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Tag: Home Prices Everett

  • Snohomish County’s Housing Inventory Just Jumped 51.8% — What That Means for Everett Buyers and Sellers Right Now

    Snohomish County’s Housing Inventory Just Jumped 51.8% — What That Means for Everett Buyers and Sellers Right Now

    What is happening with the Snohomish County housing market in 2026? Snohomish County’s active home listings surged 51.8% year over year in March 2026, according to Northwest Multiple Listing Service data — one of the five largest inventory increases in the entire NWMLS territory. Despite the supply jump, the median home price held at $738,000 and homes are still selling at 99.9% of asking price in an average of 35 days, as rising mortgage rates (back up to 6.38% by late March) stall buyer momentum without collapsing prices.

    For years, the Snohomish County housing market operated in a single gear: not enough homes, too many buyers, prices up. What we’re seeing in the spring of 2026 is a gear shift — and if you’re buying or selling in Everett right now, the numbers look meaningfully different than they did twelve months ago.

    The Northwest Multiple Listing Service’s March 2026 market snapshot showed 1,900 active residential listings across Snohomish County, representing 2.8 months of supply — up sharply from the sub-1.5-month lows that defined the pandemic-era seller’s market. The county posted a 51.8% year-over-year increase in total active listings, putting it among the top five counties in NWMLS’s 27-county territory for inventory gains. And yet: median sold price held at $738,000. Homes are still closing at 99.9% of list price. More than half of all listings — 54.9% — went pending within the first 30 days.

    What’s happening is a collision between supply recovery and rate pressure, and the outcome is a market that is neither the frenzy of 2021 nor the freeze of late 2023. It’s something more complicated — and more nuanced by price band, neighborhood, and property type than any single headline can capture.

    What the Inventory Surge Actually Means

    A 51.8% jump in active listings sounds dramatic, and in some ways it is. At the depth of the supply crisis in 2021 and 2022, buyers in Snohomish County were competing for a fraction of the homes that are now on the market. The correction is real: there are more options, more time to think, and less risk of getting swept into a bidding war on a property you’ll regret.

    But context matters. Nationally, economists generally define a balanced market as 4–6 months of supply. At 2.8 months, Snohomish County is still solidly in seller’s territory by that standard. What’s changed isn’t the fundamental balance of power — it’s the intensity. Sellers are no longer in a position to list at any price and watch offers pile up. Buyers have time to inspect, to negotiate, to walk away if something doesn’t feel right.

    The data shows that distinction clearly. Average showings per listing dropped to 4.8, meaning buyers are doing fewer casual tours and more intentional ones. The average number of showings before a home went pending was 11 — a number that would have seemed impossibly high during the 3–4 showing average of peak seller’s market years, but reflects a market where buyers are being deliberate rather than desperate.

    What Rising Mortgage Rates Are Doing to the Market

    The inventory increase isn’t happening in isolation. Mortgage rates are doing their part to put a lid on activity. Rates briefly dipped below 6% in February 2026, which triggered a small rush of buyers who had been waiting on the sidelines. By late March, rates climbed back to 6.38%, and that pop of demand faded. Closed sales in March across the NWMLS territory came in at 5,417, up just 0.2% year over year — essentially flat despite the inventory recovery that, in theory, should have enabled more transactions.

    For Everett specifically, the rate environment is pushing buyers into decisions that a lower-rate market would make obvious. At 6.38%, a $577,000 Everett home (approximately the city’s early-2026 median) requires a monthly principal and interest payment of roughly $3,100 on a 20%-down conventional loan — before taxes, insurance, and HOA. At the 30% of income affordability threshold, that requires a household income of approximately $124,000 annually. The Everett area median household income in 2026 sits well below that threshold, which is why first-time buyers are stretched, why rental demand at buildings like Waterfront Place’s Sawyer and Carling remains strong despite a soft rental market, and why conversion projects like the Econo Lodge-to-apartments project in Silver Lake are filling a real need.

    By Property Type: Three Very Different Stories

    The Snohomish County housing market in early 2026 is not one market — it’s three, layered by property type, and each is behaving differently.

    Residential Resale: Competitive But Not Frenzied

    For existing single-family homes, the market is still tilted toward sellers, but the tilt is gentler. Inventory sits at approximately 2.0 months for resale properties, and homes are closing at 99.8% of list price on average. Days on market has lengthened modestly. The $738,000 median price is up 1.2% year over year — still appreciating, but at a rate that buyers can factor into a plan rather than a rate that makes them feel like they’re chasing a moving target.

    The practical implication for Everett buyers: you have time to make an offer you feel good about. You’re unlikely to win at list price on a well-priced home in a good neighborhood, but the days of writing five offers before getting accepted at 15% over asking are gone for most price ranges.

    Condos: The Strongest Performer in the County

    Condominiums are the counterintuitive winner in the current market. The average condo price in Snohomish County rose 4.4% year over year to $586,261 — outperforming single-family appreciation by more than three percentage points. Inventory expanded to 2.7 months, giving buyers meaningful choice without triggering price softness. In Everett specifically, condos were moving in a 22-day median with sellers achieving 99% of list price as of early 2026.

