|
The
Summer Slowdown is Upon Us What It
Really Means for Buyers and Sellers in 2025 As we navigate the heart of summer in Western Washington’s real
estate market, an unmistakable seasonal shift is underway. The summer slowdown,
a recurring yet often misunderstood trend, has officially arrived. But what
does this truly mean for buyers, sellers and investors in our local market? Despite national headlines and assumptions about declining demand,
the Western WA real estate market continues to show underlying strength,
nuanced movement, and critical opportunities for those who know where to look. Understanding
the Summer Slowdown in Snohomish County The summer slowdown is not a collapse, it's a seasonal correction.
Traditionally, the real estate market heats up in January through mid-spring,
with the highest sales prices in April/May.
It then levels off and begins tapering off slightly in June through the
end of the year. Families settle in before the school year begins, vacations
take priority and listing/showing activity tends to pause in late fall. In 2025, this seasonal ebb feels sharper due to higher interest
rates, the current political/economic climate, inflation fatigue and ongoing
affordability issues. Inventory is increasing, however homes that are priced
well and move-in ready are still selling, just not at the frantic pace of
previous peak seasons. Homes are sitting a bit longer, price reductions are more common and
buyers now have room to negotiate, especially on homes that need updates or are
overpriced. Snohomish
County Market Stats: July 2025 Snapshot Inventory Pulse| A Quiet Stir Beneath the
Surface: The
residential rhythm of Snohomish County’s housing circuit hums on, but subtle
shifts in its cadence are whispering change. In the past week, 214 fresh
listings came on the market, while just 126 properties found buyers. Inventory
levels have climbed, reaching 1.8 months of supply, a metric that still leans
in favor of sellers but grants buyers more opportunities than in the frenzied
tempo of previous seasons. Velocity of Sales | Deceleration with Pockets
of Urgency: While
the overall tempo is easing, the market remains bifurcated. Properties that hit
the market with pinpoint pricing and pristine presentation still garner swift
attention. Among listings unveiled in early July, nearly a quarter secured
offers within 7 days. When peering further back to homes listed from
mid-to-late June, 30% of sellers were under contract within the first two
weeks. The median days on market has increased to 8, underscoring
the premium placed on first impressions. The average DOM has increased to 23
days, illuminating the slow drag on homes burdened by overzealous pricing or
lackluster prep. Contract Contents| Buyers Reclaiming Their
Voice: Between July 6th and 12th, a mood of cautious assertiveness
characterized buyer behavior. Though 18% of sellers reveled in bidding
contests, today’s buyers wield their pens more shrewdly. Contingencies have
resurfaced, notably, inspection addendums reemerged in 52% of contracts. Even more prevalent, 78% of accepted offers included
financing conditions. This surge of prudence shows a buyer pool that is both
measured and deliberate, far removed from the impulsivity of past cycles. Sales Outcomes| A Market That Rewards Precision: Pricing outcomes over the past
30 days paint a compelling mosaic. A robust 34% of sold homes received over their
asking price, with only 7% besting it by 5% or more. Three percent got 10% or
more over list and 2% shattered ceilings with premiums of 15% or beyond. That
being said, the percentage of sellers receiving significantly over asking price
is decreasing quickly. Thirty-eight percent of sales were actually below asking
price, a stark reminder that mispricing invites market indifference. The lesson
here is clear, strategy outpaces speculation. Sellers who miss their mark early
face the grim gravity of price cuts and stagnant showings. The average number
of showings in Snohomish County was just 5 per listing in June. Year-Over-Year Perspective| A Softer Season for
Sellers: Comparing
June 2025 to June 2024 unveils some interesting shifts. New listings climbed by
12%, while available inventory ballooned by 42% and months of supply of
inventory surged by 29%. Yet the buyer pool has thinned, pending sales sagged 2.5%
year-over-year, revealing a market more flush with choices but lacking the
buyer fervor that defined the winter/spring market. Simply put, there were more
homes, fewer buyers and sellers had to work harder to earn attention. June
2025, by all measures, has been decidedly cooler than June 2024. Is a
Summer Slowdown Bad News for Sellers? Many sellers fear a slowdown, but the truth is that this market
still favors those who list strategically. With low inventory levels across
most Western WA counties, well-maintained, well-presented homes continue to
draw strong interest. And over a quarter of the sellers’ that are listing their
homes right now are getting under contract within the first 7 days and some are
still receiving multiple offers. Here’s what savvy sellers should keep in mind: · Serious
buyers are still in the market, those shopping now are typically motivated,
loan-prepped and ready to close. · Pricing
competitively is key! Gone are the days
of wildly inflated list prices. · Pricing
it right the first time gets better results than chasing the market down. · Presentation
matters more than ever! Professional
staging, high-quality photography and clear online marketing give your home an
edge in a slightly more discerning market. · Sellers
willing to adjust expectations slightly and work with a skilled real estate broker
can still achieve strong returns. Buyers:
The Window You’ve Been Waiting For Is Open For buyers, this mid-summer lull is a rare window of opportunity.
The spring rush is over, competition has eased and homes are staying on the
market longer, giving you breathing room to tour, negotiate and perform due
diligence. Why it’s a smart time to act: · More
price reductions are happening, especially for listings that hit the market
early in summer and missed the pricing mark. · Sellers
are more flexible! You’re more likely to
negotiate credits for closing costs, repairs, or rate buydowns than just a few
months ago. · Interest
rate stability! While not low, rates have somewhat stabilized, allowing for
better planning and budgeting. · Buyers
who move strategically now could secure a deal with less pressure, fewer
bidding wars and improved terms. Top Tips
for Navigating the Summer Market Shift For Sellers: · Get a
realistic market valuation, not just based on spring sales comps. · Consider
pre-inspections and minor upgrades to remove buyer hesitation. · Be open
to price adjustments within the first 10-14 days if showings are flat. For Buyers: · Get a
full underwritten approval, not just pre-qualified, this makes you a stronger
contender. · Focus on
motivated sellers, look for listings with price drops or long DOM. · Consider
rate buydown strategies with seller credits. Final
Thoughts As the sun-soaked days of midsummer stretch on, the real
estate terrain in Snohomish County is neither in freefall nor in frenzy, it's
evolving. Sellers who calibrate their pricing and orchestrate a compelling
debut still find success. But there is no more room for error. Buyers, once frantically waving offers in packed open
houses, are now navigating with discernment and leverage. And the stats reveal
a window of opportunity, 82% of last week’s buyers faced no competition at all. In this new rhythm of restraint and reason, positioning is
everything. Whether you're buying or selling, the next move is yours, but it
needs to be calculated.
— Kat
| 
