delays, negotiate strategically, and make confident choices. With year end variables at play, having a trusted advocate matters more than ever.

Actionable Tip:
Choose an agent who understands seasonal market patterns and knows how to navigate year end timelines effectively.

Conclusion: Make the Most of Year End Opportunities

Year end deals offer unique advantages for homebuyers. Less competition, motivated sellers, increased flexibility, and potential savings all create opportunities that are not always available during peak buying seasons. With thoughtful preparation and the right guidance, buyers can make the most of this window.

If you want help finding the right year end opportunity, or if you would like expert insight on the current market in Snohomish County or surrounding King and Pierce County communities, I am here to help you every step of the way.

Kim Pelham
The Pelham Group NW
Katrina Eileen Real Estate

How to Prepare Your Home for a Winter Sale

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

Selling your home in the winter might sound challenging, but it can actually be a smart move. With fewer listings on the market and more serious buyers searching, your home has a great chance to stand out when it is presented the right way. The key is to make your home feel warm, inviting, and well maintained, even when the weather outside is less than ideal.

Here is a complete guide to preparing your home for a successful winter sale.

Why Selling in Winter Can Work to Your Advantage

Spring and summer may be “peak seasons” for real estate, but winter comes with unique opportunities. Inventory tends to drop, which means fewer competing listings. Buyers who are house hunting during colder months are often highly motivated. They may be relocating for work, hoping to move before the school year, or taking advantage of timing related benefits.

By preparing your home with the right strategy, you can tap into this motivated buyer pool and make your property shine, even in the snow.

1. Start with Winter Ready Curb Appeal

First impressions matter year round, and winter is no exception. Winter curb appeal is all about safety, cleanliness, and a welcoming touch.

Keep Paths Clear and Safe

Shovel snow regularly, salt walkways, and remove ice from your driveway and porch. Buyers should not have to tiptoe to your front door. Clean and safe entry areas instantly signal that the home is well cared for.

Add Seasonal Touches

Keep decorations simple. An evergreen wreath, clean doormat, or soft white string lights can add charm without feeling cluttered or overly personal.

Showcase Outdoor Lighting

Shorter days mean exterior lighting is even more important. Check that pathway lights, porch bulbs, and entry fixtures are all bright and functional. Warm toned bulbs help create an inviting glow.

2. Create a Warm and Welcoming Interior

Buyers stepping in from the cold should instantly feel comfortable and at home.

Set the Right Temperature

Keep the thermostat at a comfortable level, around 70 degrees during showings. A warm interior encourages buyers to linger and explore the home.

Use Lighting Strategically

Winter skies can be dim, so open blinds and curtains during the day. Replace burnt out bulbs and add lamps to brighten darker rooms. Well lit spaces feel larger and more cheerful.

Add Cozy Textures

Layering throw blankets, pillows, and area rugs adds comfort and helps buyers imagine the home as their winter retreat.

3. Highlight Energy Efficiency

Winter buyers pay extra attention to heating costs and comfort.

Showcase Upgrades

If you have double pane windows, added insulation, recent HVAC servicing, or a smart thermostat, highlight these in your listing and showings. Buyers appreciate knowing the home is efficient and well maintained.

Eliminate Drafts

Seal gaps around windows and doors. A draft free home feels solid, comfortable, and move in ready.

4. Stage with Seasonal Style (But Keep It Simple)

Seasonal décor can add warmth, but it should never distract buyers.

Incorporate Warm Neutrals

Creams, taupes, soft grays, and warm wood tones photograph beautifully and make rooms feel brighter.

Use Subtle Seasonal Accents

Battery candles, winter greenery, or pinecones create a cozy atmosphere without overwhelming the space.

Choose Light Scents

Vanilla, cinnamon, or a subtle pine scent works well. Avoid overpowering fragrances.

5. Focus on Key Selling Points

Some home features become even more appealing in winter.

Fireplaces

If you have a fireplace, showcase it. Light it before showings or stage it attractively to create a focal point buyers will remember.

Mudrooms and Entryways

Buyers appreciate functional storage solutions for coats and boots. Keep these spaces clean, organized, and well lit.

Basements and Garages

These areas can feel cold and uninviting in winter. Declutter, brighten with lighting, and make sure the spaces feel dry and usable.

6. Maintain a Showing Ready Routine

Winter weather requires extra attention, but consistency makes a big difference.

