Monthly roundup

Newsletter Overview

Welcome to the OCTOBER 2025 edition of my monthly newsletter, where I share market insights, helpful resources, and practical tips on the Snohomish County real estate market.

The Snohomish County housing market is in a correction, which is not a bad thing, as we’re now in a more balanced housing market locally (as well as nationally).

Prices ticked down quite a bit from August to September within Snohomish County, and homes are taking longer to sell than last month. See below for more details.

Sellers are adjusting prices more frequently and/or offering increased incentives. Now more than ever it’s so important to price your home appropriately, and ensure is prepared, presented, and marketed well.

Whether you’re thinking about tapping into your equity, exploring downsizing or retirement options, or navigating the sale of a family property, this month’s update is designed to give you clarity and confidence.

To my longtime readers, thank you again for following along each month. And to those joining for the first time — welcome aboard! I’m glad you’re here!

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I send out this newsletter each month to provide helpful real estate insights and data focused on Snohomish County and the surrounding areas. Everything here is pulled from the MLS and supplemented with trusted and reputable sources along with my own local perspective.

Of course if you find it helpful, feel free to forward it to a friend or family member - sharing is always appreciated!

Now let’s dive into October!

Local Housing Market

Snohomish County Housing Market Health Check

The market continues to move with quiet strength and more balance. Here's where things stood as of the end of September 2025:

• Average Sales Price dropped from $854,000 in August to $806,000 in September — a significant ~5.6% month-over-month dip.

• New Listings rose to 616, up from 574 in August — indicating more sellers entering the market.

• Inventory of homes for sale ticked up slightly to 908 from 874 in August — still relatively tight compared with historic norms, but edging toward more supply.

• Days on Market (DOM) increased from 26 in August to 29 in September — homes are taking a little longer to sell.

• Final Sales Price as % of Original List Price drifted down to 97.2% (from 97.6%) and off the spring high of ~101.2% in April — sellers are accepting slightly more concessions.

• Price per Square Foot remained steady at $424, down from a peak of ~$454 in June — indicating leveling in value per unit area.

Read the full October 2025 real estate and housing update here.

What this tells us:
The market in Snohomish County is in a “calm but competitive” phase. The spring frenzy is behind us, but strong fundamentals remain.

For sellers: You still hold significant equity, but correctly pricing, staging, and marketing your home are more important than ever.

For buyers: There’s slightly more breathing room than peak spring, but you’ll still need to move decisively if you find the right home.

Want neighborhood-specific data? Visit my data dashboard →

Sellers

Selling Smart: Tips for Potential Sellers

Selling Smart: Tips for Potential Sellers

If you’re considering selling in the next 6 to 18 months, here are some updated action items for October and beyond:

1. Set realistic expectations early — With days on market ticking up, an over-optimistic list price may lead to stagnation or price cuts.

2. Maximize fall presentation — Fall landscaping, refreshed exterior paint, and cozy interior staging (think warm lighting, neutral tones) go a long way now that the market is shifting from “spring show-ready” to “autumn ready.”

3. Highlight move-in-ready condition — Buyers are increasingly showing preference for homes requiring minimal work. Pull-out old carpet, freshen paint, fix minor repairs.

4. Be flexible with timing — Showings fewer in number, but more serious in intent. Make your home easy to view — weekends, early evenings, even during fall events.

5. Leverage marketing beyond MLS — Use high-quality photos, video tours, social media mentions, and targeted outreach. With slightly reduced urgency among buyers, your marketing matters more.

6. Speak to the buyer mindset — With more inventory and more selective buyers, emphasize unique benefits: MIL’s, shops, RV parking, updated systems, low maintenance, strong neighborhood schools.

7. Partner with the right advisor — A local professional who knows how to navigate the fall market will make the preparation and listing process smoother and more strategic.

If you have questions about preparing your home, let’s talk!

Seniors

Senior Spotlight: Real Estate for Retirees & Equity-Rich Homeowners

For those of you in the “equity-rich homeowner” or soon-to-be-retired category, here are some key ideas as we head into the cooler months:

• Right-size with intention: Rather than simply downsizing, consider “smart sizing” — maybe a one-level home, low maintenance yard, walkable neighborhood, or proximity to friends/family.

• Use your equity proactively: Whether it’s selling and renting part of your home, adding an Accessory Dwelling Unit (ADU), or converting unused space into income (e.g., short-term rental) — now’s a good time to plan.

• Plan your move before the rush: If you’re thinking of relocating next year, start the conversation now. Listing in late fall or early winter may give you a head-start on spring buyers and less competition.

• Talk to professionals early: Estate planners, tax advisors, real-estate agents, and senior-specialist REALTORS (SRES®) can help align your real estate move with your lifestyle and financial goals.

Probate

Probate Property Corner 

This month’s insight: How long does a property typically stay on the market after a loved one passes away?

When navigating a probate sale, one of the commonly under-appreciated timelines is the period a home sits unsold, thus it’s important to understand what you must consider and deal with while a home is listed for sale. The length of time it spends on the market is solely dependent on the pricing, home condition, and marketing.

