Buyers and Sellers • July 15, 2026

The Market Has Changed. Here’s Why That’s Actually Good News.

by Bill Jordan

If you’ve been following the real estate market over the past few years, you’ve probably heard stories of buyers making offers within hours, waiving inspections, and offering well over asking price just to have a chance at winning the home.

While that still happens occasionally, especially with exceptional listings, it is no longer the norm.

Here in South Snohomish County and North King County, we are seeing something we haven’t experienced in quite a while.

Conversations.

Buyers are asking more questions.

Sellers are becoming a little more flexible.

And negotiations are making a comeback.

That doesn’t mean the market is slowing to a crawl or that home values are falling off a cliff. It simply means we’re moving toward a healthier, more balanced market where both buyers and sellers have opportunities to reach a fair agreement.

Buyers Have More Room to Breathe

Today’s buyers have something they haven’t enjoyed in several years.

Options.

Instead of feeling like every home is a “buy it now or lose it forever” situation, many buyers have the opportunity to slow down just enough to make thoughtful decisions.

That can mean:

Scheduling a second showing before writing an offer
Including an inspection contingency
Requesting repairs after the inspection
Asking for seller credits toward closing costs or an interest rate buydown
Comparing multiple homes before making a final decision

Will every seller agree to these requests?

No.

But buyers are once again in a position where asking is perfectly reasonable.

Sellers Can Still Win. The Strategy Has Changed.

If you’re thinking about selling, don’t mistake a more balanced market for a bad one.

Well prepared, well priced homes are still selling quickly.

The difference is that buyers have become more selective.

Today’s successful listings are the ones that stand out from day one through thoughtful preparation, professional photography, strong marketing, and strategic pricing.

Homes that miss the mark often spend more time on the market before eventually reducing their price.

That is a much more expensive strategy than pricing correctly from the beginning.

What We’re Seeing Here Locally

This shift isn’t just happening nationally. We’ve been seeing it right here in Snohomish and North King County over the past several weeks.

Average days on market have increased compared to last year.

Price reductions have become more common.

New listings continue to give buyers more choices.

At the same time, well priced homes that are presented beautifully are still attracting strong interest and, in many cases, multiple offers.

The market hasn’t stopped moving.

It has simply become more balanced.

Expectations Matter More Than Ever

One of the biggest conversations I’m having with clients right now isn’t about pricing.

It’s about expectations.

Buyers shouldn’t expect every seller to hand out concessions.

Sellers shouldn’t expect every buyer to waive inspections and write offers tens of thousands of dollars over asking.

The reality is somewhere in the middle.

And honestly, that’s where the real estate market works best.

A balanced market gives buyers confidence while still allowing sellers to achieve excellent results when they prepare properly.

The Bottom Line

The “take it or leave it” attitude that defined much of the past few years is beginning to fade.

For buyers, that’s good news because there is more opportunity to negotiate, ask questions, and make confident decisions.

For sellers, success is still very much within reach, but it requires thoughtful preparation, strategic pricing, and a strong marketing plan rather than simply relying on limited inventory.

The market hasn’t become difficult.

It has become more balanced.

If you’re wondering what that means for your specific situation, whether you’re buying your first home, moving up, downsizing, or simply curious about your home’s value, I’d be happy to talk through what today’s market means for you.

Buyers and Sellers • July 13, 2026

Weekly Market Update: July 6th through July 12th

by Bill Jordan

This Week’s Stats

🏡 New Listings: ⬆️ 272 (127 last week)
⏳ Pending: ⬆️ 202 (185 last week)
🔑 Sold: ⬇️ 137 (192 last week)
💲 Price Reductions: ⬆️ 272 (130 last week)

Weekly Trend Overview

The post holiday rebound arrived right on schedule.

After the Fourth of July slowdown, new listings more than doubled as many sellers waited until after the holiday weekend to hit the market. Pending sales also increased, showing buyers were quick to jump back into the market as fresh inventory became available.

Closed sales dipped this week, but that’s not unusual since closings reflect contracts written several weeks ago. The biggest number that stands out is price reductions, which also more than doubled. With so many new homes competing for attention, sellers who started a little high are adjusting their pricing to stay competitive.