Stay on Top of Cleaning

Snow, mud, and salt can quickly accumulate near entryways. Keep mats in place, vacuum often, and wipe floors regularly.

Plan Around Daylight

When possible, schedule showings during daylight hours. Natural light enhances photos and in person impressions.

Store Seasonal Gear Neatly

Bulky coats, boots, shovels, and gear should be organized out of sight. Buyers want to see space, not clutter.

7. Work with a Local Real Estate Expert

A knowledgeable local agent can position your home strategically in the winter market. They will advise on pricing, staging, photography, and buyer expectations. Winter listings require a slightly different approach, and an experienced agent knows how to make your home stand out.

8. Do Not Forget Your Online Presence

Most buyers begin their search online, so your digital presentation is critical.

Use Professional Photography

Bright, well lit interior photos are essential during darker months. A professional photographer can showcase your home beautifully even when the weather is gray.

Update Your Listing Description

Highlight comfort, maintenance, and energy efficiency. Phrases like “warm and inviting,” “move in ready,” and “cozy winter retreat” resonate with buyers in colder seasons.

Conclusion: Turn Winter Into an Opportunity

Selling your home in winter does not have to mean settling for less. With thoughtful preparation and strategic presentation, your property can stand out to serious buyers even when the temperatures drop.

By focusing on warmth, safety, efficiency, and curb appeal, you create a home that feels welcoming and well cared for. With fewer listings competing for attention, your efforts can result in faster offers and smoother negotiations.

If you are considering selling your home this winter, I would be honored to guide you.

Kim Pelham
The Pelham Group NW
Katrina Eileen Real Estate
Your Snohomish County Real Estate Specialist

Snohomish County Real Estate Market Snapshot | October 2025 Recap

Snohomish County Real Estate Market Snapshot | October 2025

A Year-Over-Year Look: More Options, Steady Prices

October’s real estate numbers tell an encouraging story for Snohomish County homeowners and buyers. Mortgage rates dipped to an average of 6.17% for 30-year fixed loans, the lowest level since early October 2024, giving buyers a little breathing room and creating more balanced market conditions.

Across the Northwest Multiple Listing Service (NWMLS), active listings rose 27% year-over-year, while sales and median prices slipped slightly—down 4% and 1.5%, respectively. But Snohomish County continues to show its resilience, with stronger inventory levels and prices holding relatively firm despite shifting conditions.

Snohomish County Market Highlights – October 2025 vs. October 2024

For residential and condominium homes combined, here’s how the market performed year-over-year:

  • New Listings: 1,106 new homes hit the market in October, up 5.2% from last year’s 1,051.

  • Active Listings: 2,010 homes were actively listed, a 42.1% increase from 1,414 in October 2024 — giving buyers more opportunities to find the right home.

  • Pending Sales: 921 homes went under contract, a 6.9% decrease from last year’s 990 — signaling that buyers are taking more time to make decisions as affordability adjusts.

  • Closed Sales: 840 homes sold in October, down 9.4% year-over-year from 927, showing a modest slowdown in closings as inventory expands.

  • Median Sold Price: The median sold price in Snohomish County was $739,500, just 1.8% lower than last October’s $753,000 — a sign that pricing remains stable even as more homes hit the market.

  • Months of Inventory: At 2.4 months, we’re still sitting comfortably in balanced market territory, offering opportunities for both buyers and sellers.

Kim’s Take on the Market

The Snohomish County market continues to find its balance. More listings and stable prices mean buyers finally have choices — something we haven’t seen much of in the past few years.

For sellers, that means pricing and presentation are more important than ever. Homes that show well and are priced correctly are still moving quickly, while others are taking a bit more time to find their match.

If you’re thinking about buying or selling, this is a great moment to take a closer look at your goals. With more inventory available and interest rates beginning to ease, we’re entering a season of opportunity for both sides of the market.

📞 Call or text me at (206) 612-5438 or email Kim@ThePelhamGroupNW.com

I’d love to help you understand what these trends mean for your home and your next move.

