New listings fell 52% this week in Snohomish and North King County. That sounds alarming. But before you read too much into it, here’s the important context: July 4th fell on a Saturday this year, and this report covers that full holiday weekend. New listings almost always drop sharply during holiday weeks. Sellers take a break. Agents take a break. That part is completely normal.

What’s not always normal is what buyers did. They didn’t slow down at all.

This Week’s Numbers (Week Ending July 5, 2026)

• 211 New Listings (down 52% from 441)
• 327 Pending Sales (up from 298, +10%)
• 289 Homes Sold (up from 267, +8%)
• 242 Price Reductions (down from 354, -32%)
• 5 Price Increases (down from 9)
• 42 Back on Market (up from 21)
• 67 Expired Listings (up from 24)
• 87 Canceled Listings (down from 134, -35%)
• 8 Contingent

Sellers Stepped Back. Buyers Didn’t.

The gap between new listings and pending sales tells the clearest story. Last week that gap was +143, meaning new listings were outpacing pending sales. This week, pending sales actually outnumbered new listings by 116. The gap flipped completely.

Now, a big chunk of that is the holiday effect compressing new listings. So don’t read it as a sudden demand explosion. But read it for what it is: buyers stayed active through a holiday weekend while inventory tightened up. That’s a meaningful signal about where demand actually stands.

Price Reductions Dropped Sharply

One of the most encouraging numbers this week is the drop in price reductions, from 354 down to 242. That’s a 32% decline in a single week.

Some of that reflects the holiday week — fewer active listings means fewer opportunities to reduce. But it also reflects sellers who are still competing choosing to price more accurately from the start rather than list high and cut later. Buyers responded. Pending sales went up and sold homes climbed too.

Expired Listings Jumped. Here’s Why That’s Not All Bad.

Expired listings almost tripled this week, from 24 up to 67. That looks dramatic. But there are two things to keep in mind.

First, holiday weeks tend to produce more expirations because fewer agents and sellers are available to extend or relist during the week. Second, a lot of these are likely older listings that have been sitting on the market without selling. When those finally expire instead of dragging on with repeated price cuts, it actually helps clean up the available inventory pool.

So the jump in expirations is worth watching, but it’s not a red flag on its own. Expect to see some of those homes relist in the coming weeks at more competitive prices.

What This Means If You’re Selling

Buyers were out there even through a holiday weekend. That matters. It tells you demand is still real, and it’s there for homes that are priced and presented correctly.

The drop in price reductions also tells you something useful. Sellers who came in this week priced to match the market didn’t need to cut. If your home is sitting right now, the price is usually the place to start looking for answers.

What This Means If You’re Buying

Inventory got thinner this week, but that’s a holiday week effect. Expect more listings to come back on the market over the next couple of weeks as sellers who stepped back for the holiday get back out there.

In the meantime, if you’ve been watching a specific home or neighborhood, a quieter week like this is actually a good moment to move. There are fewer competing buyers right now than there were a week ago.

The Bottom Line

Don’t read too much into any single holiday week number. The drop in new listings is expected and temporary. What matters more is that buyers stayed active, price reductions fell, and canceled listings dropped 35%. Those are signs of a market where demand is holding and sellers are getting more realistic about pricing.

Next week’s numbers will tell us a lot more as the market comes back to full activity after the holiday.

If you want to talk through what this means for your specific situation, reach out anytime. I’m happy to walk through it with you.

Data sourced from Snohomish & North King County MLS activity, week ending July 5, 2026.

Last week, 394 new listings came on the market in Snohomish and North King County, and 310 of them went pending. That’s a gap of 84 homes. This week, 441 new listings hit the market while pending sales only dipped slightly to 298. The gap is now 143 homes.

That’s a meaningful jump. But it’s not the story you might expect. Buyer activity didn’t fall off a cliff this week. New listings surged instead.

This Week’s Numbers (Week Ending June 28, 2026)

• 441 New Listings (up from 394, +12%)
• 298 Pending Sales (down from 310, -4%)
• 267 Homes Sold (up from 228, +17%)
• 354 Price Reductions (up from 312, +14%)
• 9 Price Increases (up from 5)
• 21 Back on Market (down from 27, -22%)
• 24 Expired Listings (down from 33, -27%)
• 134 Canceled Listings (up from 100, +34%)

Supply Jumped. Demand Held Pretty Steady.