    This pattern reflects the affordability ceiling at work. At a $586,000 average, condos give entry-level buyers a path into Snohomish County ownership that single-family homes at $738,000 median no longer provide at 6.38% rates. For investors, the combination of relative affordability, strong occupancy rates at waterfront rental properties, and rising condo values makes the sub-$600K condo segment worth watching closely through the rest of 2026.

    New Construction: The Buyer’s Opportunity

    New construction is where the current market most favors buyers. The average new construction price in Snohomish County came in at $923,988 in early 2026 — down 2.3% year over year — while closed new construction sales dropped 34.3%. Builders are sitting on inventory they need to move, and that creates leverage for buyers who are flexible on timing and location.

    Builders are actively offering incentives: rate buy-downs, closing cost contributions, and in some cases price adjustments on standing inventory. For a buyer who doesn’t need to be in a specific neighborhood and can wait for a completed unit, the new construction segment in Snohomish County in 2026 offers some of the best negotiating conditions in years.

    What This Means for Everett Specifically

    The county-level numbers describe a broad trend, but Everett’s submarket has its own dynamics. Downtown Everett and the waterfront corridor saw stronger appreciation earlier in 2026 — roughly 11.4% year over year — compared to the -7.5% softness in the 98208 zip code (south and east Everett). Northwest Everett, driven by new infrastructure investment including the recently opened Edgewater Bridge and ongoing waterfront development, posted the strongest appreciation in the city at approximately 22.1%.

    The macro picture for Everett: the city’s development fundamentals remain strong. The Port of Everett waterfront is attracting tenants and investment. The downtown stadium received its $10.6M design authorization. The Millwright District Phase 2 is building out. Boeing’s North Line is ramping. Snohomish County’s industrial market is the most affordable in Puget Sound, drawing logistics users. These are demand generators, and demand generators support home values even when rates are working against them.

    Playbook for Buyers and Sellers in This Market

    If You’re Buying

    You have more time and more leverage than you did 18 months ago, but you’re not in a buyer’s market by any traditional definition. Get pre-approved — sellers still want certainty. For resale homes, coming in slightly below list on properties that have been sitting more than 21 days is reasonable. For new construction, ask about rate buy-downs before accepting the sticker price; builders have flexibility they didn’t have in 2023. If condos fit your lifestyle, the 4.4% appreciation and relative affordability make them worth serious consideration as a first purchase.

    If You’re Selling

    Price accurately from day one. The 54.9% of listings going pending in the first 30 days tells you that well-priced homes are still moving fast. The homes that are sitting are overpriced relative to condition and location. Sellers who price to the market will sell. Sellers who price to last year’s comparable sales will find themselves doing a price reduction they could have avoided. With 1,900 active listings, buyers have enough alternatives to walk away from wishful pricing.

    Frequently Asked Questions

    What is the median home price in Snohomish County in 2026?

    The median sold price for homes in Snohomish County was $738,000 in March 2026, up 1.2% year over year, according to NWMLS data.

    How much did Snohomish County housing inventory increase?

    Active listings in Snohomish County increased 51.8% year over year as of March 2026, one of the five largest inventory gains in the 27-county NWMLS territory.

    What are current mortgage rates for Snohomish County buyers?

    Mortgage rates returned to approximately 6.38% by late March 2026 after briefly dipping below 6% in February, which stalled some buyer activity despite improved inventory.

    How long are homes sitting on the market in Snohomish County?

    Homes in Snohomish County are selling in an average of 35 days as of early 2026, with 54.9% of listings going pending within the first 30 days.

    Is the Snohomish County housing market a buyer’s or seller’s market in 2026?

    With 2.8 months of inventory, the market is technically still a seller’s market (balanced typically requires 4–6 months), but conditions are significantly more favorable for buyers than 2021–2022, with more options, more negotiating room, and less bidding war pressure.

    What is happening with condo prices in Snohomish County?

    Condominiums are outperforming single-family homes, with the average condo price rising 4.4% year over year to $586,261. In Everett specifically, condos are selling in a 22-day median at 99% of list price.


  • Everett Housing Market April 2026: One City, Three Price Bands, Three Different Markets

    Everett Housing Market April 2026: One City, Three Price Bands, Three Different Markets

    What is the Everett housing market doing in April 2026? Everett’s median home price is sitting in the mid-$500s — around $577K based on early-month data — while broader Snohomish County is around a $730K median, with average home values down roughly 5.8% year-over-year. The market has split sharply by price point: homes under $750K are moving quickly, the $750K-$949K range has cooled, and rentals are down about 2% year-over-year. Mortgage rates are holding near 6.17% and inventory is around 1.9 months countywide.

    We’ve been tracking the Everett housing market every couple of weeks because the story keeps moving. April 2026 is the month where a few of the trendlines finally settled into a clear picture, and that picture is more interesting than the simple “up or down” narrative the headlines tend to default to. Everett isn’t one market. It’s at least three markets stacked on top of each other, and each one is behaving differently.

    Here’s where things stand right now and what it means if you’re thinking about buying, selling, or holding.

