When my clients start looking at homes on the Eastside, the conversation almost always hits a crossroads: do we pay the premium for Redmond's unparalleled convenience, or do we head north to Bothell for more breathing room and character? It’s the classic debate of proximity versus price.

As we move into early 2026, the gap between these two markets has never been clearer. Redmond is the polished, high-tech capital—home to Microsoft, the "Bicycle Capital of the Northwest," and soon, fully connected to Seattle by light rail. It is efficient, modern, and undeniably expensive.

Bothell, on the other hand, offers a completely different energy. Straddling the line between King and Snohomish counties, it feels like a bridge between the busy city and the relaxed suburbs. It has a revitalized downtown with a genuine soul, anchored by the river and historic buildings, offering a "small town" vibe that many buyers fall in love with instantly.

Ultimately, your choice usually comes down to two major factors: your budget and your commute. If your budget can stretch to $1.4M+ and you want a 35-minute train ride to downtown Seattle, Redmond is the winner. If you want to keep your purchase closer to $1.1M and prefer a renovated single-family home with a yard over a townhouse, Bothell is likely where you'll land.

Cost of Living & Housing Market (2026 Data)

Let’s get straight to the numbers, because this is usually where the decision is made. As of January 2026, Redmond commands a significant premium over its northern neighbor. We are seeing median sold prices in Redmond hovering around $1.4 million, while Bothell sits closer to $1.1 million. That $300,000 difference is substantial—it’s the difference between a jumbo loan and a more manageable mortgage for many buyers.

When you look at what that money actually buys, the contrast is stark. A $1.2 million budget in Bothell can often get you a nicely renovated single-family home with a decent yard, maybe even walking distance to downtown. Take that same budget to Redmond, and you are likely looking at a townhome, a smaller condo, or an older single-family home that needs a lot of cosmetic work. You are paying for the zip code and the commute time in Redmond, whereas Bothell pays you back in square footage.

The rental market tells a similar story. If you are planning to rent before you buy, expect to pay $2,500 or more for a modern one-bedroom apartment in Redmond, especially near the Town Center or the new transit stations. In Bothell, you can still find comparable spots for $1,800 to $2,200, often with a bit more floor space.

One unique quirk to keep in mind is property taxes. Because Bothell spans both King County and Snohomish County, your tax bill can vary depending on which side of the line your house sits on. Generally, the Snohomish side can offer slightly lower tax rates, which adds up over time. Meanwhile, Redmond homes are firmly in King County, and newer master-planned communities there often come with steeper HOA fees to maintain those manicured lawns and parks.

Commute & Transit: The '2 Line' Game Changer

If you are reading this in February 2026, you are looking at the market right before a massive shift. The Sound Transit 2 Line is set to fully open across Lake Washington on March 28, 2026. This is a total game changer for Redmond.

Once those trains start running, residents near the Redmond Technology Station will have a reliable, traffic-free ride to downtown Seattle in about 35 to 40 minutes. For tech workers or anyone commuting to the city, this reliability is worth its weight in gold. It removes the stress of the bridge traffic entirely.

Bothell, unfortunately, does not have light rail access. If you live here, your commute to Seattle still relies heavily on I-405 and SR 522. While the express toll lanes help, you are still at the mercy of traffic, and rush hour can be a grind. There are good bus options like the Sound Transit 535 or 532, but they sit in the same traffic unless they are in the HOV lanes.

If your destination is Bellevue, Redmond again has the upper hand. It is a quick 10 to 15-minute drive or train ride to the Bellevue downtown core. From Bothell, you have to navigate the infamous "S-curves" on I-405. Depending on the time of day, that drive to Bellevue can take anywhere from 25 to 45 minutes. However, if you work from home, this might not matter as much—both cities have excellent fiber internet coverage from providers like Ziply and Xfinity.

Schools: Lake Washington vs. Northshore Districts

When we compare schools, we are really splitting hairs between two of the best performing districts in Washington state. You typically won't make a "bad" choice here, but there are distinct differences in how the districts are organized.

Redmond is served by the Lake Washington School District (LWSD). Because the area has such a high concentration of tech households, the demographics skew toward high income and high education, which correlates with some of the highest test scores in the state. Schools like Redmond High School and the choice-based Tesla STEM High School are nationally recognized powerhouses.