Here’s the part worth paying attention to. Pending sales only dropped about 4% this week. That’s a small move, not a dramatic one. New listings, on the other hand, jumped 12%.

So the widening gap isn’t really about buyers backing off. It’s about more sellers putting their homes on the market while demand stayed roughly the same. More supply and the same number of buyers means more competition for every listing.

Price Reductions and Cancellations Both Climbed

Price reductions rose again this week, up 14% from last week. That continues a pattern we’ve been watching for a few weeks now. More sellers are adjusting their price down to where buyers actually are.

Canceled listings jumped even more, up 34%. That’s a different kind of response. Instead of cutting price, some sellers are deciding to step back from the market entirely rather than keep competing.

Both moves tell a similar story. The sellers who listed at a number the market won’t support right now are running out of patience, whether that means a price cut or a full withdrawal.

The Good News: Sold Homes Are Up

It’s easy to focus only on the gap, but homes sold actually rose 17% this week, up to 267 from 228. Back on market and expired listings both dropped too. Deals that go under contract are sticking, and closings are happening at a healthy pace.

That matters because it shows the market is still functioning well for homes that are priced and presented correctly. The slowdown isn’t across the board. It’s concentrated in homes that haven’t adjusted to where buyers actually are.

What This Means If You’re Selling

More competition means your home needs to work harder to stand out. That’s just the reality with 441 new listings hitting the market in a single week.

But the data doesn’t say buyers disappeared. It says they’re being more selective with more options in front of them. Price to match today’s market, present the home well, and don’t wait too long to adjust if it’s not getting attention in the first couple weeks.

What This Means If You’re Buying

This is a good week to be a buyer. More inventory came on the market, and demand barely moved, which means you have more leverage and more choices than you did last week.

Just don’t assume every home needs a lowball offer. The well priced ones are still selling, and selling fast. Save your negotiating room for the homes that have been sitting.

The Bottom Line

The gap between new listings and pending sales widened from 84 homes to 143 this week, and that’s worth watching. But the bigger driver was a surge in new listings, not a collapse in buyer activity. Pending sales barely moved, and homes sold actually rose.

If you want to talk through what this means for your specific situation, reach out anytime. I’m happy to walk through it with you.

Data sourced from Snohomish & North King County MLS activity, week ending June 28, 2026.

After a Buyer Surge, the Snohomish & North King County Market Takes a Breath

Last week’s report had a good story to tell. Pending sales jumped almost 30% in a single week. The gap between new listings and pending sales dropped from 141 homes down to just 40. It looked like buyers were finally stepping off the sidelines.

This week adds a second data point to that story, and it’s a little more mixed. That’s actually the whole lesson here: one week of numbers never tells you everything.

This Week’s Numbers (Week Ending June 21, 2026)

• 394 New Listings (down from 435, -9%)
• 310 Pending Sales (down from 395, -22%)
• 10 Contingent listings (a new metric I’m tracking starting this week)
• 312 Price Reductions (down from 329, -5%)
• 5 Price Increases (down from 12)
• 27 Back on Market (down from 41, -34%)
• 33 Expired Listings (up slightly from 32)
• 100 Canceled Listings (down slightly from 102)
• 228 Homes Sold (down from 282, -19%)

The Gap Widened Back Out

Two weeks ago, new listings were outpacing pending sales by 141 homes. Last week, that gap shrank all the way down to 40. This week, it widened back out to 84.

So what happened? New listings only eased off by 9%. Pending sales dropped a lot more, down 22%. Buyers pulled back faster than sellers did this time around.

It’s tempting to call that a reversal. But hold on, because the rest of the data tells a calmer story.

The Signs That Actually Matter

If buyer demand were truly falling apart, you’d expect to see it everywhere. More price cuts. More expired listings. More deals falling through. None of that happened this week. In fact, most of these numbers moved in the right direction.

• Price reductions went down, from 329 to 312.
• Back on market listings dropped 34%, from 41 to 27.
• Expired and canceled listings barely moved at all.