What This Means for You

🏡 Buyers

You have significantly more choices this week than you did just seven days ago. If you’ve been frustrated by limited inventory, now is a great time to get back out and tour homes. With more competition among sellers, you may also find more opportunities to negotiate.

📈 Sellers

The market is still moving, but buyers have more options than they did last week. Pricing correctly from day one and making a strong first impression are becoming increasingly important. Well prepared homes are still selling, but buyers are taking their time and comparing more properties before making offers.

Community • July 10, 2026

Community Spotlight: Magnolia, WA

by Bill Jordan

There are few Seattle neighborhoods that blend natural beauty, historic charm, and city convenience quite like Magnolia. Perched above Puget Sound, this sought after community offers sweeping water and mountain views, miles of parks and trails, quiet residential streets, and a welcoming neighborhood feel, all while sitting just minutes from downtown Seattle. Whether you’re looking for your forever home or simply curious about one of Seattle’s most desirable neighborhoods, Magnolia continues to be a place that attracts buyers looking for something special.

Magnolia Lifestyle

Life in Magnolia moves at a different pace than much of Seattle. While downtown is just a short drive away, the neighborhood feels tucked away from the hustle and bustle. Residents enjoy spending time at Discovery Park, Seattle’s largest park, where miles of walking trails lead through forests, open meadows, beaches, and to the iconic West Point Lighthouse.

The heart of the neighborhood is Magnolia Village, where locally owned restaurants, coffee shops, boutiques, and neighborhood businesses create a true small town atmosphere. Whether you’re grabbing coffee with friends, enjoying dinner at a neighborhood favorite, or attending one of the community events throughout the year, Magnolia has a strong sense of connection that’s hard to find in many urban neighborhoods.

Outdoor enthusiasts also appreciate the easy access to waterfront parks, marinas, and some of the best sunset views in the Seattle area. It’s the kind of neighborhood where you can spend the morning hiking through Discovery Park and still be downtown for dinner in just a few minutes.

The Magnolia Housing Market

Magnolia continues to be one of Seattle’s premier housing markets, combining strong demand with a wide variety of home styles.

Overall, the median home price is approximately $1.24 million, while the average sale price sits around $1.39 million. Homes are also moving quickly, with a median market time of just 12 days, showing that well priced homes continue to attract strong buyer interest.

Breaking it down by home type paints an even clearer picture:

Single Family Homes

Magnolia’s classic homes remain the centerpiece of the neighborhood. Many buyers are drawn to the area’s timeless architecture, larger lots, and exceptional views. Most single family homes are selling between $1.4 million and over $2 million, depending on size, location, and view potential.

Condominiums

Condos provide one of the more affordable ways to enjoy everything Magnolia has to offer. Many one level units are selling around $475,000, while larger and updated condominiums commonly reach into the mid $800,000s.

Townhomes

Townhomes continue to be a popular option for buyers looking for newer construction and lower maintenance living. The average townhome is selling for just under $900,000, offering modern living in one of Seattle’s most desirable neighborhoods.

Thinking About a Move?

Whether you’re considering buying your first home in Magnolia, upgrading to take advantage of the neighborhood’s incredible views, or thinking about selling your current property, understanding the local market is the first step toward making a confident decision.

If you’d like to explore available homes or learn what your Magnolia home could be worth in today’s market, I’d be happy to help.

Community Question of the Week

If you could live anywhere in Magnolia, where would you choose?

Would it be near Discovery Park, close to Magnolia Village, along the bluff overlooking Puget Sound, or tucked away on one of Magnolia’s quiet residential streets?

I’d love to hear your favorite spot in the neighborhood.

Buyers and Sellers • July 8, 2026

Is the Housing Market Slowing Down? Here’s What I’m Actually Seeing

by Bill Jordan

Just a few weeks ago, it felt like every well priced home had buyers lined up at the door. Showings were busy, multiple offers were common, and good listings seemed to disappear almost overnight.

Fast forward to today, and things feel…different.

Not bad.

Just different.

If you’re wondering whether the housing market is slowing down, the short answer is yes…but probably not for the reasons you think.

Welcome to Summer

Every year, real estate follows a fairly predictable rhythm.

Spring is typically the busiest time of year, as families try to buy and sell before summer vacation or the start of the next school year.

Then July arrives.

People head to the lake, take family vacations, spend weekends camping, and celebrate the Fourth of July. Buying a home doesn’t disappear from the priority list, but it often slides down a few spots for a while.