Snohomish County Market Snapshot | October 2024 vs. October 2025

Metric Oct 2024 Oct 2025 % Change
New Listings 1,051 1,106 +5.2%
Active Listings 1,414 2,010 +42.1%
Pending Sales 990 921 -6.9%
Closed Sales 927 840 -9.4%
Median Sold Price $753,000 $739,500 -1.8%
Months of Inventory 2.0 2.4 +20%

From Our Corner of the World | October 2025 Edition

We’ve been spending a lot of time driving over to Shelton to help get Brien’s step-mom Bev settled into a park-model RV on his sister Cheryl’s property. Brien and Cheryl built a nice deck for her one weekend, while I spent some quality time with her parrot.

The next weekend, we assembled an ADA ramp, and the following week, we worked on moving all her stuff into her new storage shed. Now, we are working on clearing out the house, cleaning up the yard, completing repairs and getting the home staged to sell. Lucy had some big adventures in Shelton! (see below).

We also celebrated our 42nd wedding anniversary on September 24th with a lovely dinner at Cob + Cork in Bow, WA which features farm-to-table cuisine. Everything is so fresh, with exquisite presentation and flavor combinations! It has become our favorite go-to spot for celebrations.

I’ve been super busy with three new listings this month and two more in process for next month. Usually, September and October are great months to list a home, but this year, the market has been a bit off. We have experienced a slow start on all three listings and other brokers have confirmed the same thing happening with their listings also. We are hopeful that things will pick up soon.

Lucy’s Corner | This month was full of adventure

Lucy had some adventures this month while we were in Shelton! Not realizing they were poisonous to dogs, I fed Lucy and Cheryl’s dog Lola some raisins on the long weekend at the beginning of September. Something niggled at my mind, and I Googled “raisins and dogs” and discovered my mistake. After talking with an online vet, I rushed to Wal-Mart and got the

appropriate items to induce vomiting in the dogs. It was very nerve wracking, but it all turned out OK (thank goodness!). Next time, I will Google any dog snack first!

On our next trip over, Lucy and a smelly adventure. Bev’s home has a large, fenced yard, which is a great place for the dogs to run and play while we are working. I was in the primary bedroom, working on clearing things out, and I noticed a terrible smell suddenly. I sniffed around, trying to locate the smell, and noticed Lucy sitting on the bed, looking smug. Sure enough, the smell was radiating from her. She had found some racoon poop in the yard and rolled in it. It was all over her head, neck and her harness. OMG, talk about a stink! I washed her in the sink several times, but a slight smell lingered as a reminder of her Shelton adventure.

The Pros and Cons of Buying a Home in the Off-Season

When most people think about buying a home, they picture spring and summer — the “peak” real estate seasons. The weather is warm, lawns are green, and inventory is high. But what about fall and winter? While often labeled the off-season, these months can offer unique advantages — and a few challenges — for buyers.

If you’re wondering whether to jump into the market during the cooler months, here’s a deep dive into the pros and cons of buying a home in the off-season — and how to make the most of this often-overlooked opportunity.

Why Timing Matters in Real Estate

Real estate is cyclical, influenced by weather, school schedules, and market behavior. The majority of listings hit the market in spring and early summer, creating competition among buyers. But when fall and winter arrive, the pace slows down.

This shift doesn’t mean the opportunities disappear — in fact, some of the best deals and most flexible negotiations happen when everyone else is waiting for spring. Understanding what to expect can help you decide whether the off-season aligns with your goals and priorities.

The Pros of Buying in the Off-Season

1. Less Competition from Other Buyers
One of the biggest advantages of buying in the off-season is having fewer buyers to compete with.

In peak months, desirable homes can receive multiple offers within days, often driving prices above asking. During the off-season, there are typically fewer active buyers, meaning less pressure and more time to make thoughtful decisions.

You’re less likely to face bidding wars and more likely to have your offer seriously considered — even if it’s slightly below the asking price.

2. Motivated Sellers and Potential for Better Deals
Sellers who list their homes in the off-season usually have a strong reason to move — whether it’s a job relocation, financial need, or timing around the holidays.

This motivation often translates into more flexibility during negotiations. You may find sellers willing to adjust their asking price, cover closing costs, or include extra incentives to close the deal.

While not every listing will be discounted, the off-season environment tends to favor buyers who are ready to act with confidence and preparation.

3. Faster Closings and Smoother Transactions
Because fewer homes are being bought and sold, everyone involved in the process — from lenders to inspectors to appraisers — has more availability.

That can lead to faster turnaround times and smoother closings. In busy months, it’s common to face scheduling delays or backlogs. During slower seasons, your loan may process faster, and inspection appointments can be booked quickly.