That tells me something important. Fewer sellers are needing to chase the market with a price cut. And fewer deals are falling apart once they go under contract. Both are healthy signs, even with pending sales down this week.

A New Metric I’m Tracking: Contingent Listings

Starting this week, I’m adding one more number to the mix: contingent listings. These are homes under contract, but with conditions still open, like financing or inspection. Right now there are 10 of them. It’s a small number, but it gives an early look at deals before they hit pending status. I’ll keep watching it over the next few weeks to see if it tells us anything useful.

What This Means If You’re Selling

The headline number this week, pending sales down 22%, might look discouraging at first. But look a little closer and the picture gets better. Homes that are priced right and presented well are still selling without needing a price cut. Fewer contracts are falling apart after going under contract too.

None of that changes the basic strategy. Price your home to match today’s market, not last year’s. Present it well from day one. And if the first couple weeks don’t bring offers, be ready to respond quickly instead of waiting it out.

What This Means If You’re Buying

Inventory is still healthy compared to the last few years, even with new listings easing up a bit. If you’ve been waiting for a window with more selection and less competition, that window hasn’t closed. Last week was a reminder that window won’t stay open forever. But this week shows there’s no need to rush into something out of fear of missing out.

The Bottom Line

One strong week followed by one more typical week doesn’t mean the trend flipped. It means the market is settling into its footing. And the numbers that matter most for overall health all moved in a good direction this week. That includes price reductions, back on market, expired, and canceled listings. That matters more than the pending number on its own.

The right move still depends on your situation, not on one week of headlines. If you want to talk through what this means for you, reach out anytime. I’m happy to walk through it with you.

Data sourced from Snohomish & North King County MLS activity, week ending June 21, 2026.

Snohomish & North King County Market Update (Last 7 Days)

Over the past week, more inventory continued to come to market while pending activity slowed.

Key numbers:

• 448 New Listings (up from 436)
• 307 Homes Pending (down from 359)
• 321 Price Reductions
• 11 Price Increases
• 44 Expired Listings
• 125 Canceled Listings

Over the past month, one trend has become pretty clear. Inventory has remained steady while buyer activity has become more selective. We’re seeing more homes come on the market than go pending, and sellers continue to make pricing adjustments to stay competitive.

Market Insight

The most important number I’m watching right now isn’t price reductions. It’s the relationship between new listings and pending sales.

Just a few weeks ago, pending activity was keeping pace with new inventory. This week, 448 homes came on the market while only 307 went pending. That gap tells us buyers have more choices than they did earlier this spring, which puts more pressure on sellers to stand out.

We’re still seeing homes sell every day, but buyers are taking their time and comparing options more carefully before making decisions.

Even though price reductions came down from last week’s spike, there were still 321 price reductions across Snohomish and North King County. That’s a reminder that pricing correctly from the start remains one of the biggest factors in a successful sale.

If you’re thinking about buying or selling, understanding where your home fits within today’s market is more important than ever.

Want to know how these trends affect your plans? Reach out and let’s talk through your options.

Snohomish & North King County Market Update (Last 7 Days)

Over the past week, the market saw a surge in activity, with more listings, more sales, and more buyers getting homes under contract. At the same time, we’re seeing a significant increase in price reductions, showing that buyers are still very sensitive to pricing.

Key numbers:

• 436 New Listings (up from 346)
• 359 Homes Pending (up from 286)
• 349 Homes Sold (up from 248)
• 384 Price Reductions (up from 251)
• 11 Price Increases (up from 4)
• 36 Back on Market (up from 26)
• 44 Expired Listings (up from 33)
• 125 Canceled Listings (up from 87)

What this shows is that demand improved this week, with pending and sold activity increasing substantially. However, the biggest story may be the 384 price reductions, which outpaced the increase in buyer activity. Sellers are continuing to adjust expectations as buyers remain selective and focused on value. The increase in canceled and expired listings also suggests some sellers are choosing to pause rather than compete.

Bottom line: The market remains active, but pricing strategy is becoming even more important. Buyers are purchasing homes, but they’re rewarding properties that are priced correctly and overlooking those that miss the mark.

Want to know how this affects you? Reach out and we can plan your next move together!

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.