If you have been keeping an eye on real estate north of Seattle, you have probably noticed that Bothell feels a bit different this year. We aren't seeing the frantic, waive-every-contingency chaos of a few years ago, but we also aren't seeing prices plummet. Instead, we have settled into something that feels surprisingly sustainable—though still competitive.

Whether you are looking to buy a home with easy access to the Technology Corridor or you are thinking of selling to capitalize on your equity, understanding the specific nuances of early 2026 is key. Let’s dive into the numbers and what they actually mean for your wallet.

Bothell Housing Market at a Glance (Jan 2026)

The headline for early 2026 is "stabilization." While the data still technically points to a seller's market, the intensity has dialed back significantly. We are seeing a market that is healthy and active, but allows everyone a little more room to breathe.

The average costs of a home in Brothell are hovering right around the $1,000,000 mark. We have seen modest year-over-year growth of roughly 1.9% to 3%, which is a far cry from the double-digit spikes of the past, but it signals that home values are holding firm.

Perhaps the biggest change buyers will notice is inventory. The number of homes for sale in Bothell has risen by about 50–100% year-over-year. This doesn't mean the market is flooded, but it does mean you actually have choices this weekend. Homes are taking a little longer to sell, averaging roughly 26–33 days on market, which gives you time to think overnight before writing an offer.

• Median Sale Price: ~$1,000,000 – $1,030,000
• Year-over-Year Growth: +1.9% to +3%
• Days on Market (DOM): ~26–33 days (up from <1 week in peak years)

Home Prices and Appreciation Trends

Let's talk about what these prices look like on the ground. While values have seen that modest appreciation mentioned above, the dynamic between list price and sale price tells the real story.

On average, sellers are receiving about 98% of their list price. That is a crucial shift. It means that while the occasional turnkey home in a hot neighborhood might still get a bidding war, the days of expecting to pay 10% over asking are mostly behind us. Most buyers are negotiating slightly under list or paying right at asking price.

When you break it down by size, the price per square foot has remained remarkably steady, sitting generally between $505 and $530. This consistency reflects sustained demand. However, buyers should also factor in the ongoing cost of property taxes Bothell residents pay, which typically range from 0.85% to 1.05% of the assessed value depending on whether the home sits in King or Snohomish County. On a $1,000,000 home, this equates to roughly $8,500 to $10,500 annually, a figure that is relatively competitive compared to the higher levies often found in neighboring Kirkland or Issaquah.

Is Bothell a Buyer's or Seller's Market?

If you look strictly at the technical definition, Bothell is still a seller's market because we have less than three months of supply. However, if you are out there touring homes, it feels much more balanced than the statistics suggest.

We are currently seeing about 2.1 to 2.2 months of supply. To put that in perspective, during the peak frenzy, we often had less than one month of inventory. This increase is a game-changer for buyers. You have more negotiating power, especially on listings that have been sitting for more than a couple of weeks. You can often ask for repairs or keep your inspection contingencies intact.

For sellers, this means pricing strategy is everything. You cannot just throw a number at the wall and see what sticks anymore. Buyers are becoming selective. If a home is overpriced, it will sit, and "stale" listings tend to attract lowball offers. To get top dollar, you need to price accurately from day one. If you are curious where your home lands in this new landscape, it is worth looking at a current market value assessment.

Bothell vs. Nearby Eastside Suburbs

One of the main reasons Bothell remains resilient is its value proposition compared to its neighbors to the south. For many buyers, Bothell is the "smart money" move when working in Bellevue or Redmond.

If you look at Redmond or Kirkland, median home prices are often significantly higher, frequently landing in the $1.2M to $1.4M+ range. That is a steep premium for a slightly shorter commute.

Bothell offers a distinct "discount" against those core Eastside tech hubs. Commuters often find that the extra 15–20 minutes on the road is worth it for the additional square footage or the larger lot size they can get here for $1,000,000. If you are thinking about relocating to the area, weighing that commute-to-cost ratio is usually step one.

Bothell offers a distinct 'discount' against those core Eastside tech hubs. Commuters often find that the extra 15–20 minutes on the road is worth it for the additional square footage or the larger lot size they can get here for $1,000,000. This value extends to the rental market as well; as of early 2026, the average rent in Bothell for an apartment is approximately $2,270, while single-family home rentals average closer to $3,300. If you are thinking about relocating to the area, weighing that commute-to-cost ratio is usually step one.

Bothell’s Housing Market in the Washington State Context

While Bothell offers a local "discount" compared to Redmond, it is important to view Bothell home prices within the broader WA housing market. As of last month, data from MLS and Redfin show that Bothell remains one of the most resilient sectors in metro Seattle. While some parts of Washington state have seen fluctuating values, bothell’s housing market has maintained a steady upward floor due to its unique position straddling the border of King and Snohomish counties.