That’s exactly what we’re seeing across South Snohomish County and North King County.

The frantic pace of late spring has eased, and the market has settled into a more normal summer rhythm.

The Numbers Tell the Story

Looking at the past month of local activity, pending sales have remained surprisingly steady. They have bounced around from week to week, but there hasn’t been the dramatic drop that headlines often suggest.

Closed sales have actually increased over the same period, which makes sense since today’s closings reflect purchase decisions buyers made several weeks ago.

What has changed is the pace.

Homes are taking a little longer to sell.

Buyers are spending more time comparing options.

Negotiations are becoming a little more common.

In other words, the market is becoming healthier and more balanced.

Buyers Finally Have a Little Breathing Room

If you spent the last few years trying to buy a home, you know how exhausting it could be.

You had to move immediately.

You often competed against multiple offers.

You sometimes had to waive contingencies just to have a chance.

Today’s market feels different.

More inventory means buyers can actually compare homes before making a decision. That’s a welcome change, even if it means homes aren’t selling in a single weekend anymore.

Sellers Can Still Have Great Success

If you’re thinking about selling, don’t mistake a seasonal slowdown for a bad market.

Well prepared, well marketed, and correctly priced homes are still attracting strong interest.

The biggest difference today is that buyers have choices.

That means pricing strategy matters more than it did earlier this spring. The days of simply putting a sign in the yard and expecting ten offers are becoming less common.

That’s not a negative. It’s simply a return to a more balanced market.

My Take

One thing I’ve learned after years of watching our local market is that headlines rarely tell the whole story.

From where I sit, this doesn’t look like a market falling apart.

It looks like summer.

The pace has slowed a bit, buyers have gained some breathing room, and sellers need to be a little more strategic than they were a month ago.

That’s a healthy adjustment, not a warning sign.

If you’re wondering what this means for your own plans, whether you’re buying, selling, or simply keeping an eye on the market, I’d be happy to help you make sense of what’s happening right here in our local neighborhoods.

Buyers and Sellers • July 6, 2026

Weekly Market Update: June 29th through July 5th

by Bill Jordan

This Week’s Numbers

📈 New Listings: 127 ⬇️ (254 last week)

📈 Pending Sales: 185 ⬇️ (231 last week)

🏡 Homes Sold: 192 ⬆️ (152 last week)

💲 Price Reductions: 130 ⬇️ (203 last week)

Weekly Trend Overview

As expected, the holiday weekend put the brakes on new activity across South Snohomish and North King Counties. Many sellers chose to wait until after the Fourth of July to list, buyers spent the weekend traveling or with family, and fewer price adjustments were made.

The interesting number this week is closed sales, which actually increased significantly. That tells us transactions that went under contract in previous weeks are continuing to move through the closing process, even while new market activity temporarily cooled.

Rather than signaling a slowdown in demand, this looks much more like a seasonal pause. Historically, activity picks back up once everyone returns from holiday weekends.

What This Means for You

For Buyers

With fewer new listings available, competition may be a little lighter over the holiday, but inventory should begin increasing again over the next couple of weeks. If you’ve been waiting for more choices, that window may be opening soon.

For Sellers

Don’t read too much into this week’s lower listing numbers. Holiday weeks rarely reflect the true pace of the market. If you’ve been preparing your home, the weeks immediately following the Fourth often see buyers returning to their search with renewed focus.

Community • July 2, 2026

Community Spotlight: Normandy Park, Washington

by Bill Jordan

Tucked along the shores of Puget Sound between Seattle and Des Moines, Normandy Park feels like a hidden gem. While many people drive through the area on their way to somewhere else, those who live here know it’s one of the South Sound’s most desirable communities. Large lots, mature trees, quiet streets, and stunning waterfront views give the city a peaceful, almost private feel, yet downtown Seattle and SeaTac Airport are only minutes away.

For buyers looking for a neighborhood that offers space, character, and a strong sense of community, Normandy Park deserves a closer look.

Lifestyle

Normandy Park isn’t about endless subdivisions or rows of cookie cutter homes. Instead, you’ll find winding roads lined with towering evergreens, custom homes, mid century architecture, and neighborhoods where nearly every property has its own personality.

