If you're thinking about buying a home in Everett, Washington, you may be asking the question I hear from buyers all the time:

Should I buy now or wait?

In 2026, there's a reasonable argument for taking a serious look now.

Buyers have more inventory across Snohomish County than they had a year ago. Everett home prices have been relatively stable to slightly lower year over year. At the same time, mortgage rates remain high enough that affordability is still a real concern.

So my answer isn't automatically "buy now."

It's this:

Buy when the home, payment, location, and your personal timeline all make sense. Don't wait simply because you're hoping someone can predict the perfect market.

I'm Annette Stoddard, a real estate agent with NewDay Real Estate Solutions serving buyers and sellers in Everett and throughout Snohomish County, Washington.

Here's how I'd decide whether buying in Everett now—or waiting—is the better move for you.

What's Happening With Everett Home Prices in 2026?

Let's start with actual market data.

For the three months ending June 2026, Everett's median home sale price was approximately $594,676, according to Redfin.

That was about 0.9% lower than the same period one year earlier.

Homes sold in a median of approximately eight days, and Everett was still characterized as a very competitive housing market.

That's an important combination.

Prices weren't rapidly climbing during that period, but desirable homes could still move quickly.

So this isn't a market where I'd tell buyers:

"Everything is sitting. Take your time."

It's also not a market where I'd tell you:

"Buy anything immediately or you'll miss your chance."

We need to evaluate the individual home.

Buyers Have More Choices Across Snohomish County

This may be one of the biggest reasons to consider shopping now.

In July 2026, active inventory in Snohomish County was 34.7% higher than a year earlier, according to Northwest Multiple Listing Service.

Snohomish County had approximately 3.01 months of inventory.

That's still relatively tight, but buyers have considerably more homes to choose from than they did a year ago.

More inventory can give you something valuable:

options.

You may have more opportunities to compare neighborhoods, property conditions, prices, commute times, and different types of homes before making a decision.

More inventory doesn't guarantee a bargain.

It gives you more chances to find the right fit.

What Are Mortgage Rates Doing?

Mortgage rates are one reason many buyers are hesitating.

Freddie Mac reported that the average U.S. 30-year fixed mortgage rate was 6.65% as of August 20, 2026.

That's a national average, not a quote for your specific loan.

Your rate can vary based on your credit, loan program, down payment, lender, and other factors.

But rates in this range can make a significant difference in monthly affordability.

That's why I wouldn't start your Everett home search by asking:

"How much can I qualify for?"

I'd start with:

"What monthly payment am I comfortable living with?"

Reason to Buy Now #1: You Have More Choices

When inventory is extremely low, buyers can feel pressured to choose between homes that aren't really what they want.

More inventory can change that.

Maybe you can compare an older North Everett home with something around Silver Lake.

Maybe you can compare Everett with Lynnwood or Lake Stevens.

Maybe one seller has been on the market longer and is more open to negotiating.

Having options gives you information.

And information gives you leverage to make a better decision.

Reason to Buy Now #2: Some Sellers May Be More Negotiable

Not every seller will negotiate.

A well-priced Everett home in good condition can still attract serious buyer interest.

But increased inventory means buyers should look carefully at listings that have:

• Been on the market longer

• Had price reductions

• Fallen out of contract

• Deferred maintenance

• Competition from similar homes

• Sellers with timing considerations

Depending on the situation, negotiations could involve price, repairs, closing timing, or seller concessions.

We don't assume.

We investigate.

Reason to Buy Now #3: Waiting for Lower Rates Has a Tradeoff

A common plan sounds like this:

"I'll wait until mortgage rates drop, then I'll buy."

That sounds reasonable.

But what happens if rates fall enough to bring more buyers back into the market?

You may get a lower mortgage rate while facing more competition for the home.

That's why the rate is only one piece of the equation.

You also need to consider:

Home price + competition + inventory + monthly payment + your personal timeline.

Nobody knows exactly where mortgage rates will be six or twelve months from now.

Don't make your entire housing decision dependent on a prediction.

