Snohomish & North King County Market Update (Last 7 Days)
Over the past week, the market has been more balanced than most people think.
Key numbers:
390 New Listings
398 Homes Pending
242 Price Reductions
5 Price Increases
31 Back on Market
20 Expired Listings
What this shows is pretty straightforward—homes are still selling at a steady pace, but buyers are being more selective. With such a large gap between price reductions and increases, pricing correctly from the start matters more than ever. We’re also seeing some deals fall apart or listings miss the mark, which creates opportunity for buyers but adds pressure on sellers to be strategic.
Bottom line: This isn’t a slow market—it’s a more selective one. The homes that are priced and positioned well are still moving, while others are having to adjust.
You’ve likely noticed what I have — in September, things feel a bit different in Silver Lake and Everett. Homes are staying listed longer, buyers have more room to negotiate, and sellers are making more concessions than they have in years. But before anyone calls it a ‘crash,’ let’s look at what the data actually says for our neighborhoods and what it means if you own a home here.
1. Supply Has Grown — But Not Exploded
In September 2025, inventory levels across the Northwest Multiple Listing Service (NWMLS) rose by roughly 27% compared to the same time last year, with more than 20,000 active listings on the market. In Everett specifically, available homes increased by close to 40%, as more homeowners decided to test the waters before winter. Silver Lake followed a similar pattern, showing signs that more sellers are stepping forward after sitting tight for most of the year. Despite this jump in supply, it’s important to note that we haven’t reached an oversupply situation. Inventory actually ticked down slightly from August to September, suggesting the market may be finding its balance. For homeowners, this means you’ll face a bit more competition if you list, but the overall environment remains steady — not saturated.
2. Prices Are Retreating Slightly
The median sales price across the NWMLS area in September was about $630,700 — a modest 0.7% decrease from the same month last year. Compared to August, prices dipped around 3%, reflecting a shift toward more realistic buyer expectations rather than a sharp market correction. This adjustment shows that while home values have softened slightly, they remain strong for properties that are well-presented and appropriately priced. For homeowners, this signals that pricing strategically is more important than ever. Buyers are comparing options, and overpriced listings are the ones sitting on the sidelines. The message here is simple: price to attract attention, not to test the market.
3. Days on Market Are Stretching — Especially for Less-Than-Perfect Listings
If it feels like homes are taking longer to sell, that’s because they are. The average home in Snohomish County now spends about 24 days on the market, up from just 12 days this time last year. Other data sources show that certain properties are taking as long as 40 days to sell, depending on their location and condition. In Northwest Everett, listings are still moving a bit faster, with a median of around 21 days. The bottom line: even well-maintained homes are no longer flying off the market in a weekend. Buyers have more time to shop and negotiate, and they’re using it. This slower pace can work in a seller’s favor, too — with the right preparation and marketing, your home can still attract qualified buyers who are serious about closing.
4. Negotiation Power Is Shifting — Seller Concessions Are More Common
As rates eased slightly to around 6.27% in September, more buyers began reentering the market — but they’re doing so with caution. Instead of overbidding, buyers are negotiating for value. It’s become common for sellers to offer concessions like closing-cost credits or rate buy-downs to help buyers offset higher borrowing costs. This trend doesn’t mean sellers are desperate — it simply reflects a market that’s rebalancing. For homeowners, it’s worth preparing mentally and strategically for this kind of give-and-take. Offering small incentives can sometimes be the key to keeping a deal together without slashing your asking price. Think of it as being competitive, not compromising.
5. What This Means for Homeowners in Silver Lake & Everett
For homeowners thinking about selling, the message is clear: the market is no longer racing ahead, but it’s far from collapsing. Now is the time to approach selling like a professional — prepare thoroughly, price intelligently, and expect to negotiate. Homes that are clean, well-staged, and priced right are still selling well, while those that are outdated or overpriced are seeing longer timelines. If you’re not planning to sell soon, this is still a good time to take stock of your home’s equity position. Even small gains in a stable market add up over time, and making minor updates now could put you in a great position when momentum picks up again.
6. Looking Forward: What September Predicts for Q4 and Into 2026
Looking ahead, the fourth quarter is likely to bring a slower but steady market. Inventory should remain relatively consistent, with perhaps a small seasonal dip heading into winter. Prices may flatten further, especially for homes that need work, while desirable listings in Silver Lake and Everett’s core neighborhoods should continue to draw interest. If mortgage rates hold steady or even dip slightly, we may see a fresh wave of buyers by early 2026. All signs point to a market that’s finding its footing — one that rewards patience, preparation, and realistic expectations.