One of the community’s defining features is The Cove, a private beachfront park available to members of the Normandy Park Community Club. Residents enjoy beach access, walking trails, picnic areas, boat launching, and community events throughout the year. It gives many homeowners a waterfront lifestyle without needing to own waterfront property themselves.

Outdoor enthusiasts also enjoy nearby Marine View Park, nature trails, waterfront viewpoints, and easy access to the Puget Sound shoreline. While the city has a relaxed residential atmosphere, shopping, restaurants, and everyday conveniences are just minutes away in neighboring Burien and Des Moines.

With Seattle approximately 25 minutes away and SeaTac Airport less than 15 minutes from most neighborhoods, Normandy Park is especially popular with professionals who want a quieter place to call home while keeping an easy commute.

The Market

Normandy Park remains one of the premier housing markets in South King County.

Year to Date Market Snapshot

Median Sale Price: $1.2 million
Median Days on Market: 5 days
Average Days on Market: 21 days

Those numbers tell an interesting story. Well priced homes are often selling in less than a week, while the average days on market is influenced by luxury and waterfront properties that naturally take longer to find the right buyer.

Housing options range from charming mid century ramblers and updated family homes to custom luxury estates overlooking Puget Sound. Current listings span from the mid $500,000s to multi million dollar waterfront homes, offering opportunities across a surprisingly broad range of price points.

Why People Choose Normandy Park

People who move to Normandy Park often stay for years. The combination of natural beauty, privacy, and convenience is difficult to replicate elsewhere in the Seattle area.

Residents appreciate:

Large lots with mature landscaping
Quiet residential streets
Beautiful Puget Sound views
Access to The Cove and community amenities
Strong sense of community
Excellent location between Seattle and Tacoma
Quick access to SeaTac Airport
Unique homes with character instead of cookie cutter neighborhoods

Whether you’re searching for your forever home, downsizing into a quieter neighborhood, or hoping to enjoy more outdoor living, Normandy Park offers a lifestyle that’s hard to match.

Thinking About a Move?

Normandy Park continues to attract buyers looking for something a little different. If you’ve been considering making a move to the area, or you’re curious what your current home might be worth in today’s market, I’d be happy to help.

As a Managing Broker with CENTURY 21 Real Estate Center, I help buyers and sellers throughout North King County and South Snohomish County navigate changing market conditions with local knowledge and straightforward advice.

Whether you’re buying your first home, upgrading, downsizing, or simply exploring your options, feel free to reach out. I’d love to help you discover whether Normandy Park is the right fit for your next chapter.

Community • July 1, 2026

The Best Fourth of July Celebrations Around Seattle in 2026

by Bill Jordan

Confession time…

The last few Fourth of July weekends, my wife and I have headed north to Canada. Not because we aren’t patriotic, but because we’ve discovered it’s a fantastic time to enjoy Whistler while everyone else is sitting in traffic trying to find a parking spot before the fireworks.

That said, we’ve lived here long enough that I’ve had the chance to experience many of the area’s biggest Fourth of July celebrations, and if you’re staying local this year, I’ve got a few favorites I’d happily recommend.

Whether you want one of the biggest fireworks shows in the region, a family friendly parade, or a small town celebration with a little more breathing room, here are a few of my top picks for celebrating Independence Day in 2026.

Everett: The Best All Around Celebration

If you’re only picking one destination this weekend, Everett would probably be my recommendation.

Everett has the most to do throughout the day, with parades, live entertainment, food, family activities, and a celebration that ends with the Boeing Thunder on the Bay fireworks show over the Snohomish River and Port Gardner Bay.

If you want to make a full day of it and end with an actual fireworks display, Everett is hard to beat.

Edmonds: Perfect for Families with Young Kids

Edmonds no longer hosts a fireworks show, but I still think it’s one of the best Fourth of July destinations for families with younger children.

The Kind of Fourth celebration includes the 5K and family run, children’s parade, main parade, and that classic downtown Edmonds atmosphere. If your kids aren’t quite ready to stay up late for fireworks, Edmonds gives you the fun, festive, patriotic part of the holiday without needing to push bedtime into the danger zone.

Arlington: Small Town Charm

Arlington is another great option, especially if you want something that feels a little more rural and a little less crowded than Everett.