Reason to Wait #1: Today's Payment Doesn't Work

This is the strongest reason to wait.

If today's monthly payment makes you uncomfortable, listen to that.

There's a big difference between:

"A lender says I qualify."

and

"I can comfortably afford this."

Your home payment exists alongside groceries, transportation, savings, vacations, emergencies, retirement, and everything else you want your money to do.

Buying a home shouldn't require you to live stressed every month.

Reason to Wait #2: You Don't Know Which Part of Everett Fits You

Maybe you've decided on Everett but haven't figured out where.

Northwest Everett?

Bayside?

Port Gardner?

Silver Lake?

South Everett?

Something closer to Downtown?

Don't rush into a house because you like the kitchen.

Choose the location first.

Spend time in different parts of Everett.

Test your commute.

Visit during different times of day.

Then start focusing seriously on homes.

Reason to Wait #3: Your Life May Change Soon

If you expect a major relocation, employment change, or other life transition soon, think carefully about buying.

Real estate has transaction costs.

If you expect to own the home for only a short period, those costs become more important.

Sometimes waiting six months for clarity is smarter than buying six months too early.

Should I Wait for Everett Home Prices to Drop?

Maybe prices will fall.

Maybe they'll rise.

Maybe they'll remain relatively flat.

Nobody can promise you the answer.

What we do know is that Everett's recent median sale price was slightly lower year over year, while homes were still moving relatively quickly.

That's why I wouldn't base your decision on a prediction that prices are about to collapse.

Instead, I'd look at the specific Everett segment you're considering.

What's happening with homes in your price range?

How much competing inventory exists?

Are listings reducing prices?

How long are comparable homes taking to sell?

What did similar homes actually sell for?

Those questions are much more useful than a national headline.

What If Mortgage Rates Drop After I Buy?

This worries a lot of buyers.

If rates fall in the future, you may be able to discuss refinancing options with a qualified mortgage professional.

But refinancing isn't automatic.

It involves qualification, costs, and market conditions at that time.

So I wouldn't recommend buying a home today based on the assumption that:

"I'll definitely refinance later."

The payment should make sense today.

Anything that happens later is a separate decision.

What If I Buy and Home Prices Fall?

This is another reason your timeline matters.

If you're buying a home you expect to own for several years, a short-term market fluctuation may matter differently than it would if you're planning to sell next year.

Real estate doesn't move in a straight line.

That's why I want buyers focused on whether the property fits their longer-term needs—not just what they think its value might be twelve months from now.

Everett vs. Waiting Somewhere Else

Sometimes the real decision isn't:

Everett now vs. Everett later.

It's:

Everett vs. another Snohomish County community.

If your budget isn't producing what you want in Everett, let's compare.

Maybe Lake Stevens works.

Maybe Marysville gives you different options.

Maybe Lynnwood works better for your commute.

Maybe Snohomish fits your preferred lifestyle.

Or maybe after comparing them, Everett becomes the obvious choice.

That's useful.

You don't need to force a market decision when the real issue is location.

A Real-World Everett Buyer Scenario

Imagine two buyers.

Buyer one has stable employment.

They have savings left after their down payment and closing costs.

Their monthly payment is comfortable.

They plan to stay in the area for years.

They find an Everett home in a neighborhood they like, and the property has been sitting long enough that there may be room for a thoughtful negotiation.

They're considering waiting solely because mortgage rates might fall.

I wouldn't automatically tell that buyer to wait.

We'd evaluate the opportunity in front of us.

Now imagine buyer two.

They're approved for the same purchase price.

But the payment would stretch their budget.

They aren't sure whether they want Everett, Lynnwood, or Lake Stevens.

And they may change jobs next year.

I'd be much more comfortable telling that buyer:

You don't need to rush.

Same market.

Completely different answer.

Common Mistakes Everett Buyers Make When Deciding Whether to Wait

Trying to perfectly time the market

You won't know the bottom until it's already behind you.

Waiting only for mortgage rates

Lower rates can also affect buyer demand and competition.