    The headline numbers

    • Everett median home price: Approximately $577,000 (per early-April 2026 reporting, based on March 2026 closed sales)
    • Snohomish County median: Approximately $730,000 (per recent county-wide tracking)
    • Average Snohomish County home value: $705,515, down approximately 5.8% year-over-year (Zillow / county tracking)
    • Inventory: Approximately 1.9 months of supply countywide
    • Mortgage rates: Holding near 6.17% on the 30-year fixed (April 2026)
    • Sales activity intensity: 43.9% — characterized by local market trackers as a “functional, more rational” market rather than the buyer’s-market or seller’s-market extremes of the last few years
    • Rents: Down approximately 2% year-over-year on average

    None of those numbers are dramatic. That’s the point. The story of April 2026 is that the Everett market has stopped doing dramatic things and started behaving like a normal real estate market again. After several years of rate-driven volatility, that’s actually the news.

    Three markets, not one

    Average median prices hide what’s actually happening on the ground. Once you split Everett by price band, you get three very different markets:

    The under-$750K market: still moving

    Homes priced under $750K in Everett are moving quickly in April 2026. This is the bracket where most first-time buyers and step-up buyers are competing. With rates holding around 6.17% and inventory tight, well-priced homes in this range are still getting multiple-offer activity, especially in Bayside, Delta, View Ridge, and parts of Silver Lake where the inventory is older and well-located.

    If you’re a seller in this band, the playbook hasn’t changed much: price right, prep the house, and you’ll get traction inside two weeks in most cases. Overprice it and it’ll sit — buyers in this range are payment-sensitive and rate-aware.

    The $750K-$949K market: mixed, slower

    This is where April 2026 is getting harder to read. Homes in the upper-$700s through mid-$900s in Everett are showing mixed activity. Some are moving on the first weekend; others are sitting through multiple price cuts. The buyer pool here is thinner — payment math at $850K and 6.17% is meaningfully different than $550K and 6.17%, and the buyer profiles split between move-up families and second-home or investor activity that has cooled.

    Sellers in this band are increasingly pricing slightly below comps and offering rate buy-down credits to drive traffic. That’s a meaningful change from the seller-driven posture of 2021-2023.

    The $950K+ market: case-by-case

    Above $950K in Everett, the market is essentially case-by-case. There aren’t many transactions, the inventory turns over slowly, and individual deals can swing the median for an entire neighborhood. View-corridor homes in NW Everett, View Ridge, and Boulevard Bluffs are the most active subset; everything else moves on a longer timeline. If you’re selling here, you’re playing the patient seller’s game.

    Rentals: the other side of the same story

    Everett’s rental market is the quieter half of the housing story but it’s running in parallel. Average rents are down approximately 2% year-over-year in April 2026, the first sustained softening we’ve tracked since 2021. The driver is supply — the Sawyer, the Carling, and several smaller new-construction projects added meaningful inventory in 2024-2025, and the absorption has been steady but not aggressive.

    What that means in practice: tenants have meaningfully more leverage in April 2026 than they did 12 months ago. Concessions are more common. Renewal increases are smaller. New buildings are negotiating on price, parking, and free-month incentives. None of this looks like a collapse — vacancy is still low and the underlying demand is real — but the pricing power has shifted modestly back toward the renter side.

    For homeowners thinking about converting a unit to a long-term rental, the math now requires a sharper pencil. The “rent it out for whatever the market gives” approach that worked in 2022 doesn’t pencil cleanly in April 2026.

    What’s holding the market together

    Despite the year-over-year price softening, a few structural factors are keeping Everett’s market from following any sharper down-cycle pattern:

    Supply remains tight. 1.9 months of inventory countywide is still well below balanced-market territory (typically 4-6 months). Even in a softer pricing environment, a tight supply base prevents prices from falling faster.

    Mortgage rates are stable, not spiking. 6.17% isn’t cheap by 2020-2021 standards, but it’s predictable. Buyers can plan around it. The market damage in 2022-2023 came from rates moving fast, not from rates being high.

    Boeing employment is stable to growing. The North Line ramp at Paine Field and the broader 737/777X production cadence support a meaningful slice of the local buyer pool. As long as Boeing is hiring at Everett’s plants and SPEEA contract negotiations land cleanly, the wage base behind the housing market holds.

    Waterfront and downtown investment is real. The Sawyer/Carling occupancy at 95%, the new restaurants opening at Restaurant Row, the Millwright pre-leasing momentum, and the stadium decision queue up a credible “things are getting better” story for downtown-adjacent neighborhoods. That doesn’t move the median tomorrow, but it shapes the medium-term confidence story.

    What we’d watch next

    A few things to watch over the next 60-90 days:

    • The April 29 stadium vote. Whatever way it goes, it’ll affect downtown-adjacent housing demand and developer confidence in projects near the proposed site.
    • Rate moves. Anything that pulls the 30-year below 6% would meaningfully reactivate the upper-$700s through mid-$900s band that’s currently cooled.
    • The Millwright Phase 2 buildout sequencing. 300+ new units coming online over the next 18-24 months will affect both the for-sale and rental markets in the immediate waterfront/downtown corridor.
    • The Sound Transit Everett Link decision path. The DEIS coming this fall and the board decisions through 2027 will shape long-term demand around future station locations.