There are family activities, music, a parade, and that small town community feel that makes Arlington such a fun place to celebrate. If you want the Fourth of July experience without the biggest city crowds, this is a really solid choice.

Seattle’s Gas Works Park: The Bucket List Experience

If you’ve never watched the Seafair fireworks from Gas Works Park, it’s one of those Seattle area experiences worth doing at least once. I have done this exactly once!

The fireworks over Lake Union are spectacular, and the atmosphere is hard to beat. But this is definitely not the low stress option.

Get there very early. Parking can feel like winning the lottery, and leaving afterward requires a healthy dose of patience. If you go in with the right expectations, it can be amazing. If you roll in late and expect an easy exit, may the odds be ever in your favor.

Bellevue Downtown Park: A Great Eastside Option

Bellevue Downtown Park is another top option and has become one of the area’s best Fourth of July celebrations.

The Bellevue Family 4th includes live music, family entertainment, food vendors, and a fireworks show over the downtown Bellevue skyline. The setting is beautiful, the energy is great, and if you’re on the Eastside, it’s one of the easiest recommendations to make.

A Few Local Tips

No matter where you decide to celebrate, here are a few things worth keeping in mind.

Arrive earlier than you think you need to. The best viewing spots fill up quickly, especially at the larger events.

Bring a blanket or low-back chairs if you’re planning to stay awhile.

Even after a warm day, evenings near the water can cool off quickly, so pack a light sweatshirt or jacket.

Bring water and snacks, especially if you’re going with kids.

Be patient when it’s time to head home. Thousands of people are all trying to leave at the same time, and traffic is simply part of the deal.

And if you have pets, consider keeping them indoors with some background noise. Fireworks can be rough on our four-legged family members.

More Than Just Fireworks

One of the reasons I enjoy helping people buy and sell homes around the greater Seattle area is that every community has its own personality.

Some people love the energy of Seattle. Others appreciate Everett’s waterfront celebration, Edmonds’ hometown charm, Arlington’s slower pace, or Bellevue’s polished downtown atmosphere. That’s one of the things that makes this region such a wonderful place to live. There really is something for everyone.

Wherever you celebrate this Independence Day, I hope you have a safe, relaxing, and memorable holiday with family and friends.

Happy Fourth of July!

Buyers and Sellers • June 29, 2026

Weekly Market Update: June 22nd through June 28th

by Bill Jordan

This Week’s Numbers

New Listings: 252 ↑ (227 last week, +25)
Pending Sales: 187 ↑ (181 last week, +6)
Sold Homes: 141 ↓ (145 last week, -4)
Price Reductions: 216 ↑ (212 last week, +4)

Weekly Trend Overview

Inventory continues to build across South Snohomish and North King Counties, with new listings climbing back above 250 after last week’s slight dip. Pending sales also inched higher, showing buyers are still active despite the growing selection of homes.

Closed sales were essentially flat, slipping by just four homes, while price reductions increased again. That’s another sign that sellers who miss the mark on pricing are facing more competition as buyers have more options than they did earlier this spring.

Overall, we’re continuing to see a market that is active, but becoming more balanced. Well priced homes are still attracting buyers, while overpriced listings are taking longer to sell and often require price adjustments.

What This Means for You

For Buyers

More inventory means more choices and a little more breathing room than we saw earlier this year. If you’ve been waiting for additional options or hoping to avoid multiple offer situations, this continues to be a favorable trend.

For Sellers

Homes are still selling, but preparation and pricing matter more than ever. Buyers have choices, and they’re quick to compare properties. A strong first impression and a competitive price remain the best strategy for attracting serious offers.

Whether you’re thinking about buying, selling, or simply wondering what your home is worth in today’s market, I’d be happy to help you make sense of what’s happening in your neighborhood.

Buyers • Sellers • June 24, 2026

The Listing Everyone Else Ignored Might Be Your Best Opportunity This Summer

by Bill Jordan

For years, buyers in our local market were trained to move fast.

If a new listing hit the market on Thursday, showings were booked by Friday, offers were due by Monday, and buyers often found themselves competing against multiple offers just to have a chance.

That market conditioned people to believe that if a home sat for more than a few weeks, something must be wrong with it.

But today’s market is different.

And that house that’s been sitting a little longer than expected may actually be one of the best opportunities available.

