Facebook
X
Pinterest
Copy Link
If you have been watching the housing market this spring, you may have heard two very different stories.
Some homeowners are wondering why their neighbor’s home sold in a weekend while their own listing has been sitting for several weeks.
Some buyers are noticing more homes available than they have seen in years and wondering whether they should wait.
And many people are asking the same question:
So what is really happening in the market?
The answer is simple. The spring market is here, but it looks very different than the fast paced frenzy we experienced just a few years ago.
Buyers Finally Have Something They Have Been Missing: Choices
One of the biggest shifts in our local market is inventory.
Across the Northwest Multiple Listing Service, the number of homes available for sale has increased approximately 22% compared with the same time last year.
The changes are even more noticeable in many of the communities I regularly serve:
• Southwest Snohomish County inventory is up 57%.
• Everett and Mukilteo inventory is up 34%.
• Richmond Beach and Shoreline inventory is up 14%.
For years, buyers were forced to make quick decisions. They would walk into a home on Friday, submit an offer by Sunday, and compete against multiple other buyers.
Today, buyers can compare homes, consider different neighborhoods, evaluate condition and price, and make a more thoughtful decision.
A Busy Market Does Not Always Mean A Fast Market
This is where the market is especially interesting.
Even though I have personally seen more activity recently, including increased showings, busier open houses, and more conversations with active buyers, homes are generally taking longer to sell.
Year to date, average days on market have increased:
• Southwest Snohomish County: 25 days to 29 days.
• Everett and Mukilteo: 27 days to 33 days.
• The entire NWMLS: 44 days to 50 days.
That does not mean the market is weak. It means buyers have become more selective.
Homes that are priced correctly, beautifully prepared, and marketed strategically are still attracting attention. Homes that miss the mark are seeing fewer showings, longer market times, and often price adjustments.
What About Home Prices?
This is perhaps the most surprising part of the story.
Even with more homes available and buyers taking more time, prices have remained remarkably stable in many areas.
Southwest Snohomish County’s median sales price is essentially unchanged from last year at approximately $800,000.
Across the entire NWMLS, median sales prices have remained virtually flat at around $610,000.
What we are seeing is not a market crash. We are seeing a market normalization.
What This Means For Sellers
The old strategy of simply putting a sign in the yard and expecting multiple offers by Monday has largely passed.
Today’s successful sellers are investing in preparation, pricing their homes strategically, and making sure their property stands out among the increased competition.
The good news is that buyers are still out there. They are simply more patient and more intentional with their decisions.
What This Means For Buyers
For buyers, this is likely the most balanced market we have seen in years.
You have more homes to choose from, more opportunities to negotiate, and more time to make a decision.
That does not mean every great home will sit around waiting. The best homes in desirable locations that are priced appropriately still receive strong interest.
The Bottom Line
After a slower start to the spring, it feels like buyer activity has returned. The phones are ringing more. Open houses are getting busier. Pending sales have begun to strengthen.
But this is not the same spring market we saw in 2021.
And honestly, that may be a good thing.
A healthy real estate market is not one where buyers feel pressured to make the biggest purchase of their lives in a matter of hours. It is a market where both buyers and sellers can make informed decisions.
The 2026 spring market has arrived. It is simply moving at a different pace.