    What to do if you’re a buyer right now

    If you’re shopping under $750K, accept that you’re still in a competitive market and price your offers accordingly. Get fully underwritten before you tour. Move fast on the right house. Don’t chase, but don’t dawdle.

    If you’re shopping $750K-$949K, you have meaningfully more room than you did a year ago. Use it. Negotiate rate buy-downs into your offer. Ask for closing-cost contributions. The leverage is closer to balanced here than it has been in years.

    If you’re shopping $950K+, you have time. Tour broadly, take your time on the comps, and don’t be afraid to make a number-driven offer well under list. The patient buyer wins this band right now.

    What to do if you’re a seller right now

    Price right out of the gate. The “list high and see what happens” strategy of 2021-2022 actively hurts sellers in April 2026 — buyers are watching days-on-market and they read aggressive overpricing as desperation when the price drops eventually come.

    Prep the house. Buyers in 2026 are payment-sensitive and risk-averse. They want to see a house that won’t surprise them with $40K of immediate work. Pre-inspect, fix the obvious stuff, and price accordingly.

    If you’re selling above $950K, plan for a longer marketing window and consider a creative concession structure — rate buy-down, closing-cost credit, or short-term rate lock — rather than another price cut.

    Frequently Asked Questions

    What is the median home price in Everett, WA right now?
    Approximately $577,000 as of early April 2026 reporting based on March 2026 closed sales. The county-wide Snohomish median is closer to $730,000.

    Are home prices in Everett going up or down in 2026?
    Year-over-year, average Snohomish County home values are down approximately 5.8%. Within Everett specifically, the picture is split by price point — under $750K is holding firm with active demand, $750K-$949K is mixed, and $950K+ is case-by-case.

    What are mortgage rates doing in April 2026?
    The 30-year fixed is holding near 6.17%. Rates have been more stable than at any point since 2022, which has helped the market settle into a more predictable rhythm.

    Is now a good time to buy in Everett?
    It depends on price band. Buyers in the $750K-$949K range have meaningfully more leverage than they did a year ago. Buyers under $750K are still in a competitive market. Buyers above $950K can take their time and negotiate.

    Are rents going up or down in Everett?
    Average rents are down approximately 2% year-over-year in April 2026, driven by new supply from projects including the Sawyer and Carling at Waterfront Place plus several smaller new-construction projects.

    How much inventory is on the market?
    Approximately 1.9 months of supply countywide — still below balanced-market territory (typically 4-6 months), which is one reason prices haven’t softened faster despite the year-over-year decline.

    Which Everett neighborhoods are seeing the most activity?
    Bayside, Delta, View Ridge, and parts of Silver Lake remain active in the under-$750K band where most transaction volume is happening. Downtown-adjacent neighborhoods are getting interest tied to the Waterfront Place buildout and the stadium decision pipeline.

  • Everett Housing Market Mid-April 2026: One City, Three Very Different Markets

    Everett Housing Market Mid-April 2026: One City, Three Very Different Markets

    Q: What’s happening in Everett’s housing market right now?

    A: Citywide, the median Everett home is selling for around $547,000 — down roughly 11.6% from a year ago, with homes going pending in about 8 days and selling within 1% of list price. But the neighborhood-level numbers tell a very different story. Downtown Everett is *up* 11.4% year-over-year. Northwest Everett — the stately old-money neighborhood above the waterfront — is up 22.1%. And the 98208 zip code on the south end is down 7.5%. One Everett, three very different markets.

    The headline number for Everett housing in early 2026 is grim if you’re a seller and encouraging if you’re a buyer: citywide, the median home is selling for $547,000, which is 11.6% below where it sat a year ago. The market is still moving fast — 8 days to pending, roughly 1% under list — but the price trajectory has turned.

    Pull one layer back from that headline, though, and the picture fractures. Different corners of Everett are in genuinely different markets right now. If you’re pricing a sale, underwriting a purchase, or watching your own home value, the number that matters isn’t the citywide median. It’s the number for your block.

    Here’s what we’re tracking neighborhood-by-neighborhood, based on the most recent Redfin data available as of mid-April 2026.

    The Citywide Snapshot

    Median sale price: ~$547,000 Year-over-year change: Down 11.6% Median price per square foot: $394 (up 0.9% YoY) Days on market to pending: ~8 Sale-to-list ratio: ~99% (homes selling about 1% under asking)

    A 11.6% year-over-year decline is, by any historical measure, a significant correction. It is not, however, a 2008-style correction. The speed of sale is still fast. Price-per-square-foot is holding steady. The market is still functional. What’s happening is that the feverish appreciation of 2021–2023 has normalized out, and Everett is settling into a version of its market that looks more like 2019 than like 2022.

    That settling is happening unevenly.

    Downtown Everett — Up 11.4% YoY

    The surprise of this cycle is downtown.