Key points:

• Mortgage or home-ownership costs (utilities, maintenance, insurance) continue until sale or transfer.

• Photograph and document the home’s condition immediately (helps with marketing and mitigating deferred maintenance).

• Proactively decide whether to sell “as-is” or invest in minor repairs — often smaller fixes (fresh coat of paint, landscaping tidy up) can shorten time on market and boost net proceeds.

• Meet with a listing agent before the executor schedules listing; set realistic pricing and marketing based on comparable properties and age/condition of the home.

Vacant Lots, Acreage & Raw Land

Considering Selling Acreage or Raw Land? Here’s What You Need to Know.

Considering Selling Acreage or Raw Land? Here’s What You Need to Know.

While homes get the bulk of attention, acreage and raw land in Snohomish County deserve their own strategy:

• Zoning, utilities, and access dominate: What can be built, what infrastructure exists (water, power, septic), and how easy is access all matter significantly.

• Marketing for land is different: Buyers are often builders or investors — aerial photos, drone footage, topo maps, zoning/lots of documentation help attract serious inquiries.

• Timing matters: Fall can be a beneficial window to list — less competition than spring, but still enough buyer traffic. But if you wait too long (late fall/winter), the seller pool may shrink and exposure may lessen.

• Consider creative options: For example, offering seller financing or marketing to builders who may be hunting for “site ready” parcels.

• Tip: Before listing, consider having a soils or topographic evaluation done — even a high-level summary can build buyer confidence and speed the process.

Not sure what your zoning is? I can pull a quick report and show you your options.

Finances

💵 Financial Smarts: Tips for Retirees & Homeowners

With market conditions and rates evolving, here are three financial moves to consider this fall:

1. Review your mortgage and HELOC terms: If you have an older adjustable-rate or line of credit, check whether refinancing or locking in a fixed product makes sense — especially if you plan to move or tap equity.

2. Turn equity into opportunity: Whether it’s home improvements, healthcare funding, helping family, or for travel — a well-timed home sale or equity extraction can be a strategic move (not just reactive).

3. Budget for taxes, insurance, and seasonal maintenance: Property tax assessments, insurance renewals, and fall/winter maintenance all add up. Running an annual review of your housing-related expenses can prevent surprises and help cash-flow wisely.

Things to do

🎉 Things to Do in Snohomish County this Month

Fall in Snohomish County means more than just real estate — it’s a great time to get out and enjoy local events. Here are some upcoming things to consider this October:

• Fall Harvest Festivals & Pumpkin Patches: Local favorites such as Swans Trail Farms (hay rides, pumpkins, photo ops) are in full swing.

• Leaf Peeping & Trail Walks: Visit places like Lord Hill Regional Park or Lowell Rotary Park for scenic fall foliage and easy hikes.

• Art & Gallery Nights: Check out the downtown City of Snohomish art scene with the monthly art walk and local gallery openings.

• Local Farmers’ Markets & Craft Fairs: The season’s harvest is in — perfect time to visit local markets for fresh produce, artisan goods, and meeting neighbors.

• Other events

• If you know of another great local event this fall, send it my way and I’ll feature it next month!

Pro of the month

Trusted Local Pro of the Month

Each month I try to spotlight a professional or company I’ve personally worked with and can confidently recommend - whether it’s a plumber, painter, lawyer, financial advisor, or another trusted service provider.

October Trusted Pro: Performance Painting - Everett, WA
A a family owned small business they focus on each client’s needs. Services include: Pressure washing Residential interiors and exteriors, deck and fence coatings and maintenance Repairs (siding, trim, drywall, texture, etc.) 

I’ve used Performance Painting for two recent exterior paint jobs and they did a fantastic job on both homes. Prices are reasonable, communication is thorough and timely, painters are reliable, and the quality is excellent!

They offer free estimates and are very accommodating with scheduling.

📍 Location: Everett, WA
📧 Contact: Shane, (425) 330-6295, [email protected]
Performance-PaintingWA.com

Around your home

Home Safety & Maintenance

Fall Home Maintenance Checklist

It’s officially fall — cooler evenings, earlier sunsets, and more indoor time. Now’s a great moment to handle these home-maintenance priorities:

• Clean gutters and downspouts — Leaves and debris build up faster this time of year; water damage is easier prevented than repaired.

• Inspect roof and flashings — Especially after wet summer months, make sure shingles, flashing, and chimney/water-seal areas are in good condition.

• Check exterior drainage — Ensure water flows away from foundation; fall storms + saturated ground make this critical.

• Service your furnace/heat pump/ventilation — A fall check-up can avoid surprises on cold mornings.

• Test smoke & carbon-monoxide detectors — Winter heating and fireplace use increase risk; change batteries if >10 years old or replace older units.

• Outdoor lighting & walk-way safety — With earlier darkness, ensure pathways, steps and entries are well lit and safe.

• Tip: Set a reminder now for spring 2026 maintenance so it doesn’t sneak up on you.