The Bothell housing market in 2026 is a mild seller's market that has cooled from its pandemic-era intensity, giving buyers more breathing room than in previous years. The median home price sits close to $1,000,000, with single-family homes typically ranging from $850,000 to $1.2 million and condos starting around $400,000. Inventory has grown significantly (up roughly 45–90% year-over-year), and homes are staying on the market longer typically 10 to 30 days compared to the frantic, multiple-offer scramble of a few years ago. Bothell remains more affordable than Kirkland or Bellevue while still offering strong access to tech employers, UW Bothell, and highly rated schools in the Northshore School District. Buyers benefit from more negotiating power and time for due diligence, while sellers still hold an edge but need to price accurately and present homes well given the increased competition from both resale and new construction inventory.
If you have driven through downtown Bothell lately and wondered whether now is the right time to buy or sell, you are not alone. Between new construction along North Creek, the growth of UW Bothell and Cascadia College, and steady job growth from tech employers in Canyon Park, this small city between King and Snohomish counties has become one of the more talked-about markets on Seattle's Eastside. The good news is that once you understand the numbers, the Bothell housing market is easier to navigate than the headlines make it seem.
This guide breaks down where prices stand today, how Bothell compares to nearby cities, and what buyers and sellers should do to come out ahead.
The Bothell housing market in 2026 is a slight seller's market, though conditions have loosened compared to the past few years. The median home price sits close to $1,000,000, with single-family homes ranging from around $850,000 to $1.2 million and condos starting closer to $400,000. Inventory has grown noticeably year over year, giving buyers more choices and negotiating room than they had in 2023 and 2024. Homes still move quickly in the most desirable neighborhoods, often in under two weeks, while updated properties at higher price points can take longer. Buyers in Bothell get more home for their money than in Kirkland or Bellevue, while sellers still benefit from demand tied to tech employment and top-rated schools.
Bothell real estate trends over the last year point to a market that is stabilizing after several years of rapid price growth. Inventory has increased significantly, so buyers are no longer facing the frantic, multiple-offer scramble that defined the pandemic-era market. At the same time, demand has not disappeared. Bothell's location along the I-405 corridor, its access to major employers, and its reputation for good schools keep buyers interested even as the pace cools.
Here is a snapshot of where things stand:
|
Metric |
Bothell (2026) |
Notes |
|
Median home price |
Approximately $1,000,000 |
Varies by neighborhood and home type |
|
Median price per square foot |
$470 to $540 |
Higher in West Bothell |
|
Typical days on market |
10 to 30 days |
Faster for move-in ready homes |
|
Months of housing supply |
1.5 to 3 months |
Below the 5-month mark of a balanced market |
|
Year-over-year inventory change |
Up roughly 45% to 90% |
Varies by data source and month |
|
Typical down payment (conventional) |
$100,000 to $200,000 |
Based on 10% to 20% down |
Because Bothell straddles both King and Snohomish counties, prices and property taxes vary depending on which side of the city a home sits on. The King County side tends to run slightly higher in price, while the Snohomish County side often offers more space for the money.
Technically, Bothell still leans toward sellers, since a balanced market needs four to six months of supply and Bothell typically sits at one and a half to three. That said, this is not the intense seller's market of a few years ago.
For buyers, this shift matters. You are more likely to:
Have time for an inspection without rushing
Negotiate on price or closing costs on homes that have sat for a few weeks
Ask for repairs or credits instead of waiving contingencies
For sellers, it still pays to price correctly and present the home well, but the days of listing and expecting ten offers by the weekend are largely behind us.
One of the biggest reasons buyers choose Bothell is value. Compared to its Eastside neighbors, Bothell offers noticeably more space and lower prices for a similar commute distance to Seattle and Redmond.
|
City |
Approximate Median Home Price (2026) |
|
Bothell |
$950,000 to $1,050,000 |
|
Kirkland |
$1,350,000 to $1,450,000 |
|
Bellevue |
$1,600,000 and up |
|
Lynnwood |
$700,000 to $800,000 |
|
Mill Creek |
$850,000 to $950,000 |
Buying a home in Bothell means paying less than in Kirkland or Bellevue while still landing close to major job centers, parks, and highly rated schools. That gap has widened in recent years, which is part of why so many buyers are taking a second look at Bothell before committing to pricier neighboring cities.