📞 Schedule Your Market Review: Call Charles Dizon at (206)853-2680
Understanding what the numbers really mean is half the battle. The other half is knowing how to act on them. Whether you’re curious about your home’s current value, considering listing early next year, or just want clarity on where things are headed, I’d love to help you navigate the data and make confident decisions for your future.
What’s Really Happening in the Silver Lake & Everett Real Estate Market This Fall
Fall always brings a shift in the Silver Lake and Everett real estate markets — leaves change, and so do buyer and seller behaviors. As a local Real Estate Professional and Managing Broker with Century 21 Real Estate Center, I’ve been tracking the numbers closely. In this update, I’m breaking down what’s happening now, what it means for you, and how to make smart decisions as we head into winter.
1. What the Numbers Are Saying
– **Home Prices:** Prices are holding relatively steady compared to last spring, but appreciation has slowed.
– **Inventory & Days on Market:** Inventory in Silver Lake and Everett has ticked up slightly, giving buyers more options.
– **Interest Rates & Buyer Behavior:** Higher rates have made buyers more cautious and selective.
– **Seller Concessions:** Some sellers are offering incentives (closing cost help, home warranties) to stay competitive.
Local Snapshot: One of my recent listings went under contract in just 3 days — even with seasonal slowdowns — because we priced it right and had it fully prepped from day one.
2. What This Means for You
For Sellers
Be strategic with pricing and presentation. A clean, staged, and well-maintained home always stands out. Consider offering small incentives or flexibility to make your listing more appealing.
For Buyers
Move quickly when the right home comes up. With good preparation, you can still find great opportunities even with higher rates.
For Homeowners (Not Selling Yet)
Keep an eye on your neighborhood comps and use the fall season to handle minor upgrades — fresh paint, landscaping, or small fixes that pay off later.
3. Local Perspective & Stories
As a Managing Broker and Growth Director in this region, I’ve helped clients navigate every kind of market. One client hesitated to buy last summer, hoping for better conditions later. By the time spring arrived, rates had climbed — and their purchasing power dropped. Acting strategically, even in uncertain times, can save you thousands.
4. What’s Ahead — Winter & Beyond
Expect a quieter winter with steady pricing for well-presented homes. If mortgage rates improve, expect renewed buyer activity by spring. Preparation and timing — not panic — are the real advantages right now.
📞 Schedule Your Market Review: Call Charles Dizon at (206)853-2680
Every market has its rhythm — and when you understand it, you can move with confidence. If you’re wondering how today’s Silver Lake and Everett trends might affect your plans, let’s talk and find your best path forward.
Summer’s here—longer days, warmer mornings, and that “let’s go do something” kind of energy. But if you’re not intentional, that energy can crash and burn by lunchtime (and next thing you know, you’re in an afternoon daze wondering how it’s only 2:15).
Whether you’re working, chasing kids, traveling, or just trying to soak up every sunny second, how you start your morning sets the tone for the rest of the day. Here’s how to build a summer morning routine that keeps you feeling charged, focused, and ready for whatever’s ahead.
1. Rise with the Sun (or close to it) Summer mornings are gold—cooler temps, softer light, and a head start on the day before the rest of the world gets going. Even just 10–15 minutes of sunlight can help regulate your body’s sleep hormones and wake you up naturally.
Pro tip: Crack your blinds open the night before so you wake up to natural light instead of your alarm screaming at you.
2. Start with Hydration You wake up a little dehydrated—especially if your AC’s been cranking all night. First thing, grab a big glass of water. Add lemon or a pinch of sea salt if you want to replenish electrolytes and help your body wake up from the inside out.
Bonus tip: Hold off on the coffee for 30 minutes so you don’t spike your cortisol right away. (I know—it’s hard. But your body will thank you.)
3. Move Your Body This isn’t about breaking a personal record at the gym—it’s about getting your blood moving. A short walk, light yoga, or a quick bodyweight circuit outside will boost your mood and energy before the day ramps up.
Try this: 15 minutes of stretching or a walk around the block while the air’s still cool. You already know for me it’s the 5am workout session that works best. Gets the main goal of movement out of the way right at the beginning of the day.
4. Eat Light, Fuel Right Keep breakfast light and energizing so you don’t crash mid-morning. Summer’s perfect for fresh, colorful foods—think smoothies, yogurt bowls, eggs with greens, or fruit with nut butter.
