In short: Snohomish County had many more homes for sale in August 2026 than a year earlier. According to NWMLS data, residential inventory rose 38.2% to 2,207 homes, and months of supply went from 2.5 to 3.6. The median residential sales price was $762,684, down 2.8% from $784,973 in August 2025. New listings rose 18.2% while closed sales fell 15.0%. Buyers have more choice, and sellers have more competition. If you’re buying and selling at the same time, that shift matters for how you plan your move.
I’m Aaron Yoon, a broker with eXp Realty serving Seattle and the surrounding area, including Snohomish County, Bellevue, Kirkland and Redmond. My focus is helping homeowners sell for top dollar by solving the problems others walk away from. Each month I translate the official NWMLS numbers into what they mean for homeowners who need to sell one home and buy another. For the complete playbook, see my guide to buying and selling a home at the same time in Seattle.
All figures below come from the Northwest Multiple Listing Service (NWMLS) “Local Market Update – August 2026” report for Snohomish County, current as of September 1, 2026. They cover the whole county, not individual cities.
What happened in the Snohomish County housing market in August 2026?
More sellers came to market than buyers went under contract. There were 993 new residential listings in August, up 18.2% from 840 a year earlier. Pending sales rose just 1.5%, from 678 to 688, and closed sales fell 15.0%, from 708 to 602.
That gap pushed inventory higher. At the end of August, 2,207 residential homes were for sale, up 38.2% from 1,597. Condo inventory rose even faster, up 54.5%.
Snohomish County residential market: August 2026 at a glance
| Residential (NWMLS) | Aug 2025 | Aug 2026 | Change |
|---|---|---|---|
| New listings | 840 | 993 | +18.2% |
| Pending sales | 678 | 688 | +1.5% |
| Closed sales | 708 | 602 | -15.0% |
| Days on market until sale | 30 | 31 | +3.3% |
| Median sales price* | $784,973 | $762,684 | -2.8% |
| Average sales price* | $887,750 | $840,959 | -5.3% |
| Percent of list price received* | 99.0% | 99.2% | +0.2% |
| Inventory of homes for sale | 1,597 | 2,207 | +38.2% |
| Months supply of inventory | 2.5 | 3.6 | +44.0% |
Year to date through August, NWMLS reports 8,245 new residential listings (up 12.3% from 7,340), 5,268 pending sales (down 1.7% from 5,360) and 4,871 closed sales (down 5.8% from 5,171). The year-to-date median sales price was $764,995, down 3.2% from $790,000. Homes took a median 31 days to sell year to date, compared with 26 through August 2025, and sellers received 99.6% of list price on average, compared with 100.2%.
How did Snohomish County condos do in August 2026?
| Condo (NWMLS) | Aug 2025 | Aug 2026 | Change |
|---|---|---|---|
| New listings | 156 | 225 | +44.2% |
| Pending sales | 134 | 124 | -7.5% |
| Closed sales | 109 | 141 | +29.4% |
| Days on market until sale | 31 | 38 | +22.6% |
| Median sales price* | $480,000 | $530,000 | +10.4% |
| Average sales price* | $552,014 | $575,500 | +4.3% |
| Percent of list price received* | 99.3% | 98.9% | -0.4% |
| Inventory of homes for sale | 347 | 536 | +54.5% |
| Months supply of inventory | 2.8 | 4.5 | +60.7% |
The condo numbers are mixed. The August median condo price rose 10.4% to $530,000, and closed condo sales rose 29.4%. But condo inventory jumped 54.5% to 536 units, months of supply went from 2.8 to 4.5, and pending sales fell 7.5%. The condo market is small, so one month can swing a lot. The year-to-date view is steadier: the median condo price through August was $490,000, down 4.9% from $515,000, and closed sales were down 1.1% (998 versus 1,009).
NWMLS notes that price figures and percent of list price received do not account for sale concessions and/or down payment assistance. Percent changes are calculated using rounded figures and can sometimes look extreme due to small sample size.
Is Snohomish County a buyer’s market or a seller’s market right now?
It’s more balanced than a year ago. Months of supply, which estimates how long current inventory would last at the current pace of sales, rose from 2.5 to 3.6 for residential homes. Days on market barely moved (31, up from 30), and sellers received 99.2% of list price in August, slightly more than last year’s 99.0%.
