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If you’ve been thinking about selling, you’ve probably come across headlines suggesting buyers have all but disappeared. The market is slow. Rates are high. Nobody’s moving. But here’s what those headlines are missing — and why the picture is more encouraging than it might seem.
The Market Has Changed. Buyers Haven’t Disappeared.
It’s true that the Snohomish County housing market looks different than it did two or three years ago. Inventory has grown significantly — up 29.2% year-over-year in June 2026 according to NWMLS. Homes are taking a little longer to sell. Buyers are being more selective. And the urgency of the pandemic-era frenzy is firmly in the rearview mirror.
But here’s what’s important to understand: a market that has normalized is not a market that has stopped. Homes are still selling in Edmonds, Shoreline, and Mukilteo every week. Serious buyers are still making moves — not because conditions are perfect, but because life doesn’t pause while they wait for a perfect market that may never arrive.
As Lawrence Yun, Chief Economist at the National Association of Realtors, recently explained: “A late spring buyer rush — even with mortgage rates not budging — is an indication of pent-up housing demand and consumers’ acceptance of above-6% mortgage rates as the new normal.”
That acceptance matters. Buyers who have spent months waiting for rates to drop significantly are increasingly deciding that waiting isn’t the answer — and that getting into the right home now is worth more than chasing a rate environment that keeps not arriving.
Who Is Actually Buying Right Now?
This is the part that often gets lost in broad market coverage. The buyers who are active right now aren’t casual browsers. They’re not scrolling listings on a Sunday afternoon out of curiosity. They’re people with real reasons to move and real timelines pushing them forward.
In Terry’s experience working with buyers across Edmonds, Shoreline, and Mukilteo, the buyers showing up at listings right now tend to fall into a few consistent groups:
- Move-up buyers who sold their own homes earlier this year and need to land somewhere. They have equity, they’ve done their research, and they’re ready to act on the right property.
- Relocation buyers moving to the Seattle area for work — often with corporate relocation support — who have a genuine deadline and move quickly when the right home appears.
- Downsizing buyers who have been watching the market for months and have decided the time is right. They know what they want, they’re financially strong, and they’re not interested in long negotiations.
- Out-of-area buyers drawn specifically to the Puget Sound lifestyle — the waterfront, the ferry access, the community character of Edmonds and Mukilteo — who often move decisively when they find the right property.
What these buyers have in common is purpose. They’re not making a casual decision. They’ve thought it through, they’ve gotten pre-approved, and they’re ready to move when the right home appears at the right price. That’s exactly the kind of buyer a seller wants.
What This Means If You’re Thinking About Selling
The honest answer is that today’s market rewards sellers who understand it clearly and respond to it strategically — not sellers who are still operating on 2021 assumptions.
More inventory means buyers have choices they didn’t have a few years ago. They can afford to be patient. They can compare your home against six others in the same neighborhood and the same price range. And they will. That’s not a reason to be discouraged — it’s a reason to make sure your home stands out from the comparison.
The sellers who are finding success right now share a few things in common. They’ve priced their home based on what the market is actually paying today — not what a neighbor got two years ago. They’ve invested in preparation that makes their home genuinely competitive at that price. And they’ve worked with an agent who knows how to reach the motivated buyers who are actively looking in their specific neighborhood and price range.
Done correctly, that combination still produces strong results — even in a market that has more inventory and takes a little more patience than the sprint years of 2020 and 2021.
The idea that nobody is buying right now simply isn’t supported by what’s actually happening in this market. What is true is that the buyers who are active have high expectations and real choices. The homes that meet those expectations — priced right, presented well, marketed to the right audience — are still selling.
The opportunity is there. The key is having the right strategy to connect with the buyers who are already looking for exactly what you have.
Frequently Asked Questions
Is there enough buyer demand to sell my home in Edmonds right now?
Yes — but the nature of that demand has changed. The buyers who are active right now are motivated and purposeful, not casually browsing. They’ve accepted the current rate environment and they’re moving because their lives require it. A well-prepared, honestly priced home in a desirable Edmonds neighborhood will find those buyers. The homes that aren’t finding them are almost always overpriced or underprepared relative to the current competition.
How long should I expect my home to take to sell?
Longer than 2021, but not as long as many sellers fear when they’re priced and prepared correctly. Days on market have increased across Snohomish County compared to recent years — that’s simply the reality of a more normalized market. Well-priced homes in sought-after Edmonds neighborhoods are still moving in a reasonable timeframe. The homes sitting for extended periods are almost universally in one of two categories: overpriced, or underprepared. Both are fixable.
Should I wait until the market improves before selling?
That depends entirely on your personal situation and timeline. What’s worth understanding is that “waiting for the market to improve” assumes rates will fall and buyer demand will surge — and both of those assumptions carry real uncertainty. Sellers who waited through 2024 and 2025 for conditions to improve are largely still waiting. If your reasons for selling are genuine and your timing is otherwise right, a well-executed sale in today’s market may serve you better than a longer wait with no guaranteed payoff.
What’s the most important thing a seller can do in today’s market?
Price it right from day one. In a market with more inventory and more selective buyers, an overpriced listing accumulates days on market quickly — and those days become a negotiating tool for every buyer who comes after. The sellers who do best right now are the ones who price to current comps, invest in preparation that makes their home genuinely competitive, and have the patience to let the right buyer find them. That combination still works. It just requires more discipline than it did a few years ago.
Thinking About Selling This Summer?
If you’re considering selling your home in Edmonds, Shoreline, Mukilteo, or South Snohomish County, Terry Vehrs can walk you through what the current market looks like for your specific property — what it’s worth today, which buyers are most likely to be interested, and what preparation makes sense. No pressure, no obligation.
Call or text: 206.799.9500
Terry Vehrs · Windermere Real Estate M2 LLC · Serving Edmonds, Shoreline, Mukilteo & South Snohomish County
Disclaimer: The information contained in this post is believed to be accurate as of the date of publication but is not guaranteed. Market data, home values, and other details are subject to change without notice. All information should be independently reviewed and verified by the reader. This content is intended for informational purposes only and does not constitute legal, financial, or real estate advice. For the most current and property-specific information, please consult directly with Terry Vehrs or the appropriate local, county, and state agencies. Terry Vehrs | Windermere Real Estate M2 LLC | Licensed in Washington State.