For buyers on a tight timeline, the off-season can offer welcome efficiency.

4. Realistic Home Insights
Winter weather has a way of revealing a home’s true condition. Drafty windows, heating inefficiencies, poor insulation, or water drainage issues become more noticeable when temperatures drop.

Buying in the off-season lets you see how a property performs when it’s put to the test — something that’s harder to assess during sunny spring showings.

If a home feels warm, dry, and comfortable in January, it’s likely well-maintained year-round.

5. Potential for Lower Prices
While real estate prices depend on local market conditions, it’s not uncommon to see slight dips in home prices during the off-season.

With fewer active buyers, sellers may reduce their prices to attract interest. Even a small price drop can translate to meaningful savings, especially when combined with lower competition and favorable negotiation terms.

The Cons of Buying in the Off-Season

1. Limited Inventory
The most significant downside of shopping in the off-season is the reduced number of listings.

Many homeowners prefer to wait until spring to sell, believing their homes will show better in warmer weather. As a result, buyers may find fewer options to choose from, particularly in competitive neighborhoods.

If you have specific criteria — like a certain school district, layout, or price range — you might need to be more patient or flexible with your search.

2. Weather-Related Challenges
Depending on where you live, off-season home buying often means navigating cold, rain, or snow.

Bad weather can make it harder to attend open houses, assess curb appeal, or visualize outdoor spaces. Driveways may be icy, gardens may be dormant, and roofs could be covered in snow — making inspection more challenging.

It’s important to work with professionals who can help identify hidden issues and ensure your home inspection is thorough, even in less-than-ideal conditions.

3. Potentially Fewer Services Available
While slower seasons mean quicker appointments, they can also mean that certain contractors or services have limited winter availability.

For example, landscaping companies, outdoor inspectors, or pool specialists may not operate at full capacity in colder months. If you’re buying a home with a pool, deck, or large yard, you may need to wait until spring for a full evaluation.

4. Possible Delays Around the Holidays
The off-season overlaps with major holidays, and that can sometimes slow the buying process.

Lenders, title companies, and attorneys may operate on limited schedules, which could push closing timelines out by a few days or weeks. Planning ahead and maintaining flexibility helps ensure these delays don’t derail your transaction.

5. Less Visual Appeal
Homes simply look different in the off-season. Bare trees, gray skies, and snow-covered yards can make properties appear less vibrant.

Without blooming flowers or sunny days, it can be harder to visualize how beautiful a property might look in spring. Smart staging, good lighting, and quality photography can help — but buyers need a bit of imagination to see past the season.

Tips for Buying Successfully in the Off-Season

If you decide to move forward with an off-season purchase, a few strategic steps can make all the difference:

Work with an Experienced Local Agent
An agent who knows your area’s seasonal market patterns can help you spot hidden gems, understand pricing trends, and negotiate effectively.

Get Pre-Approved Early
Even though the market is slower, motivated sellers prefer buyers who are ready to move quickly. Having a pre-approval letter shows you’re serious — and can strengthen your offer.

Don’t Overlook Maintenance
Ask for maintenance records, especially for heating systems, roofs, and insulation. Winter conditions can expose issues that need attention before you move in.

Be Flexible
You may need to compromise on certain features or locations due to limited inventory. Stay open-minded — the right home may not look “perfect” in winter, but it could be a great fit long-term.

Is the Off-Season Right for You?

Ultimately, deciding whether to buy in the off-season depends on your priorities.

If you value selection and don’t mind competing, waiting for spring might make sense. But if you’re eager to move, looking for potential savings, or want a smoother process, the off-season can be a golden opportunity.

It’s also worth considering your local market — in some regions, “off-season” dynamics are less pronounced. Warm climates or high-demand cities often maintain steady year-round activity.

Conclusion: Don’t Let the Calendar Limit Your Home Search

Buying in the off-season comes with both advantages and challenges. You’ll face fewer listings and maybe a few snowflakes — but you’ll also find motivated sellers, less competition, and potential savings.

The best strategy is to stay informed, work with an experienced agent, and approach the process with flexibility and patience.

Ready to explore your options? Whether it’s October  or June your next home might be waiting — and timing it right could make all the difference in getting the best deal possible.

Let’s chat today 425.250.9422