Published November 1, 2026 in Market Update

More homes hit the market in Primary DOTW, but buyers are still moving

By James Hemphill Jr.

Real estate, Primary DOTW

The one thing every seller in Everett, Marysville, Bothell, Lynnwood, Edmonds, Mukilteo, Lake Stevens and Snohomish should know right now: there are a lot more homes to choose from. The Real Estate Data Aggregator counted 1,620 homes for sale across Primary DOTW in the three months ending August 31, 2026. That is up 35.8% from the same months of 2025. More competition means your price and your presentation matter more than they did a year ago.

Here is the part that surprises people. Buyers did not disappear. The Real Estate Data Aggregator counted 1,675 pending sales across Primary DOTW in that same period. That is up 1.9% from a year before. More homes came to market, and buyers kept writing offers. The pipeline is still moving.

This is not just a local story

Realtor.com reported that active listings nationwide grew 5.5% year over year, topping 1.16 million homes for sale. Primary DOTW's 35.8% inventory jump is far larger than that national number. Sellers here are facing more competition than most of the country. At the same time, Realtor.com noted that mortgage rates climbed above 7% for the first time since January 2025. Freddie Mac put the 30-year fixed rate at 7.24% as of October 29, 2026. That slows some buyers, but the pending sales numbers show many are still moving.

ZIP codes are telling different stories

The area-wide numbers smooth over some real differences. A few ZIPs are moving fast. Others have slowed noticeably. Here is how days on market compare across the area, per the Real Estate Data Aggregator for the three months ending August 31, 2026.

Where buyers are moving fastest

The Real Estate Data Aggregator tracked what share of homes went under contract within two weeks of listing. In 98203 Everett, that was 58.3%, up 16.9 points from a year before. In 98020 Edmonds, it was 53.1%. In 98201 Everett, it was 49.6%. Those are not slow markets. Well-priced homes in those ZIPs are still going quickly.

Where sellers are feeling the shift most

A few ZIPs stand out for cooling. In 98087 Lynnwood, the Real Estate Data Aggregator found that only 27.4% of homes went under contract within two weeks, down 16.8 points from a year ago. Days on market there stretched to 32, up 15 days. In 98012 Bothell, homes that sold above list price dropped to 13.2%, down 9 points year over year, and days on market grew 10 days to 22. Those are real changes a seller needs to know before picking a price.

Prices: a mixed picture

Some ZIPs saw prices dip a little. The Real Estate Data Aggregator put the median sale price in 98204 Everett at $535,000, down 10.7% from a year before. In 98012 Bothell it was $931,000, down 10.1%. In 98021 Bothell it was $1,185,000, down 10.6%. Not every ZIP moved the same way. In 98290 Snohomish, the median rose 17.3% to $955,000. In 98020 Edmonds it rose 9.1% to $1,200,000. The Federal Housing Finance Agency reported that U.S. house prices rose 2.4% from August 2025 to August 2026. Some of our ZIPs beat that. Some fell short.

What this means if you are thinking about selling

More inventory means buyers have options. Realtor.com reported that 20.8% of listings nationwide took a price cut in September, the highest share since October 2022. That is a signal that overpriced homes are sitting. The Real Estate Data Aggregator shows that across Primary DOTW, average sale prices still came in at or above list in most ZIPs. Homes priced right are still closing. Homes priced too high are the ones waiting.

What this means if you are thinking about buying

You have more to look at than you did a year ago. That is real. But in the fastest ZIPs, homes are still going in under two weeks. Freddie Mac put the 30-year fixed rate at 7.24% as of October 29, 2026. That is a real cost to plan around. The Federal Housing Finance Agency reported U.S. prices rose 0.3% from the prior month in August. Prices are not falling broadly. More choice does not mean unlimited time.

One street in Everett can read very differently from one in Bothell or Lynnwood. The ZIP code average is a starting point, not the final answer for your home. If you want to know what the numbers look like on your block, text me your address and I will pull it.