So well-priced homes are still selling close to list price, but buyers have more homes to choose from. County-wide numbers also blend very different areas, from Everett to Mill Creek to Snohomish. Before we price a home or write an offer, I look at data for the specific neighborhood and price range.
What does this market mean if you’re buying and selling at the same time?
Rising inventory affects each side of your move differently.
Buying is less rushed. With 2,207 residential homes for sale, you’ll likely have more options and more time to compare. Sellers facing more competition may be more willing to consider terms like a longer closing or an offer that depends on your home selling. My guide to contingent offers in Washington explains how those work.
Selling takes more care. New listings were up 18.2% in August, so your home has more competition for buyers’ attention. The good news in this report is that sellers still received 99.2% of list price on average. Getting the price and preparation right from day one matters, especially if your purchase depends on your sale.
Timing is the main risk. When inventory rises, the harder part of a two-sided move is often selling on your timeline, not finding the next home. Plan around that. My sell first or buy first guide walks through how to decide.
Should you sell first or buy first in Snohomish County?
Your equity, income and comfort with overlap will drive the answer. Here’s how this market affects each path:
- Sell first: You lock in your proceeds before you shop, and with more homes available, the pressure to find the next one fast may be lower. A seller rent-back agreement can give you time in your home after closing.
- Buy first: You move once and can make a cleaner offer, but you’ll need access to your equity and a plan for carrying two homes if your sale takes longer. A bridge loan or home equity line of credit is one way some homeowners do it.
- Hybrid: Prepare and list your home, get under contract, then make an offer on your next home with a short contingency or a negotiated rent-back.
If you need financing, I can introduce you to local lenders I work with so you can compare your options.
Financing information in this post is educational only and is not a loan offer or a commitment to lend. Loan programs, rates, fees and terms vary by lender and borrower and change often. Talk to a licensed mortgage lender about your specific situation.
What should Snohomish County sellers focus on right now?
- Price from current data. Use recent closed and pending sales nearby, and watch how many competing homes are listed in your price range.
- Handle repairs before buyers find them. Fixing issues up front helps avoid renegotiation that could put your next purchase at risk.
- Make the home show well. When buyers are comparing more listings, condition and presentation help your home stand out.
- Work backward from your next move. Decide when you need to be under contract, and agree in advance on when you’d adjust price.
How does the market look in my Snohomish County city?
For local context and strategy, see my city guides for Everett, Mill Creek, Lynnwood, Snohomish, Mountlake Terrace and Bothell, which is split between Snohomish and King counties.
Moving to or from King County? Read my King County housing market update for August 2026 too.
Frequently asked questions
What was the median home price in Snohomish County in August 2026?
According to NWMLS, the median residential sales price was $762,684 in August 2026, down 2.8% from $784,973 in August 2025. The median condo price was $530,000, up 10.4% from $480,000. NWMLS notes these prices do not account for sale concessions or down payment assistance.
How many months of supply does Snohomish County have?
NWMLS reported 3.6 months of supply for residential homes in August 2026, up from 2.5 a year earlier, and 4.5 months for condos, up from 2.8.
How fast are homes selling in Snohomish County?
The median days on market until sale was 31 for residential homes in August 2026, compared with 30 a year earlier. For condos, it was 38 days compared with 31.
Can I buy in Snohomish County before selling my King County home?
Often, yes, if you have the equity and financing to do it. Options include a bridge loan, a home equity line of credit or a contingent offer. The right choice depends on your finances and timeline, so it’s worth talking through with me and a licensed lender.
Talk through your move with Aaron
Planning to sell one home and buy another? Book a call with Aaron to talk through your timing, equity and options, and get a local read on what this market means for your home.
Aaron Yoon, Broker, eXp Realty. Source: Northwest Multiple Listing Service (NWMLS), Local Market Update – August 2026, Snohomish County, current as of September 1, 2026. Report © 2026 ShowingTime Plus, LLC. Price figures do not account for sale concessions and/or down payment assistance. Financing information in this post is educational only and is not a loan offer or a commitment to lend. Loan programs, rates, fees and terms vary by lender and borrower and change often. Talk to a licensed mortgage lender about your specific situation.
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