When looking at real estate data, the average Bothell home now spends about 30 days on the market, a significant shift from the lightning-fast pace of 2022. However, market data reveals that for a home in Bothell that is priced correctly, the "days to pending" status is often much shorter. Home buyers can use real estate resources to view houses and compare recently sold homes to get a clear insight into what a bothell that sold recently actually went for versus its list price.

For both buyers and sellers, navigating this real estate market requires more than just looking at house prices online. It’s about understanding the real estate trends—such as the tight inventory of single-family homes versus the growing number of homes available in the townhome sector. Whether you are finalizing your financing or looking for a strong pricing strategy, the best move is to connect with a local agent who can provide a deep dive into the NWMLS (Northwest Multiple Listing Service) and help buyers in Bothell find value before the spring heat that could impact homes and increase competition again.

Why Demand Remains Strong in Bothell

Price isn't the only factor keeping the market moving. Bothell has cultivated a lifestyle that draws people in regardless of what's happening in Seattle.

A huge driver continues to be the Northshore School District. Without getting into the weeds, the district's reputation for strong academic programs creates a consistent floor for housing demand. Buyers prioritize access to these schools, which keeps property values stable even when the broader economy wobbles.

Beyond schools, the location is strategic. You are right on the "Technology Corridor" along I-405, making it a viable home base for biotech and software professionals. Plus, the revitalization of Downtown Bothell has been a massive success. Having a walkable Main Street with great coffee shops, restaurants, and the McMenamins Anderson School adds a layer of community appeal that many suburban areas lack.

New Construction and Housing Supply Updates

For those who prefer brand-new homes, the landscape is shifting here as well. We are seeing new inventory pockets popping up, such as Liberty View and Greenleaf Grove, which helps alleviate some of the pressure on resale homes.

Interestingly, townhomes are becoming a much larger slice of the pie. As land becomes scarcer, developers are utilizing zoning updates—especially near the border of King and Snohomish counties—to slightly increase density. These townhomes offer a fantastic middle ground, often priced more approachably than detached single-family homes but offering more space and autonomy than a condo.

Interestingly, townhomes are becoming a much larger slice of the pie. As land becomes scarcer, developers are utilizing zoning updates—especially near the border of King and Snohomish counties—to slightly increase density. These townhomes offer a fantastic middle ground, often priced more approachably than detached single-family homes but offering more space and autonomy than a condo. When budgeting for these communities, it is important to consider the cost of HOA fees in Bothell, which Bothell-developed communities normally charge between $150 and $350 a month for relatively newer townhome communities. The HOA fees normally entail the cost of outside maintenance, land scaping, and insurance of common areas, which may tend to reduce your costs of maintenance and insurance.

Strategic Tips for 2026

So, how do you navigate this market? Here is the playbook for early 2026.

For Buyers

For the 2026 market, buyers are moving into a more strategic and measured environment where preparation outweighs the need for speed. With inventory levels at their highest in years and homes taking nearly a month to sell, you finally have the "breathing room" to evaluate properties thoroughly and negotiate from a position of strength.

• Don't rush. With over two months of supply, you have the luxury of patience.
• Look for "aged" inventory. Homes that have been on the market for 30+ days are prime targets for negotiation. You might get the home for under list price or get the seller to cover some closing costs.
• Use your contingencies. Do not waive inspections unless absolutely necessary. The market balance has shifted enough that you can protect yourself.

For Sellers

In the early 2026 market, sellers must shift from a "list and wait" mindset to a proactive, strategic approach. While Bothell remains a seller's market by technical definition, the influx of inventory—which has doubled in some price points—means your home is now competing against more options than it has in years. To secure top dollar in this stabilized environment, success now depends on precise pricing and impeccable presentation rather than market momentum alone.

• Staging is non-negotiable. With inventory rising, your competition is stiff. A vacant or cluttered home won't cut it when buyers have 10 other options to see.
• Prep for the "98%." Be mentally prepared that you might accept an offer slightly below your list price, or that you may need to offer concessions for repairs.
• Curb appeal counts. First impressions in online photos drive foot traffic. Make sure your home looks turnkey.

FAQs

Are home prices dropping in Bothell, WA?

No, prices are not crashing. We are seeing a stabilization where prices are either flat or growing very slowly (around 1.9% to 3% year-over-year). The market is correcting from the overheated pace of previous years, but high demand keeps the floor solid.

How much is a down payment on a house in Bothell?

With the median price around $1,000,000, a traditional 20% down payment would be $200,000. However, many loan programs allow for significantly less (3.5% to 10%), though this increases your monthly mortgage payment and mortgage insurance costs.

Is now a good time to sell a house in Bothell?

Yes, provided you have the right expectations. It is still a seller's market with low supply relative to demand, but it is not a frenzy. Seasonality plays a role, so listing in early spring often captures the highest buyer activity.