Bothell is primarily served by the Northshore School District (NSD), though some southern neighborhoods do fall into LWSD. Northshore has a fantastic reputation for being well-rounded. North Creek High School and Bothell High School offer robust AP and IB programs and are widely acclaimed for their extracurricular breadth, from music to robotics.

Both districts have passed bonds in recent years to modernize their buildings. Whether you are touring a school in Redmond Ridge or near Canyon Park in Bothell, the facilities are generally excellent, modern, and well-equipped.

Vibe & Lifestyle: Downtown Charm vs. Modern Amenities

This is where the emotional side of the decision kicks in. What do you want your Saturday morning to feel like?

Bothell has a "Main Street" energy that feels authentic and lived-in. The revitalization of downtown Bothell has been a massive success. You can grab coffee, walk down to the river, or hang out at the McMenamins Anderson School—a converted junior high that now houses a movie theater, swimming pool, bars, and restaurants. It feels like a real community hub where people gather, with a mix of historic buildings and new apartments that keeps the area lively.

Redmond, by contrast, feels "Clean & Modern." It’s known as the Bicycle Capital for a reason—the bike lanes are everywhere and the streets are perfectly paved. Redmond Town Center offers a great open-air shopping experience that is very manicured and safe. The vibe is a bit more engineered and corporate compared to Bothell's grit-and-charm, but for many people, that orderliness and safety is exactly what they are looking for.

Dining also reflects these vibes. Bothell punches way above its weight for local dining and breweries—it’s a great spot for foodies who like independent spots. Redmond has fantastic food too, but it leans heavily toward high-end chains and upscale quick-lunch spots designed to feed the tech workforce efficiently.

Parks & Recreation

One thing you don't have to compromise on in either city is access to the outdoors. In fact, they are connected by the Sammamish River Trail, a flat, paved trail that lets you bike or jog all the way from Bothell to Redmond.

Redmond is home to Marymoor Park, arguably the crown jewel of King County's park system. It is massive—640 acres of soccer fields, a velodrome, a climbing wall, and one of the best off-leash dog parks in the region. In the summer, the concert series there is a local favorite. It’s a huge perk of living nearby.

Bothell offers a quieter, more water-focused recreation style. The Park at Bothell Landing provides easy kayak and paddleboard access to the Sammamish River. Just to the west, you have Saint Edward State Park in Kenmore, which offers incredible hiking trails down to Lake Washington and a historic lodge. If you prefer dipping a paddle in the water over watching a concert on the lawn, Bothell might be your speed.

Verdict: Which City Fits Your Life?

After looking at the math and the map, the decision usually clears up pretty quickly for my clients.

Choose Redmond if you work at Microsoft or Meta and value your time above all else. If you can afford the higher price point ($1.3M+), the ability to hop on the light rail to Seattle or drive 10 minutes to work is unbeatable. You’re paying for a frictionless, modern lifestyle.

Choose Bothell if you want more house for your money and a neighborhood with a distinct character. If you don’t mind a longer commute—or if you work from home—you can get a larger home and enjoy a vibrant, walkable downtown that feels less like a corporate campus and more like a hometown.

Both cities offer a high quality of life, but the trade-off is simple: Redmond buys you time (commute), while Bothell buys you space (housing).

Frequently Asked Questions

Is Bothell cheaper than Redmond?

Yes, housing in Bothell is typically 20-30% cheaper than in Redmond. As of early 2026, you can expect to pay about $300,000 less for a single-family home in Bothell compared to a similar home in Redmond.

Does the light rail go to Bothell?

No, the 2 Line light rail serves Redmond and Bellevue, but it does not extend north to Bothell. Bothell residents rely on the Stride BRT (bus rapid transit) and express buses to connect to the light rail or commute directly to Seattle.

Which city has better schools, Bothell or Redmond?

Both cities have excellent public schools that rank among the top in the state. Redmond (Lake Washington School District) often shows slightly higher test scores due to demographics, but Bothell (Northshore School District) is widely acclaimed for its comprehensive programs and strong community support.

How long is the commute from Bothell to Seattle?

Driving from Bothell to Seattle typically takes 35 to 60+ minutes depending on traffic and toll lane usage. By contrast, starting March 28, 2026, Redmond residents can take the light rail to downtown Seattle in about 35 minutes regardless of traffic.