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You may be reading the headlines and heard that the real estate market across our country and locally is shifting. In King and Snohomish counties, for both single-family residential (SFR) homes and condos, I can confidently say that inventory has increased across the board, and it is taking longer to sell a property due to increased selection and higher interest rates.
What varies from one zip code and/or city to the next are prices and equity. In some areas prices are up year-over-year, and in others, they are either flat or down. Some areas are affected more than others with downward pressure on prices, so having a skilled professional help you assess your value really matters. We are seeing many misplaced homes in the market, mostly due to pricing too high and/or inferior property condition. What I can also say for sure is that accuracy and quality matter in a sea of quantity and that long-term equity growth is strong.
When a home is brought to market accurately priced and properly prepared for market along with a strong equity position, sellers are winning! Keeping perspective on pricing by marrying the long-term gains with the current environment at the forefront has been the guiding light to a smooth sale and positive financial return. Couple that with some patience in a more normalized market, and stress levels reduce as home sellers and skilled real estate professionals partner to reach the seller’s goals.
Consumers should be mindful of who they hire! Unfortunately, the barrier of entry into the real estate profession is low, so be selective and seek someone truthful, who does their research, has a detailed plan, and knows how to negotiate. Professionals who are excellent communicators and are data and process-driven are the ones who are rising above the crowd by leaning into the current market conditions to find success for their clients. Below are the stats for my office through June 30th 2026, compared to the rest of the market, and I’m happy to report we are creating exceptional results for our sellers with well-above-average days on market and list-to-sale price ratios.
With monthly payments rising due to higher loan costs year-over-year, buyers have become more discerning as they build their budgets and decide what they are willing to take on. The irony of this phenomenon is that buyers have been waiting for this increased level of selection, a slowdown in price growth, and more negotiating power for years! Yes, this opportunity is coupled with higher interest rates and stubborn inflation, but with more room to negotiate, we are seeing many buyers obtain seller credits to buy-down their rate or negotiate a price they feel good about.
Additionally, it is important to understand that real estate is a long-term hold investment. While we saw an intense ramp-up in prices during the pandemic and tech boom in our area, that is not the norm. This caused an illusion that one could turn a property in 1-3 years and make a profit. During the pandemic, we saw double-digit annual price appreciation in many areas. The softening we are seeing in prices is correcting the long-term annual appreciation average against the historically high ramp-up we saw from 2020-2023.
According to the National Association of Realtors (NAR), the average amount of time a person stays in a home before they sell is 11 years, and the average annual appreciation is 4.3%. This combination could result in a 59% increase in the investment through equity built, based on the averages. When buyers plan to purchase a home they can see themselves in for at least 6 years, they are caring for their investment and enjoying where they live at the same time. Of course, life can change, requiring one to move sooner, and having a skilled professional in your corner to help navigate this is key.
On the flip side, many home sellers are sitting on wide, positive spreads of equity, especially if they have owned their homes for more than 6 years; and those who have been in their homes for a decade plus have gained amazing household wealth by owning real estate. We are seeing many of those sellers come to market due to life changes such as a shift in family size, job change, retirement, or a planned move out of state. Many Baby Boomers are following their adult children and grandchildren or simply right-sizing to a house or location that better fits their lifestyle.
Trends we are seeing for buyers are shifting as well. On top of the fact that many home sellers are also home buyers (everyone needs a place to live), we have a large population of younger buyers trying to obtain their first homes. In 2025, first-time homebuyers only accounted for 21% of all buyers, and in June 2026, they accounted for 33% of all home buyers. More selection and less competition have allowed some first-time buyers to jump in and seize the opportunity of a more open market to start building wealth through real estate and ditch the rent payment.
This market is nuanced, and while we can make some sweeping statements about inventory, interest rates, and the time it takes to transact, every situation is unique and requires analysis. The recipe of one’s motivation for a move, equity position for a seller, affordability for a buyer, and how that marries to the market conditions can lead to great success for some immediately. It also may require building a plan for some to get prepared to make their move later. What I do know is this: if you’re curious about how your goals align with today’s market, you have to ask! And you should ask someone willing to get into the weeds of the data, discuss your goals, listen to your needs, and help you devise a plan that works whether it is now or down the road. I am here for that, always! Please reach out if you want to learn more about how this nuanced market applies to your unique set of circumstances.