    Median sale price: ~$384,000 Year-over-year change: Up 11.4%

    Downtown Everett has historically been the most affordable submarket in the city — lots of older condos, aging multi-family stock, a mix of rental and owner-occupied product that rarely commands premium pricing. That is all still true. What’s changed is the direction of the trend.

    The obvious catalyst is everything that’s been happening physically downtown over the last 24 months. Tapped Public House and Restaurant Row. The Schack Art Center’s spring programming. The Historic Everett Theatre. Funko HQ’s continued pull. The AquaSox stadium site plan, even without shovels in the ground, is visibly changing what a ground-floor unit on Hewitt or Wetmore is worth. And the Edgewater Bridge is about to open on April 28, which cuts what was a gnarly detour for a lot of downtown-proximate commutes.

    If you bought a downtown condo in 2023 or 2024 when the citywide market was peaking and you watched your paper value slide, your value has probably recovered and then some, even as the citywide average has fallen.

    A rising downtown is a real shift in how the rest of the city’s housing market is going to work. Demand for walkable, amenity-dense urban product has been building for a decade in Seattle and finally has a credible competitor on the north end.

    Northwest Everett — Up 22.1% YoY (As of October 2025)

    Median sale price: ~$705,000 Year-over-year change: Up 22.1% (data from October 2025)

    Northwest Everett is the historic mansion district — the bluff above the waterfront, the big old homes on Rucker and Grand and Hoyt, the streets that were Everett’s money before the mills came in. It has always traded at a premium to the citywide average, and in the most recent data available it has appreciated at the fastest clip of any Everett neighborhood.

    A $705,000 median in NW Everett at a +22.1% YoY pace is a market that’s being pulled by two things. One is the same thing pulling downtown — everything happening on the waterfront is making the bluff above the waterfront more valuable. The other is housing stock scarcity. NW Everett doesn’t have teardown-and-build-a-fourplex density potential the way some newer parts of Everett do. What’s there is largely what’s there. When demand for character-rich historic homes in Puget Sound spikes, NW Everett is one of the first submarkets to reprice.

    The October 2025 reading is the most recent neighborhood-level number available on Redfin as of this writing. The direction of the citywide trend since then suggests the appreciation pace has probably moderated in 2026, but the relative premium is not going anywhere.

    98208 — Down 7.5% YoY

    Median sale price: ~$740,000 Year-over-year change: Down 7.5% (as of January 2026)

    Zipcode 98208 is the south-and-east chunk of Everett — Silver Lake, a good portion of the Cascade High School attendance boundary, the areas that functionally blend into unincorporated Snohomish County. It’s where a lot of Everett’s 1990s and 2000s single-family stock sits. It’s also where a lot of the most recent in-migration from Seattle has landed since 2020.

    That in-migration is what’s unwinding. 98208 saw some of the strongest appreciation during the 2021–2023 boom, and it’s now seeing some of the sharpest year-over-year declines. A $740,000 median is still substantial — higher than the citywide number — but it’s down from a peak around $800,000.

    If you’re buying in 98208 right now, the deals are better than they’ve been in three years. If you’re selling, you’re competing against more inventory than NW Everett or Downtown sellers are, and the negotiation leverage is on the other side of the table.

    What It Means for Different Everett Buyers

    First-time buyer

    Downtown is actually your best entry point right now. $384,000 median for a downtown condo is a number that, with a VA or FHA loan, is within reach for a dual-earner household at Everett’s median household income. You’re buying a smaller unit, but you’re buying into a trajectory. The +11.4% YoY in downtown is what appreciation looks like when the fundamentals around a neighborhood genuinely improve.

    Move-up buyer

    98208 is your buy. If you already own a smaller unit and you’re looking to trade up into a 3-4 bedroom single-family home, the citywide market is softer than it’s been since 2019, and the 98208 submarket specifically is down more than the citywide average. Your existing property’s paper value may be softer than you’d like, but you’re buying into a deeper discount than you’re selling out of.

    Investor / developer

    Watch Millwright District pre-leasing and Waterfront Place Restaurant Row lease-up as leading indicators for downtown. If the foot traffic and tenant demand at Waterfront Place keeps trending the way it has, downtown appreciation is going to keep outrunning the citywide average for at least another cycle. The investment thesis for small downtown multi-family right now is specifically the Waterfront Place thesis.

    Seller

    Price it sharp. Eight days to pending doesn’t mean every home is getting multiple offers. It means well-priced homes move fast and overpriced homes get stale fast. The citywide market is down 11.6%; don’t anchor to what your neighbor got in 2022. Talk to an agent who’s closed deals in the last 90 days in your specific zip code.

    What to Watch Next

    Three things that could move the neighborhood numbers between now and the end of summer 2026:

    • The downtown stadium vote on April 29. The City Council is being asked for $10.6 million in design funding. If the vote passes and the stadium project stays on track, downtown appreciation gets a structural tailwind. If it doesn’t, the most bullish part of the downtown thesis cools off.
    • Sound Transit Everett Link decisions. The Draft EIS is expected this year. Any final decision — in either direction — on the Everett Link extension will move downtown and waterfront-adjacent pricing materially.
    • Millwright District Phase 2 leasing traction. 120,000 square feet of waterfront office space is being pre-leased right now. Which tenants sign determines what downtown’s weekday population looks like in 2027–2028, which determines what downtown condo rents do next.