One of my favorites: egg whites and a burger patty (turkey/beef)
5. Set Your Intentions Before diving into emails, texts, or your to-do list, take five minutes to jot down your priorities or journal. It’s like setting the GPS for your day.
Prompt to try: “What do I want to feel and focus on today?”
6. Unplug Before Plugging In Your phone will still be there in 30 minutes. Give yourself a tech-free pocket in the morning to actually be in your morning—sip coffee, enjoy the quiet, let your thoughts breathe before the digital flood hits.
Bottom line: Summer gives you a natural energy boost—more light, more warmth, and more reasons to get outside. A mindful morning routine lets you ride that wave instead of wasting it. Build a version that works for you, and make the most of every bright, buzzing minute this season.
Over the past few years—especially the last five—“affordability” has become one of the biggest buzzwords in real estate. And for good reason.
But here’s the thing: affordability isn’t just a market statistic or a headline you scroll past—it’s personal.
When we talk about affordability, we’re really talking about what you’re comfortable paying each month to take care of your shelter and, potentially, to start building wealth through homeownership instead of renting.
Breaking Down Affordability
Affordability starts with knowing your numbers. Ask yourself:
What’s my monthly income?
What debts do I currently have to pay each month? (Think student loans, car payments, credit cards.)
Where will my housing costs land in that mix?
From there, figure out what you could realistically (and comfortably) pay on a monthly mortgage. That’s your starting point.
Why It’s Personal
No two situations are the same.
Single income vs. dual income can make a big difference.
Even within the same household structure, the amount you bring in every month matters.
And of course, the amount of debt you’re carrying will directly impact what’s affordable for you.
Your affordability number isn’t about keeping up with someone else—it’s about what allows you to live without feeling stretched too thin.
If You’re Not Sure Where to Start
If “affordability” still feels like a vague idea, it’s a good time to talk to a professional. A mortgage advisor or real estate professional can walk you through the numbers, explain your options, and help you set a realistic path toward homeownership.
And if your goal is to one day own a home, remember: one day doesn’t have to mean today—but it also doesn’t have to mean “someday far off.” The sooner you know your numbers, the sooner you can start planning.
Owning a home is one of the most powerful wealth-building moves you can make. But it starts with knowing what’s affordable for you—not the market, not your neighbor, not what you saw on the news.
When you’re ready, let’s talk through your numbers and make that “one day” a reality.
There’s something special about being home. Not just physically being there, but actually being present. It’s one of the things I love most about where I am in life right now.
Most people don’t know this, but before real estate, I had a job that kept me on the road. I traveled a lot for work. And honestly? It was fun for a while. I got to meet new people, explore different states, and rack up enough airline miles to make traveling with the family a lot more comfortable. Upgrades? Yes, please.
What was the sacrifice?
But as exciting as it was, there was always one tradeoff—time away from the people who mattered most.
There’s a certain clarity that comes when you’re sitting in yet another hotel room, FaceTiming your family instead of being there for dinner. That clarity hit me hard. I realized I wanted something different. I wanted to be home.
Now don’t get me wrong—I still travel from time to time. But the difference is, it’s on my terms. And if I’m away now, it’s usually for a meaningful reason—like helping someone buy or sell a home, which can be life-changing. That feels purposeful. Worthwhile.
Is it worth it?
What I’ve gained in this season of my life isn’t just flexibility; it’s the ability to be fully present. I get to be home for my family. I have the freedom to prioritize my health. And I get to grow a business I believe in—without sacrificing what matters most.
Real estate is a fast-paced world. It can easily consume you if you’re not careful. I’ve been challenged to find balance—to show up for my clients, be present for my family, and take care of myself all at once.
And the best part? I’m doing it better now than I ever could have imagined back in that old job.
Alright, let’s talk about all these headlines yelling about new home inventory—how we’re back to levels not seen since 2009. If you’ve been around the block a few times, that might immediately make you think: Uh oh… is this another 2008 situation waiting to happen?
Totally fair. That fear is real—because we all remember what it felt like back then. But let’s take a deep breath and call out the elephant in the room: those headlines are built to scare, not inform. They’re more clickbait than context. So, let’s break this down and look at what the numbers really tell us.
This Is Not 2008 (And That’s a Good Thing)
Yes, it’s true—new home inventory has hit its highest level since 2009. But don’t let that send you into a Zillow doom scroll.