Understanding the true monthly cost helps buyers set realistic expectations before house hunting begins. On a median-priced Bothell home around $1,000,000 with 20% down, here is a rough breakdown:
Down payment (20%): approximately $200,000
Estimated principal and interest at a 6.5% 30-year fixed rate: around $5,000 per month
Property taxes: roughly 0.85% to 0.95% of assessed value annually, depending on King or Snohomish County
Homeowners insurance and HOA dues (if applicable): vary by neighborhood
Altogether, many buyers can expect a total monthly payment in the $6,000 to $6,800 range on a median-priced home. Buyers using FHA or VA financing can get into a home with far less cash upfront, opening the door for more first-time and military buyers.
Bothell is not a one-size-fits-all market. Each pocket has its own personality and price point.
Canyon Park: Newer construction and proximity to tech employers, with prices often at the higher end.
North Creek: A hotspot for new builder inventory, with modern homes in the $1.4 million to $1.7 million range.
Norway Hill: Established homes with mature landscaping, appealing to buyers who want character over new construction.
Downtown Bothell: Walkable, close to restaurants and the revitalized riverfront, popular for a lock-and-leave lifestyle.
Bothell West: Competitive and fast-moving, with strong resale value and easy access to Highway 522.
Pros
More home for your money compared to Kirkland, Bellevue, and Seattle
Stable demand driven by tech employment and higher education
Highly rated schools in several areas of the district
Growing inventory means more choices than in previous years
Easy access to I-405, Highway 522, and major employment hubs
Cons
Prices remain high compared to many Snohomish County cities
Limited supply can still mean competition for the best listings
Property tax rates differ depending on which county a home sits in
Commute times into Seattle can be long during peak hours
Bothell tends to be a strong fit for:
Tech professionals working in Canyon Park, Redmond, or Seattle who want a shorter commute
Growing families drawn to the school district and family-friendly neighborhoods
Move-up buyers who have outgrown a starter home in Seattle or Shoreline
Investors interested in rental demand from UW Bothell and Cascadia College students and staff
Buyers priced out of Kirkland or Bellevue who still want an Eastside address
If you value walkability, a small-city feel, and proximity to outdoor spaces like the Sammamish River Trail, Bothell is worth a serious look.
Sellers still have an advantage in Bothell, but the strategy has shifted from the frenzy of prior years. A few things matter more now:
Pricing accurately from day one. Overpriced homes tend to sit and eventually require price cuts.
Presentation counts. With more inventory to compare, updated kitchens, fresh paint, and strong curb appeal help a home stand out.
Timing still matters. Spring and early summer typically bring the most buyer activity, though well-priced homes can sell any time of year.
New construction is competition. Builder inventory near North Creek means resale homes, particularly in Canyon Park, may need to compete on price or condition.
Is now a good time to buy a home in Bothell?
For many buyers, yes. Rising inventory means more selection and less pressure than in previous years.
Is Bothell more affordable than Seattle?
Generally, yes. Bothell's median price is high nationally but typically lower than comparable homes in Seattle, Kirkland, and Bellevue.
What is the average home price in Bothell?
As of 2026, the median home price is close to $1,000,000, though it varies by neighborhood, county, and home type.
How many months of housing supply does Bothell have?
Typically one and a half to three months, well below the five to six months considered a balanced market.
Which county is better for buying, King or Snohomish?
Neither is objectively better. King County areas tend to carry higher prices, while Snohomish County areas often offer more space and slightly different tax rates.
Are home prices in Bothell going up or down?
Recent trends show month-to-month fluctuation, with prices generally holding steady to modestly increasing after a period of adjustment.
How competitive is the market for buyers?
Moderately competitive. Well-priced, move-in-ready homes often draw multiple offers, while others sit longer and allow more negotiation.
What school district serves Bothell?
Most of Bothell falls within the Northshore School District, with some areas served by Snohomish County R-1 boundaries.
Is Bothell good for first-time homebuyers?
It can be, especially with FHA or VA financing, though buyers may want to consider condos or townhomes for a lower entry point.
Should I work with a local real estate agent in Bothell?
Yes. Pricing and inventory vary so much by neighborhood and county line that local expertise helps buyers and sellers make confident decisions.
The Bothell housing market rewards buyers and sellers who understand local nuances rather than national headlines. Prices remain strong, but growing inventory has created more breathing room than in recent years. Whether you are buying a home in Bothell for the schools, the commute, or the value compared to neighboring cities, or preparing to list your home for top dollar, the key is the same: know the numbers, know the neighborhood, and work with someone who understands the local market inside and out.