    The Everett housing market of 2026 is a market in transition. The story is not “Everett is up” or “Everett is down” anymore. It’s “which Everett.”

    Frequently Asked Questions

    What is the median home price in Everett right now? Approximately $547,000 citywide, down 11.6% year-over-year as of early 2026.

    Which Everett neighborhood is appreciating fastest? Northwest Everett posted the strongest recent year-over-year gain at approximately +22.1% as of October 2025 data, with a median sale price around $705,000.

    Which Everett neighborhood is the most affordable? Downtown Everett is the most affordable submarket, with a median around $384,000 — though it’s now appreciating at +11.4% YoY as the Waterfront Place and downtown revitalization story accelerates.

    How quickly are Everett homes selling? Homes in Everett are going pending in approximately 8 days on average, selling at roughly 1% below list price.

    Is it a buyer’s market or a seller’s market in Everett? It’s a mixed market. Citywide prices are down meaningfully year-over-year, which gives buyers leverage, but sale speed (8 days to pending) remains fast, which works in sellers’ favor if pricing is sharp. By neighborhood, Downtown and Northwest Everett lean seller, 98208 leans buyer.

    Where is Everett housing most softening? The 98208 zip code on Everett’s south side was down 7.5% year-over-year as of January 2026, with a median around $740,000. This is the submarket that appreciated most aggressively during 2021–2023.

    How should I think about Everett housing in 2026 overall? Don’t use the citywide number to value your specific home. Neighborhood-level variance in Everett right now is wider than citywide averages would suggest. A real estate agent who has closed recent deals in your specific zip code will give you a much more accurate number than a citywide aggregate.

  • Everett Housing Market April 2026: What Buyers and Sellers Need to Know Right Now

    Everett Housing Market April 2026: What Buyers and Sellers Need to Know Right Now

    What’s happening in Everett’s housing market right now? Everett’s market is uneven in spring 2026. Homes under $750K are moving fast — sometimes within days. The higher end is slower and more price-sensitive. The median sale price has softened from recent highs, with Redfin reporting a February 2026 median of $547,000. Here’s what buyers, sellers, and renters should know heading into spring.

    Every month we try to give you a real read on what’s happening in Everett’s housing market — not the national headlines, not the Puget Sound generalities, but what’s actually moving (or not moving) on the ground in our city. This month’s picture is more nuanced than the headline numbers suggest, so let’s dig in.

    The Headline Numbers: What Everett Homes Are Actually Selling For

    As of the most recent data available for early 2026, the median sale price of a home in Everett was $547,000 — according to Redfin data through February 2026. That’s down about 11.6% compared to the same period a year ago, and the median sale price per square foot sits at $394, which is actually up 0.9% year-over-year.

    Zillow’s methodology shows a slightly different picture: the average home value in Everett at approximately $619,916, down about 5.9% over the past year. The difference between Redfin’s and Zillow’s numbers reflects different calculation methods — Redfin uses actual sale prices, Zillow uses estimated market value — but both point in the same direction: a market that has cooled from its 2022–2023 peak but remains active.

    The Split Market: It Depends Entirely on Your Price Point

    Here’s what local market data is showing us, and it’s important: Everett’s housing market is not performing uniformly. It’s splitting cleanly by price point.

    Under $750,000: Active and Moving

    If you’re buying or selling under $750,000, you’re in the strongest part of the market right now. Homes in this range are attracting active buyers, moving quickly, and holding their value well. This is where first-time buyers and move-up buyers are competing, and competition is real enough that sellers in this range are seeing offers near — or at — list price.

    $750,000–$949,000: Active But Selective

    The upper-middle tier is moving, but only for homes that are priced right and show exceptionally well. Overpriced homes in this range are sitting. Buyers at this price point have options and they know it — they’ll wait for the right product at the right price. Sellers need to be realistic.

    $950,000+: Slow

    The luxury tier in Everett has slowed noticeably. Days on market are longer and price reductions are more common. This reflects both the interest rate environment and the reality that Everett’s luxury buyer pool is thinner than comparable markets in Bellevue or Kirkland.

    The Fastest Moving Property Type Right Now: Townhomes

    If there’s one standout in Everett’s spring 2026 market, it’s townhomes. The average time to go under contract for a townhome in Everett is running at approximately 6 days — among the fastest of any property type in the city. Of 21 townhomes that sold in the most recent tracked month, that 6-day average tells you exactly how much demand exists for this product.

    Why? Townhomes hit the under-$750K sweet spot for most Everett buyers, they offer more square footage than a condo at a lower price point than a detached single-family home, and their maintenance profile appeals to working households who don’t want to deal with a yard. In a market where detached homes can feel out of reach, townhomes have become the go-to entry point.

    New Construction: Inventory Without Buyers

    New construction is telling an interesting story right now. There’s a solid inventory of new builds in the Everett area — but actual sales activity has been light. In a recent tracked month, only one new construction home sold, and it went over list price. That single data point tells you two things simultaneously: buyers are discerning about new construction (often due to price or location), but when the right product shows up, competition emerges fast.

