Joe Frank Real Estate

Joe Frank Real Estate Whether you’re looking to purchase or sell a home, I understand the significance of such a decision and would be honored to assist you.

Joe Frank
Real Estate Agent | eXp Realty
REALTOR®, PSA, SRES® SFR®, MRP
License # 21011387

08/31/2026

🏠 Washington buyers — the tables are turning. Here's what you need to know RIGHT NOW.

The latest data just dropped and the Washington State housing market is shifting in ways that could seriously work in your favor:

📦 Inventory is UP nearly 20% year-over-year — that's almost 25,000 homes on the market statewide. More choices = more leverage for you.

💰 Median home prices dipped 1.5% to $640,000 — the first meaningful pullback in a while.

🔑 74% of listings in Washington qualify for down payment assistance programs. That's huge if you've been sitting on the sidelines thinking you can't afford to buy.

📉 Nationally, sellers now outnumber buyers — meaning more price cuts, more concessions, and more room to negotiate.

The catch? Mortgage rates are still hovering around 6.66% on a 30-year fixed, and the Fed just held rates steady (thanks in part to ongoing inflation pressures). Rate relief isn't coming anytime soon.

So here's the real talk: if you've been waiting for the "perfect" moment, this might be as close as it gets — more inventory, softer prices, and sellers who are motivated.

What's holding YOU back from making a move right now — is it rates, prices, or something else? 👇

08/17/2026

🏠 Washington State buyers — the tables are turning in your favor. Here's what's happening RIGHT NOW in the market:

📊 Washington Inventory Up Nearly 20% Year-Over-Year
According to the latest NWMLS July 2026 data, active listings hit 24,888 homes — that's nearly 4,100 MORE homes than a year ago. King County alone saw a 23.7% jump, and Snohomish County surged 34.7%. Buyers finally have options.

💰 Median Home Price Dips to $640,000
The statewide median dropped 1.5% from last year's $650,000. Sellers are getting more realistic, and nearly 42% of homes nationally have already cut their asking price. That's leverage for buyers who are ready to move.

📉 Mortgage Rates Holding at 6.67%
Freddie Mac's latest data shows the 30-year fixed rate at 6.67% — still elevated, but mortgage spreads are keeping rates from breaking above 7%. Waiting for rates to drop significantly? Experts say that strategy may cost you more than it saves.

🔨 Builder Confidence Still Low
The NAHB Housing Market Index sits at just 34 — well below the 50 threshold that signals a healthy market. Builders are cautious, which means new construction isn't going to flood the market anytime soon. Existing homes are where the action is.

⚠️ The Bottom Line: More inventory + softer prices + rates under 7% = a window of opportunity that wasn't there 12 months ago. But with the Fed expected to raise rates later this year, that window may not stay open long.

Are you waiting for rates to drop before making your move — or are you taking advantage of the increased inventory right now? Drop your thoughts below 👇

🎧 Prefer to listen instead of read?My latest guide on the ** BEST HOME SEARCH SITES ** -- including Zillow, Redfin, Real...
08/14/2026

🎧 Prefer to listen instead of read?

My latest guide on the ** BEST HOME SEARCH SITES ** -- including Zillow, Redfin, Realtor.com, Homes.com, Trulia, and their AI search capability, alerts, climate risk data and more is now available as a podcast episode on **Spotify and Apple Podcasts**.

Perfect for your commute, workout or next round of house hunting. 🏡

Spotify:
https://open.spotify.com/episode/13saX13ahIsczMDOYgd1WI?si=bCzMMh5cTvyeVtpNDZsC-w

Apple:
https://podcasts.apple.com/us/podcast/best-home-search-websites-in-2026-zillow-vs-redfin/id1768550458?i=1000783357207

What’s the best website to search for a home?Zillow? Redfin? Realtor.com? Homes.com? Trulia? or X ?The reality may be: ...
08/14/2026

What’s the best website to search for a home?

Zillow? Redfin? Realtor.com? Homes.com? Trulia? or X ?

The reality may be: more than one.

Check out this simple guide comparing the major home-search platforms, including:

🔍 What each site does best
🤖 Which offer AI-powered search
🌊 Climate-risk information
🏫 School ratings
🚗 Commute and neighborhood tools
🔔 Saved searches and instant listing alerts
🏠 Why a real estate agent-created MLS search is still valuable
➡ Also including other, more niche property search platforms (FSBO, historic, green, luxury, waterfront, etc.)

Home search technology - and even where new property listings appear first - is changing quickly, so knowing how to use these tools together can help you search smarter.

👉 Read the full guide: https://www.joefrankrealtor.com/post/best-home-search-websites

👀 Snohomish County buyers (and surrounding Puget Sound areas) suddenly have A LOT more choices.👉 Resale home inventory (...
08/07/2026

👀 Snohomish County buyers (and surrounding Puget Sound areas) suddenly have A LOT more choices.

👉 Resale home inventory (existing homes) jumped nearly 46% from a year ago, while prices softened and homes are taking longer to sell. Some of this is seasonal, but there are bigger forces at play for sure. Data is as of July 31, 2026.

In this latest podcast episode, Jill and Dave break down what’s changing, what it means for BUYERS and SELLERS, and what to keep an eye on as we move toward fall and winter. 🏡📈📉

🎧 Listen now on **Spotify or Apple Podcasts**:

APPLE:
https://podcasts.apple.com/us/podcast/snohomish-county-housing-market-july-2026-home-prices/id1768550458?i=1000780073655

SPOTIFY:
https://open.spotify.com/episode/26yi8U8StjrEN0zbl3DBqf?si=657c6300103a42af

08/03/2026

🏠 Washington State buyers — the door that's been shut for years is finally cracking open.