Here’s the real story. When you actually chart the data out, 2009 wasn’t even the peak of the oversupply. That peak hit back in 2007–2008. By the time 2009 rolled around, builders were already slamming the brakes on new construction.
So when someone says, “We’re back to 2009 levels,” that’s not code for here comes the crash. It’s more like, we’re crawling out of a very long construction hole.
Builders Took a Decade-Long Timeout
Let’s go deeper. After the crash, builders didn’t just slow down—they ghosted the market for years. Like a bad date. The result? A massive shortage of homes. That underbuilding lasted for over a decade and left us with not enough homes for all the buyers out there today.
Check this out:
You’ll see the wild overbuilding before the crash (red), then the long stretch of underbuilding (orange), and now… builders are just trying to catch up. They’re not flooding the market—they’re filling a gap that’s been there for years.
More Homes = More Hope for Buyers
Odeta Kushi, Deputy Chief Economist at First American, put it perfectly:
“This means more homes on the market and more options for home buyers, which is good news for a housing market that has been underbuilt for over a decade.”
More homes means more choices. And that’s especially important right now, when buyers have been competing like it’s the Hunger Games just to get a door key.
Now, yes—every local market is a little different. Some areas may have more new builds, others less. But nationally, we’re not sounding any alarms. This is not 2008 2.0.
Bottom Line
Don’t let the headlines hijack your peace of mind. The rise in newly built homes is actually a healthy sign that builders are making up for lost time—not repeating past mistakes.
If you’re wondering what this looks like here in our local market, let’s chat. I’m happy to help break it all down—without the drama.
The #1 Thing Sellers Need To Know About Their Asking Price
When you decide to sell your home, your goal is simple: get it sold quickly and for the best price possible. Totally fair, right? But here’s the thing—too many sellers today are aiming way too high, without realizing the market has shifted. Inventory has grown, and we’re not in the same wild seller’s market we saw a couple of years ago.
The result? More price cuts. And not the fun “clearance sale” kind.
According to Realtor.com, February saw the highest number of price cuts for that month since 2019. That’s right—more than any other February in the last six years.
If you consider that 2019 was the last true normal year for the housing market – that’s a big deal. We’re getting back to what’s typical for the market.
Why does that matter? Because 2019 was the last “normal” market before all the pandemic-fueled chaos. We’re now getting back to that more balanced environment, and that means it’s time for a mindset shift—especially when it comes to pricing.
Expectations vs. Reality
You might not get the same number your neighbor got during the height of the frenzy. And if you overshoot and then have to lower your price later, you could end up walking away with less than if you had just priced it right from the beginning. Ouch.
So how do you get it right? Simple: lean on your agent (hi 👋🏼).
How I Help You Price It Right
I don’t just throw a number out there and hope it sticks. I use real-time data, local trends, and my own nerdy obsession with market stats to land on a number that makes sense for your home.
Here’s how we make that magic happen:
Recent sales: We look at what homes like yours have actually sold for—not what they were listed at, but the final closing number.
Local market trends: It’s not just about what you want for your home, it’s about what buyers are willing to pay in today’s market.
Strategy: Depending on demand, we might even price just below market value to create urgency and attract multiple offers.
Why Starting Too High Can Hurt You
Now, I get it. Some sellers want to “test the waters” with a higher number. Maybe you’re hoping a buyer will fall in love and pay full price or more. But here’s the truth: that strategy often backfires. Big time.
Buyers might not even look at it. If it seems overpriced, it’s skipped. Boom—off the list.
It could sit too long. A stale listing makes people wonder, “What’s wrong with it?”
You may end up with less. Homes with price cuts often sell for less than they would’ve if priced right from day one.
The National Association of Realtors even has data that backs this up. Homes that sell within the first four weeks usually go for full price. The ones that linger? They tend to sell for less. It’s like the housing version of “you snooze, you lose.”
Bottom Line
You don’t want to chase the market by listing too high and then playing catch-up. You want to get it right the first time.
So, let’s talk strategy. If you’re thinking of selling, I’m here to help you figure out a pricing game plan that brings in serious buyers, not just tire-kickers. No gimmicks, no fluff—just honest advice with a little dad-joke flair if you need it.
Want your home to sell fast and for a great price? Let’s connect.
The Majority of Veterans Are Unaware of a Key VA Loan Benefit
For nearly 80 years, Veterans Affairs (VA) home loans have been helping Veterans achieve the American Dream of homeownership. But here’s the surprising part—according to Veterans United, only 3 out of 10 Veterans realize they could buy a home without needing a down payment.
