Joe Frank Real Estate

10/12/2026

🏠 Sellers, the market just sent you a wake-up call — and buyers, this might be your moment.

Here's what's happening in real estate RIGHT NOW (October 2026):

📍 Washington State:
• Snohomish County inventory is up a whopping 35.6% from last year — buyers have more choices than they've had in years
• King County median home price sits at $949,975
• Seattle's median dropped to $924K — down 2.5% year over year
• Homes are averaging 37 days on market, and sellers are getting about 96 cents for every dollar they ask

📉 Nationally:
• A jaw-dropping 42% of listings have had price cuts — well above the normal 30-35% range
• US housing supply just hit a 10-YEAR HIGH, yet buyers are still sitting on the sidelines
• Home sales are down 4.2% in the first half of 2026
• September job growth came in at just 29,000 — the slowest in years — which could put downward pressure on mortgage rates
• Mortgage rates are hovering around 7.28–7.57% right now

💡 What this means for YOU:
✅ Buyers — you have more inventory, more negotiating power, and sellers are cutting prices. If you can afford today's rates, this is one of the best negotiating environments in years.
✅ Sellers — pricing your home right from day one is CRITICAL. Overpriced homes are sitting. The days of "list it and they'll come" are over.

Congress also passed the 21st Century ROAD to Housing Act earlier this year, aimed at boosting supply and expanding mortgage access — but those changes won't fully kick in until next year.

The market is shifting. Are you adjusting your strategy with it — or still playing by 2021 rules? 👇

10/10/2026

🏡 Inventory is up, and interestingly prices are up slightly as well. In many cases, buyer leverage is not so surprisingly up (except for correctly priced / presented / marketed homes in sought after areas).

The average Snohomish County home sold for $825,000 in September, up 3.4% from last year. But resale inventory jumped nearly 40%, homes took longer to sell, and buyers gained more room to negotiate.

What does this mean if you’re thinking about buying, selling, or checking your home’s current value?

Read the latest Snohomish County Housing Market Update:
👉 https://www.joefrankrealtor.com/post/snohomish-county-housing-market-update-for-september-2026

For a free, no obligation home value and local market assessment:
https://www.joefrankrealtor.com/home-valuation

09/28/2026

🏠 Mortgage rates just hit 7.03% — and Washington State home prices are actually dropping. Here's what that means for YOU right now.

The latest numbers out of Washington State are turning heads:

📉 Median home price dropped to $635,000 — down 2.3% from a year ago
📦 Active listings are up 22% year-over-year — buyers now have 4,400+ MORE homes to choose from
🐢 Homes are sitting longer — days on market up, giving buyers real negotiating power
💰 Nearly 75% of WA listings qualify for down payment assistance programs

Nationally, the picture is just as interesting. Freddie Mac clocked the 30-year fixed rate at 7.03% this week — the highest in over a year — and there are now 51% more sellers than buyers across the country. That's near a record high.

What does this all add up to? If you're a buyer who can qualify today, you've got more choices, more leverage, and sellers who are actually willing to negotiate. If you're a seller, pricing right from day one has never been more critical.

The market isn't crashing — but it IS shifting. And the people who understand the shift are the ones who win.

Are you waiting for rates to drop before making a move, or are you taking advantage of today's buyer-friendly conditions? Drop your thoughts below 👇

09/26/2026

A historic Craftsman near downtown or a little acreage with room to spread out—what’s your Snohomish style? 🏡

My latest guide explores living in Snohomish, WA, from neighborhoods and commutes to local trails, valley farms, and favorite places to spend a weekend.

Thinking about moving here, or just getting to know the area? Take a look! 👇

https://www.joefrankrealtor.com/post/the-ultimate-guide-to-living-in-snohomish-wa-neighborhoods-commutes-lifestyle

09/16/2026

🏡 Shopping for a home in Snohomish County? That low builder mortgage rate deserves a closer look!

Builder incentives can lower your payment—but how long does the savings last, and is the home priced fairly?

Before falling for the rate, understand the whole deal. 👇
Read the Realtor.com article: https://www.realtor.com/news/trends/builder-mortgage-rates-new-home-incentives-2026

09/15/2026

😲 Here’s a Redfin image (9/15/26) of north sound homes on market greater than 30 days with recent PRICE REDUCTION(S)

>>> Buyers — lots of opportunity to find something that fits your needs. Buyers needing to sell, may have more room to give.

>>> Sellers — price appropriately from the start and ensure home presents well and is professionally marketed, online and off!

No doubt this is a challenging market due to many variables - biggest right now being rising mortgage rates. Inventory has also shot up, and fall season has less buyers generally. Let’s not forget inflation/fuel prices, etc.

If need any help making sense of the chaos, let me know!

09/15/2026

Interesting, and of course nationally speaking… let me know if you want the scoop for snohomish county and surrounding areas….

The Best Time To Buy a Home Is the Week of Sept. 27 - Oct. 3
https://www.realtor.com/research/best-time-to-buy-2026

Relief might be on the horizon as the season quickly approaches the best time to buy a home—the time of year when the balance of market conditions favors buyers the most.

09/14/2026

🚨 Seattle just flipped to a buyer's market — and the numbers are hard to ignore.

Here's what's happening in Washington State real estate RIGHT NOW (September 2026):

📦 Inventory is SURGING — Seattle has 30–40% more homes for sale than a year ago. Buyers finally have options.

💰 Prices are softening — The average Seattle sale price dropped 8.8% to $1,001,406. That's a meaningful shift after years of relentless appreciation.

⏳ Homes are sitting longer — Average days on market climbed to 36 days in Seattle. The days of frantic weekend bidding wars are fading fast.

📉 Sales are slowing nationally — U.S. existing home sales just dipped below 4 million for the first time since June 2025, landing at 3.98 million in August.

📈 Mortgage rates are creeping up — The 30-year fixed hit 6.76% last week (Freddie Mac), with some lenders already pushing above 7% as oil tops $100/barrel and bond yields climb. A Fed decision this week could move rates even further.

Here's the bottom line: If you've been waiting for more choices and less competition, Washington State is giving you that window right now. But rising rates could chip away at your buying power fast.

Sellers — this isn't 2021. Pricing right and presenting well matters more than ever.

Are you adjusting your plans based on what's happening with rates and inventory? Drop your thoughts below 👇

09/12/2026

🎧 Selling a home with septic system in Snohomish County? November 1st (2026) is closer than you think!

In this episode of Real Estate Unlocked, we break down the upcoming septic requirements, what they could mean for your sale, and why getting started early can save you headaches later.

Grab your headphones and get a little more prepared for your next move. 🏡

▶️ Listen here:
Spotify: https://open.spotify.com/episode/1iAaB3rdPKNHXSsaT1qlpv
Apple: https://podcasts.apple.com/us/podcast/new-snohomish-county-septic-inspection-rule-what-home/id1768550458?i=1000789189650

09/11/2026

Good write up from MND on mortgage rate spiking above 7% today…

https://www.mortgagenewsdaily.com/markets/mortgage-rates-09092026