Fall is a wonderful time to get out and explore our local farms. From pumpkin patches and corn mazes to fresh cider and seasonal treats, there’s plenty to enjoy close to home. Browse the farms below to plan your next autumn outing.
Check farm websites for dates, times, admission cost and details.
SOUTH SNOHOMISH COUNTY
Biringer’s Black Crow Pumpkins & Corn Maze – Arlington
Pumpkin patch and corn maze. Local cider, honey and produce. Fall fun! Pet-friendly.
Bob’s Corn & Pumpkin Farm – Snohomish
Tractor rides, pumpkin patch, corn maze, night maze, bonfire rentals, concessions. Fresh produce at the Country Store and lunch and dinner are available on the weekend at the Country Kitchen.
Carleton Farm – Lake Stevens
Weekends only: Pumpkin patch, animals, market, concessions, and free parking are all open to the public at no charge. Or a separate farm option with paid admission including corn maze, hayride, and more activities. No online tickets or reservation needed.
Craven Farm – Snohomish
Corn maze, hayride, pumpkin patch, wagon ride, fire pit rentals, concessions, autumn décor.
Legacy Farm – Monroe
Weekends only: Pumpkin patch, mini golf, corn maze, covered hay ride, barrel train, kid zone playground, animals, carnival games, papa’s fire truck, family photo area, festive food & drink.
The Farm at Swans Trail – Snohomish
Pumpkin patches, fresh-pressed cider, corn maze, concessions. Animals, kids play area, live duck races, pigs show, hay rides, cow train, indoor slides, tractor pull, zip lines and more. New this year: come after dark for The Great Harvest Glow!
Fairbank Animal Farm & Pumpkin Patch – Edmonds
Weekends only: Pumpkin patch, farm animals, toy duck races, hay tunnel and more.
Stocker Farms – Snohomish
Pumpkin patch, corn maze, family photo areas, concessions, beer garden, kids play areas, hay ride, bubble barn, duck races, tractor slide, gaga ball, steer & pig roping, campfires, and more. “Stalker Farms” haunted attractions after dark.
Thomas Family Farm – Snohomish
Pumpkin patch, corn maze, kids fun park, 5-hole putt putt, kids paintball, inflatable corn maze, gem mining, 5-minute escape rooms, beer & wine garden, and more. “Nightmare on 9th” & Zombie Paintball after dark.
KING COUNTY
Carpinito Brothers – Kent
Pumpkin patch, corn maze, kids’ activities, farm animals, hay maze, goat walk. No pets allowed.
Fall City Farms – Fall City
Weekends only: Pumpkin patch, farm animals, concessions. No pets allowed.
Jubilee Farm – Carnation
Weekends only: Pumpkin patch, tractor rides, concessions, farm market, and more. Free admission. No pets allowed.
Remlinger Farms – Carnation
Pumpkin patch, apple cannon, pony rides, mechanical rides, farm animals, giant swing, play area, pioneer village, concessions and more.
Thomasson Family Farm – Enumclaw
Pumpkin patch, corn maze, wagon rides, farm animals, tractor rides, life-size foosball, gaga ball, slides, trike track, corn hole, indoor activities, photo ops, concessions, laser tag, mega slide, zip line, and more.
Yakima Fruit Market – Bothell
Farm stand with lots of local pumpkins, apples, and farm-fresh produce. Corn stalks, hay bales and fall décor.
*Always check farm websites for dates, times, admission cost and details.
October Home Maintenance 🏡✨ Prepare for the colder months by making sure your house is sealed from water damage and pests. Labor and building materials are also typically the least expensive around this month, so utilize this to your advantage if you’ve been needing to make household updates or renovations to increase the marketability of your home.