    Watch this space as the Millwright District’s 300+ new waterfront apartments come online in 2026 — they’ll be rental product, not for-sale, but they’ll add significant new inventory to the overall residential supply picture along the waterfront.

    What’s Driving the Year-Over-Year Softening?

    The 11.6% year-over-year decline in Everett’s median sale price isn’t a crash — it’s a correction from the extraordinary run-up the market saw in 2021–2023. Several factors are at play:

    • Interest rates — Mortgage rates remain elevated compared to the pandemic-era lows that fueled the frenzy. Monthly payments on a median-priced Everett home are significantly higher than they were in 2021 even at a lower purchase price.
    • More inventory — More sellers entered the market in 2025 and 2026 as people who had been waiting for rates to drop decided to move anyway. More supply = less upward price pressure.
    • National uncertainty — Broader economic uncertainty has made some buyers cautious, especially in the upper price tiers.

    If You’re Buying in Everett Right Now

    Spring 2026 is a legitimate window for buyers who’ve been waiting. The market has softened from its peak. The under-$750K range is competitive but not frantic — offers are coming in at or near list, not 20% over with waived inspections. You have more time to think, but not unlimited time: well-priced homes in good locations are still moving in days, not weeks.

    If you’re targeting a townhome, move fast. That segment is the hottest in the city right now. If you’re looking at detached single-family above $750K, you have negotiating room — use it.

    If You’re Selling in Everett Right Now

    Pricing matters more than it has in years. The “just price it high and see what happens” strategy that worked in 2021–2022 doesn’t work in spring 2026. Homes that are priced to the current market are selling well and quickly. Overpriced homes are sitting and requiring reductions — which signals weakness to buyers and costs you time and money.

    The good news: if you bought before 2020 and you’re selling now, you’re almost certainly still well ahead on appreciation. The correction has pulled prices back from peak, not back to pre-pandemic levels.

    Frequently Asked Questions

    What is the median home price in Everett WA in 2026?

    As of early 2026, Redfin data shows a median sale price of approximately $547,000 in Everett, WA, with a median price per square foot of $394. Zillow’s estimate for average home value in Everett is approximately $619,916. Both metrics reflect a modest year-over-year decline from 2025 peaks.

    Is the Everett housing market a buyer’s or seller’s market in 2026?

    It’s a split market. Under $750,000 — where most Everett transactions occur — it’s still fairly competitive for sellers, with homes moving quickly and near list price. Above $750,000, buyers have more leverage, more options, and more time to negotiate.

    How long does it take to sell a home in Everett WA?

    It depends heavily on property type and price point. Townhomes in Everett are averaging approximately 6 days to go under contract in spring 2026 — among the fastest of any property type. Detached single-family homes in the $750K–$950K range are taking longer, sometimes weeks, if not priced correctly.

    Are Everett home prices going up or down in 2026?

    Prices are modestly down year-over-year compared to early 2025, with Redfin showing approximately an 11.6% decline in median sale price and Zillow showing approximately a 5.9% decline in average home value. Both reflect a correction from 2022–2023 peaks rather than a significant crash.

    What types of homes are selling fastest in Everett in 2026?

    Townhomes are the fastest-moving property type in Everett’s spring 2026 market, averaging approximately 6 days to go under contract. They hit the high-demand under-$750K price range and offer more space than condos at a lower price than detached homes.

    Is new construction available in Everett WA?

    Yes, there is new construction inventory available in the Everett market in 2026, but sales activity has been relatively slow — only one new construction home sold in a recent tracked month, though it went over list price. The Millwright District at Waterfront Place is adding 300+ new rental units to the market in 2026.

  • Everett Housing Market Update: April 2026 — What Buyers and Sellers Are Seeing Right Now

    Everett Housing Market Update: April 2026 — What Buyers and Sellers Are Seeing Right Now

    Q: What is the median home price in Everett WA in April 2026?
    A: The median home price in Everett, WA is $635,000 as of April 2026, down 0.8% year-over-year, with 190 new listings and homes spending a median of just 11 days on the market.

    Everett Housing Market Update: April 2026 — What Buyers and Sellers Are Seeing Right Now

    We pull together a monthly snapshot of the Everett housing market because the numbers tell a story that generic regional reports often miss. Everett is not Bellevue, and it is not Marysville — it has its own supply dynamics, its own buyer pool, and its own relationship between price and pace. Here is what the April 2026 data is showing us.

    The Headline Numbers

    The median home price in Everett, WA sits at $635,000 over the last 30 days, which is down 0.8 percent year-over-year. That modest year-over-year dip is worth noting, but it should not be read as a cooling market — the pace data tells a very different story. The median days on market is 11 days. There are 190 new listings that have come to market. Total active inventory is 410 homes for sale, which is up 18.2 percent compared to the same period last year.

    More inventory, slightly lower median price, and homes still moving in under two weeks. That is the compressed version of where the Everett market sits right now.