Shopping at the maximum loan approval

Know your comfortable payment.

Assuming more inventory means every seller is desperate

It doesn't.

Buying before choosing the right Everett neighborhood

Location comes first.

Making a decision based on national housing headlines

Everett's market can behave differently from another city—or even another part of Snohomish County.

Assuming you'll refinance later

Make sure the payment works today.

My Five-Question Everett "Buy Now or Wait?" Test

1. Can I comfortably afford today's payment?

If not, waiting may be smart.

2. Will I probably own this home for several years?

Your expected timeline matters.

3. Will I still have savings after closing?

Don't empty every account just to become a homeowner.

4. Do I know which part of Everett fits me?

If not, keep researching before buying.

5. Would I still be happy owning this home if rates or prices don't move the way I hope next year?

If the answer is yes, that's meaningful.

So, Should You Buy a Home in Everett Now or Wait?

In 2026, Everett buyers have an interesting combination of conditions.

Recent home prices have been relatively stable to slightly lower year over year.

Snohomish County inventory is substantially higher than it was a year ago.

But mortgage rates remain a meaningful affordability challenge, and well-positioned Everett homes can still sell quickly.

That means this isn't a simple "buyer's market" or "seller's market" decision.

It's a personal opportunity decision.

Buying now may make sense when:

• The payment is comfortable

• You have appropriate savings

• You know where you want to live

• You expect to stay for several years

• You've found a property that fits

• The numbers make sense without depending on future predictions

Waiting may make sense when those pieces aren't there.

Don't buy because you're afraid of missing out.

And don't wait because you're afraid you won't perfectly time the market.

Buy when the home and the numbers make sense for your life.

Frequently Asked Questions

Should I buy a home in Everett, WA now or wait?

Buying now may make sense if today's payment is comfortable, your finances are ready, you plan to stay for several years, and you've found the right Everett property. Waiting may make sense if affordability, location, or your personal timeline is uncertain.

Are Everett home prices falling in 2026?

For the three months ending June 2026, Everett's median sale price was approximately $594,676, about 0.9% below the same period a year earlier. That doesn't mean every neighborhood or property type is declining.

Is there more housing inventory in Snohomish County?

Yes. Snohomish County active inventory increased 34.7% year over year in July 2026, according to Northwest Multiple Listing Service.

What are mortgage rates in 2026?

Freddie Mac reported a national average 30-year fixed mortgage rate of 6.65% as of August 20, 2026. Your actual rate will depend on your individual loan and financial circumstances.

Should I wait for mortgage rates to drop before buying in Everett?

Not necessarily. Rates may fall, rise, or remain similar, and lower rates could bring additional buyers into the market. Focus first on whether today's payment works comfortably for you.

Can Everett buyers negotiate in 2026?

Potentially. Increased regional inventory may create negotiating opportunities on some homes, especially depending on days on market, condition, pricing, and competing inventory. Other properties may still attract strong competition.

Is Everett a good place to buy a home?

Everett may be a good fit if its neighborhoods, housing options, commute, waterfront access, employment, and location within Snohomish County match your priorities. Compare it with nearby communities before deciding.

Wondering Whether You Should Buy in Everett Now?

You don't need someone to pressure you into buying.

And you don't need someone pretending they can predict exactly what the market will do next.

You need to understand what's happening in the part of Everett you're considering and whether buying makes sense for your life.

I'm Annette Stoddard, a real estate agent with NewDay Real Estate Solutions serving buyers and sellers in Everett and throughout Snohomish County, Washington.

I can help you compare current Everett homes, neighborhoods, recent sales, and nearby communities so you can make a more informed decision.

Ready to talk through your options?

Schedule a NewDay Consultation with Annette Stoddard.

Annette Stoddard
NewDay Real Estate Solutions
Real Estate Agent | Everett & Snohomish County, Washington
+1 425-330-9794
Website: ndresolutions.com
Schedule a NewDay Consultation: calendly.com/newdayres/new-day-consultation