Here's what's happening in the market RIGHT NOW (August 2026):

📦 INVENTORY IS SURGING
• WA State has 1,700+ more homes on the market than just a month ago
• Thurston County inventory is at its HIGHEST point in 11 years — up 35.6% year over year
• Snohomish County homes for sale jumped 32.4% — with pending sales still up 14.1%

💰 PRICES ARE SOFTENING (but not crashing)
• WA State median home price is holding at $650K, but price reductions are ticking higher
• Seattle is seeing home price declines per the latest Case-Shiller data
• Nationally, the median new home price dropped to $398,300 — down 2.7% from a year ago
• Experts call it a "correction back toward normal," not a collapse

📈 MORTGAGE RATES — THE WILD CARD
• The 30-year fixed rate just jumped to 6.66% after Fed hawks pushed back against rate cuts
• 3 Fed members voted to RAISE rates at the last meeting — a September hike is now on the table
• Rates are being pushed higher by renewed Middle East tensions and oil price volatility

🔑 WHAT THIS MEANS FOR YOU
• Sellers: More competition means pricing right from day one matters more than ever
• Buyers: Homes sitting 60+ days are ripe for negotiation — especially $500K and up
• First-timers: Homeownership for under-35s just hit 35.2% — the affordability squeeze is real, but more inventory = more options

The market is rebalancing. It's not a buyer's paradise yet, but it's the most opportunity we've seen in years.

So here's the question — are you waiting for rates to drop before making a move, or are you jumping in while inventory is high? Drop your thoughts below 👇

📉 SNOHOMISH COUNTY'S housing market is shifting and buyers are gaining more leverage.In July, the average sales price fe...
08/02/2026

📉 SNOHOMISH COUNTY'S housing market is shifting and buyers are gaining more leverage.

In July, the average sales price fell to $791,000, active resale inventory climbed 45.8% year over year, and homes took longer to sell.

What does this mean for buyers, sellers, and your home’s current value?

My latest market update breaks down the numbers, mortgage-rate outlook, affordability trends, and what may happen over the next three to six months.

Read the full Snohomish County Housing Market Update at:
https://www.joefrankrealtor.com/post/snohomish-county-housing-market-july-2026

Have you ever wondered **what your home is really worth** OR perhaps how real estate agents come up with a recommended l...
07/25/2026

Have you ever wondered **what your home is really worth** OR perhaps how real estate agents come up with a recommended listing range or price?

The answer is often a **Comparative Market Analysis (or "CMA")**, but there's much more to it than simply comparing a few nearby home sales.

In my latest blog article, I dig into

🏡 What a CMA is (and how it differs from online estimates like Zillow, Redfin, etc)
📊 How it's different from an appraisal
💰 When you should request one (even if you're not selling!)
🔍 What makes a CMA accurate
⚠️ Common mistakes to avoid
📍 Why local market knowledge can make a huge difference

Whether you're thinking about selling next month or just curious about your home's value, this guide can help you better understand one of the most important tools in real estate.

If you live in **Snohomish, Skagit, or King County**, I also offer **FREE, no-obligation Comparative Market Analyses** personalized to your home, neighborhood, and today's market!

📖 Read the full article on my blog: https://www.joefrankrealtor.com/post/what-is-a-cma-in-real-estate-a-comparative-market-analysis-guide

You can also listen to our latest episode that discusses this article. You can find it on apple, and here's spotify: https://open.spotify.com/episode/1ly6JaxTrgQzlGFCyur7hW?si=c3ff11e02ae0456e

🤔 Thinking about selling your home… but not sure if you should sell, rent, or hold onto it?We built a FREE tool to help ...
07/24/2026

🤔 Thinking about selling your home… but not sure if you should sell, rent, or hold onto it?

We built a FREE tool to help you compare your options in just a few minutes.

🏡 MyHomeDecision.com lets you estimate the financial impact of each choice so you can make a more informed decision… without any cost, obligation or sign-up required.

✅ Free to use

✅ No obligation

✅ Just helpful information to get you started

We’d love your feedback!
If you give it a try, let us know:

* Was it easy to use?
* Was the information helpful?
* What would you add or improve?

Your suggestions will help make it even better for everyone!

👉 www.MyHomeDecision.com

07/20/2026

🏠 Mortgage rates just hit their highest point in nearly a year — and Washington buyers are feeling it TODAY.

Freddie Mac's 30-year fixed rate climbed to 6.55% this week (up from 6.49% last week), the highest reading in almost 12 months. On a typical Washington home purchase, that's an extra $20+ per month compared to just last week.

Here's what's happening right now in the Washington State market:

📍 Statewide median listing price: $665,000
📍 Homes are still selling in just 16 days on average
📍 Sellers are getting 99.2% of asking price — still a seller's market
📍 Inventory is rising (3.7 months statewide) — buyers have more choices than in years
📍 Year-over-year prices are down just 0.8% — this is a flat market, NOT a crash
📍 Nationally, foreclosures are up 21% in the first half of 2026 — worth watching

The bottom line? Rates are sticky in the mid-6% range, prices are holding firm, and well-priced homes are still moving fast. If you're waiting for rates to drop before buying, you might be waiting a while — and competing with more buyers when they do.

For sellers: pricing strategy matters more than ever right now. Overpricing in this market is a real risk with more inventory on the shelves.

For buyers: more homes to choose from + slightly softer prices = a window of opportunity, even with higher rates.

So here's the real question — are you adjusting your strategy based on today's market, or are you still waiting for the "perfect" conditions that may never come? 👇

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Snohomish, WA
98296

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+14255016901

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