A Different Market Than We’ve Seen in Years

Across the Northwest MLS, homes are taking longer to sell than they were a year ago.

The median days on market has increased to 18 days, up nearly 29% from last year. Average days on market has climbed to 50 days, up almost 14% year over year.

While those numbers don’t suggest a slow market, they do tell us something important:

Buyers have more time to make decisions than they did during the frenzy of the past several years.

And that creates opportunities.

Why Some Homes Are Sitting

When buyers see a listing that’s been available for 30, 45, or even 60 days, they often assume there must be a major problem.

Sometimes that’s true.

But more often, the reason is much simpler.

The home may have been priced too aggressively when it launched.

The photos may not have done it justice.

The seller may have listed during a holiday weekend or competing against a surge of new inventory.

In some cases, the home simply missed the right buyer.

I’ve seen plenty of properties that sat for weeks only to receive strong interest after a price adjustment or a fresh look from buyers who had previously overlooked them.

The Opportunity Buyers Shouldn’t Ignore

One of the biggest advantages buyers have right now is negotiating power.

A seller whose home has been on the market for several weeks is often in a very different mindset than they were on day one.

That can open the door to conversations about:

Price reductions
Seller paid closing costs
Interest rate buydowns
Repairs or maintenance items
Flexible closing timelines

Those opportunities were far less common when every listing was attracting multiple offers within days.

Not Every Sitting Listing Is a Bargain

Of course, buyers shouldn’t assume every stale listing is a hidden gem.

Some homes do have challenges.

Maybe the floor plan doesn’t work for most buyers.

Maybe there’s deferred maintenance.

Maybe the location creates concerns.

The key is understanding the difference between a home that has been overlooked and a home that has legitimate issues.

That’s where having a knowledgeable agent matters. A little research can often reveal whether a home is sitting because of market conditions or because there is a deeper concern that deserves attention.

What This Means for Buyers and Sellers

For buyers, now may be the perfect time to expand your search beyond the newest listings.

That home that’s been on the market for a month could offer more flexibility, less competition, and a better overall deal than the listing everyone is chasing this weekend.

For sellers, the lesson is equally important.

Today’s market rewards accurate pricing and strong presentation more than ever. Buyers are still active, but they have more choices and more patience than they’ve had in years.

Final Thoughts

The next time you’re browsing homes online, don’t automatically scroll past the listing that’s been sitting a little longer than the others.

In today’s market, that property might not be the one everyone missed.

It might be the one everyone misunderstood.

And for the right buyer, that can create an opportunity that’s hard to find in a competitive market.

Thinking about buying or selling in South Snohomish County or North King County? Let’s talk about what’s happening in your specific neighborhood and where the best opportunities may be hiding.

Uncategorized • June 22, 2026

Weekly Market Update: June 15th through June 21st

by Bill Jordan

This Week’s Numbers

New Listings: 227 (down from 254 last week)
Pending Sales: 181 (down from 231 last week)
Sold Homes: 145 (down from 152 last week)
Price Reductions: 212 (up from 203 last week)

Weekly Trend Overview

After a surprisingly active stretch to kick off June, this week showed signs of the market taking a bit of a breather. New listings pulled back, buyer activity slowed with fewer pending sales, and closed transactions dipped slightly.

The most interesting number may be price reductions, which climbed again to 212 homes. This continues to support what we have been seeing across South Snohomish and North King Counties: inventory is giving buyers more choices, and sellers who miss the mark on pricing are finding that today’s market is much less forgiving than the ultra competitive markets of the past few years.

That does not mean homes are not selling. Well prepared, well marketed homes that are priced appropriately are still attracting strong interest. The difference is that buyers have options and are willing to wait for the right home at the right price.

What This Means For You

For Buyers

The current market is creating opportunities. With more inventory available and more sellers adjusting their prices, buyers have greater negotiating power than they have had in recent years. This is a great time to be patient, compare options, and find the home that truly fits your needs.

For Sellers

Pricing strategy matters more than ever. The days of simply putting a home on the market and expecting multiple offers are not guaranteed. The homes that stand out are the ones that are thoughtfully prepared, professionally marketed, and priced based on current market conditions rather than last year’s expectations.

As always, every neighborhood and price point can tell a different story. If you are curious about what these trends mean for your home or your buying plans, I am always happy to have a conversation.