    The Market Is Splitting by Price Point

    The most interesting dynamic in Everett right now is not the headline median — it is what is happening at different price points. Local market data is showing a distinct segmentation:

    Homes priced under $750,000 are moving fast. Buyers in this range have very little time to deliberate before a well-priced home goes under contract. This is the core Everett market where competition remains sharp despite the inventory increase.

    The $750,000 to $949,000 range has shifted notably. What was a slower, more deliberate segment has flipped to become extremely competitive in recent weeks. Buyers who were expecting more negotiating room in this range are finding less of it than they anticipated. This is a meaningful change for move-up buyers and for anyone relocating from Seattle or Bellevue who might be looking for more space at a price point below the million-dollar threshold.

    Above $950,000, conditions are more variable, but even here the pace has accelerated. Segments that were sitting at around three months’ inventory-equivalent pace have compressed to under two weeks in some cases. High-end inventory in Everett remains limited, and when well-priced properties hit the market, they are not lingering.

    The Sale-to-List Price Ratio

    Everett homes are closing at a median sale-to-list price ratio of 100 percent — meaning the typical home is selling right at asking price. That is flat compared to the same period last year. Approximately 30.77 percent of homes sold above list price, which is down about 1.9 percentage points year-over-year. So slightly fewer bidding wars than a year ago, but competition is still very real for correctly priced homes.

    The 100 percent sale-to-list ratio in a market with 11-day median days on market is a signal that sellers are pricing correctly and buyers are not finding much room to negotiate below list. If you are a buyer hoping to come in under asking price and negotiate your way to a deal, the data suggests that strategy is not working well in Everett right now, particularly under $750,000.

    What the Inventory Increase Actually Means

    A 18.2 percent year-over-year increase in total homes for sale sounds like a lot, and it is worth contextualizing. Everett’s inventory base was tight in 2025, so the increase from that compressed baseline still leaves total inventory relatively lean compared to balanced market conditions. Four hundred and ten active listings across a city of Everett’s size is not an abundance of choice for buyers — it is more options than last year, but not a buyer’s market by any meaningful definition.

    The inventory increase is healthy. It gives buyers more options, reduces panic-buying dynamics, and contributes to the slight year-over-year softening in the median price. But it has not fundamentally shifted the supply-demand balance that has characterized Everett’s housing market for several years.

    The Development Context: New Supply Coming Online

    It is worth connecting the housing market numbers to the development activity we cover on this desk. The Port of Everett’s Waterfront Place project is adding residential and mixed-use capacity to the waterfront. The downtown core is seeing investment and potential transformation around the planned Outdoor Event Center site. These are not immediate supply additions that show up in April 2026 inventory numbers, but they represent the medium-term supply pipeline for Everett’s housing market.

    Sound Transit’s Everett Link Extension — targeted for a Paine Field phase by 2037 — will have more immediate effects on housing demand near future station areas well before tracks are laid, as buyers and investors begin positioning around transit corridors. That dynamic is worth watching in neighborhoods adjacent to planned station sites.

    For Buyers in April 2026

    If you are shopping in Everett right now, the practical reality is: move quickly in the sub-$750,000 range and do not assume you have room to negotiate. The $750,000 to $949,000 range has tightened up, so if you were waiting for a softer moment there, you may have missed it. Above $950,000 is less predictable — specific properties and neighborhoods matter more at that price point than market-wide averages suggest.

    Pre-approval and a clear understanding of your walk-away number are more important than they were a year ago when the market had slightly more breathing room.

    For Sellers in April 2026

    Correct pricing still matters. The 100 percent sale-to-list ratio reflects a market where sellers are pricing accurately and buyers are accepting those prices — not a market where sellers can pad the list price and expect to negotiate down to a reasonable number. Homes that come in overpriced are taking longer and sometimes requiring price cuts that cost more time and money than pricing right the first time.

    The 11-day median days on market means a well-priced, well-presented home is under contract in under two weeks. That is a good market for sellers, but it rewards preparation and correct pricing rather than opportunism.

    Frequently Asked Questions

    What is the median home price in Everett WA in April 2026?

    The median home price in Everett, WA is $635,000 as of April 2026, down 0.8% year-over-year.

    How long are homes sitting on the market in Everett in 2026?

    The median days on market in Everett is 11 days as of April 2026, indicating a fast-moving market.

    Is Everett a buyer’s or seller’s market right now?

    Everett remains a seller’s market in April 2026, particularly for homes under $750,000, where competition is strongest. While inventory is up 18.2% year-over-year, total active listings of around 410 homes is still relatively lean.

    What percentage of homes in Everett sell above asking price?

    Approximately 30.77% of Everett homes sold above list price in April 2026, down about 1.9 percentage points from the same period last year. The median sale-to-list ratio is 100%.

    Is Everett real estate affordable compared to Seattle?

    At a median of $635,000, Everett remains significantly more affordable than Seattle and many Eastside communities, while offering proximity to major employers including Boeing, Naval Station Everett, and the broader Puget Sound economy.

    What is happening with housing in downtown Everett?

    Downtown Everett is seeing investment around the planned $120 million Outdoor Event Center, and the Port of Everett’s Waterfront Place development continues to add mixed-use capacity to the waterfront area, contributing to longer-term supply additions.