That’s why it’s essential for Veterans—and those who care about them—to know about this valuable program. Understanding the resources available can make homeownership feel a lot closer. This can prevent big life plans from being put on hold. Veterans United puts it like this:
“The ability to buy with 0% down is the signature advantage of this nearly 80-year-old benefit program. Eligible Veterans can buy as much house as they can afford, all without the need to spend years saving for a down payment.”
The Benefits of VA Home Loans
VA loans are designed to make homeownership a reality for those who have served our country, offering significant benefits, including:
No Down Payment Needed: One of the biggest perks is that many Veterans can buy a home with no down payment. That’s a game-changer, making it easier to jump into homeownership.
Lower Closing Costs: VA loans cap the types of closing costs Veterans need to pay, meaning more money stays in your pocket when you’re ready to close.
No Private Mortgage Insurance (PMI): Unlike many other loan types, VA loans don’t require PMI, even with a low down payment. This translates to lower monthly payments, leading to big savings over the life of the loan.
Your best resource to understand all these options is your team of real estate professionals. This includes a local agent and a trusted lender, who can guide you through the unique advantages available to help you reach your homeownership goals.
Bottom Line:
Owning a home is a core part of the American Dream, and VA home loans are a powerful benefit for those who’ve served. Let’s connect to make sure you have the information and support you need to make confident moves in the housing market.
Feeling like homeownership is just out of reach? If everything on the market seems a bit too pricey, there’s another way to get your foot in the door—and it might just be with a fixer-upper. Let’s break down why buying a home that needs a little TLC could be your path to ownership and how to make it work for you.
So, What Exactly Is a Fixer-Upper?
A fixer-upper is a home that’s liveable but needs some level of work. The amount of work varies; some might need simple cosmetic updates, like removing wallpaper or updating floors, while others may require more intensive repairs, such as roof replacements or plumbing updates.
These properties often come with a more affordable price tag—generally around 29% less than move-in-ready homes, according to a survey from StorageCafe. That’s part of the reason why more buyers are considering homes that need a little extra love these days.
If you’re willing to put in some sweat equity, a fixer-upper can be a budget-friendly entry into homeownership and give you a chance to make the home truly yours.
Tips for Tackling a Fixer-Upper Purchase
If you’re thinking of buying a home that might need some sprucing up, here are a few things to keep in mind:
Choose a Great Location: You can upgrade a house, but you can’t pick it up and move it! Look for a home in a neighborhood you like or one with rising property values and growing amenities. This way, when you’re ready to sell, you’ve got a property with solid value behind it.
Budget for Surprises: Fixing up a home can come with unexpected costs—those little “surprises” behind the walls. It’s always wise to budget with a cushion for any hidden repairs that pop up during the renovation.
Get a Home Inspection: Before buying, bring in a trusted home inspector. They’ll give you an honest assessment of what needs to be done so you’re not blindsided by major expenses down the line.
Prioritize Your Projects: Not every upgrade has to happen at once. Start with the essentials, like structural or safety repairs, and save the dream features for later. Think of it as a three-tiered approach: the must-haves (crucial repairs), the nice-to-haves (upgrades to improve daily life), and the dream-state features (the luxury items to add when you’re ready). This will keep you focused and within budget.
Remember, the ideal home might be the one you perfect over time. With a fixer-upper, you have the chance to shape a house into your vision while saving on the upfront cost. With careful planning and a bit of patience, you can turn a house that needs some love into a place that feels exactly like home.
And don’t forget—working with a real estate agent who knows the market can help you find the best options with potential. They can spot homes with solid value and guide you toward properties where upgrades will make a real difference, helping you stick to a budget that works.
Bottom Line
In a market where finding a move-in-ready home at the right price can feel like an uphill battle, a fixer-upper offers a flexible, rewarding alternative. If you’re open to putting in a little elbow grease, you can transform a fixer-upper into your dream home over time. Let’s explore the possibilities and find a place that works for you!
The information contained, and the opinions expressed, in this article are not intended to be construed as investment advice. Keeping Current Matters, Inc. does not guarantee or warrant the accuracy or completeness of the information or opinions contained herein. Nothing herein should be construed as investment advice. You should always conduct your own research and due diligence and obtain professional advice before making any investment decision. Keeping Current Matters, Inc. will not be liable for any loss or damage caused by your reliance on the information or opinions contained herein.
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