The median home price in the Bothell, WA housing market sits at around $1.1 million halfway through 2026. The city straddles the line between King and Snohomish counties, which means conditions here tend to reflect two different regional economies at once - sometimes pulling in opposite directions.

Buyers and sellers working through this market are dealing with a landscape that's shifting on both price and inventory. Knowing how those two things interact right now will put you in a much better position when it's time to move.

Current Prices and Inventory in Bothell

The overall median sale price for a Bothell home is roughly $1,099,950 - down about 9% from this time last year. That's a real dip, but it hasn't slowed the pace much. The median days on market is 13, so properties are still going under contract fast.

Active listings sit at around 156, which translates to roughly 2.9 months of housing supply. A balanced market typically needs four to six months of supply, so Bothell still leans toward seller's territory - just not as aggressively as it did a couple of years ago.

Home Values and Pricing Trends

Where you look in Bothell matters a lot. Redfin data puts the West Bothell submarket at a median of roughly $932,000, while East Bothell homes average closer to $1.3 million. That gap reflects real differences in housing types and lot sizes across the city, and it's wide enough that a buyer's budget can determine which half of town they're shopping in. Homes on the higher end of that range are what push the citywide average well past the million-dollar mark.

Active Listings and Supply

156 available homes is a thin number, but inventory has been climbing across the broader region. Snohomish County active listings rose by about 58% earlier this year. King County listings jumped by nearly 30%.

You have more options than you did a year ago - that's real. Still, about 26% of homes sell above asking, and the average sale-to-list ratio sits right around 101%. Competition hasn't evaporated; it's just less frantic.

Real Estate Predictions for the Rest of 2026

Local experts aren't expecting drama. After the year-over-year price declines, the consensus is that values will flatten and then drift slowly upward through the end of the year. Mortgage lenders focused on the area expect modest price increases as 2026 wraps up, which tracks with broader regional and national estimates.

Expected Price Movements

Snohomish County analysts predict home prices will increase by around 1% by the end of 2026. Redfin's national forecast lands in the same place - a 1% rise in home values across the country. That's not the kind of number that should send anyone into a panic or a frenzy. Sellers should expect steady, predictable offers rather than the rapid appreciation that defined earlier years.

How Interest Rates Shape Demand

Borrowing costs still control how much house most buyers can afford here, and rate movement shows up almost immediately in weekend foot traffic. Current rates have also kept some potential sellers locked into their existing homes, which is part of why resale inventory remains thin. As regional supply continues to expand, though, buyers are finding ways to make purchases work even with rates where they are.

What Drives Local Buyer Demand and Supply

Bothell punches above its weight as an employment center for the Seattle metro. The tech and biotech sectors here are substantial, and they generate consistent buyer demand regardless of where the broader market is in its cycle.

T-Mobile and the University of Washington Bothell campus are the anchors. Workers tied to those institutions tend to want to live nearby, and that sustained local demand is a real factor in why Bothell's property values hold up the way they do.

Employment and Area Amenities

The Canyon Park corridor draws professionals specifically because of its concentration of biotech and technology employers. Access to the Northshore School District is another reason buyers target that area.

Bothell's position between King and Snohomish counties also means commuters have multiple routes to Bellevue, Seattle, or Everett. That geographic flexibility is not a small thing - it keeps a wider pool of buyers interested in local listings than you'd expect for a city this size.

New Construction Impact

Builders are actively adding inventory in the North Creek area, with new construction homes typically listing in the $1.4 million to $1.7 million range. These are options that didn't exist in Bothell a few years ago.

That matters directly for resale sellers. If you own an older home in Canyon Park or Norway Hill, you're now competing against brand-new product at specific price points. Condition and pricing accuracy have become more important as a result.

Advice for Buyers and Sellers This Year

At 2.9 months of supply and a median price of $1.1 million, this market asks for discipline from both sides. Multiple offers on every property is no longer the norm - but well-priced homes are still going under contract in under two weeks. That's a meaningful distinction.

The inventory gains across Snohomish and King counties give buyers more leverage than they've had in a while. The low median days on market reminds sellers that serious demand hasn't left the building. Both of those things are true at the same time, which is why negotiations right now require a clear-eyed read on where a specific home fits in the current supply picture.

Recommendations for Buyers

Keep the West Bothell and East Bothell price gap in mind as you narrow your search - roughly $932,000 versus $1.3 million is a real spread, and your budget may point you toward one side of the city before you've even looked at a single listing. New construction in North Creek gives you a genuine comparison point between fresh builds and established neighborhoods, which is worth using.

When you find something that fits, move on it. Thirteen days is the median, not the ceiling. Hesitation still costs people homes here.

Recommendations for Sellers

If you're in Canyon Park or Norway Hill, you need to be honest about what you're competing against. New construction in the $1.4 million to $1.7 million range is real competition, and buyers who can see a brand-new home will notice condition issues in yours.

Price it right the first time. Homes priced accurately are still closing at around 101% of list price - that's a good outcome. Chasing the market down from an inflated number is a worse one.

Frequently Asked Questions

Are home prices in Bothell, WA expected to go up or down this year?

Prices are expected to rise slightly. Snohomish County experts and national forecasts predict a modest increase of about 1% for the remainder of 2026.

Is Bothell currently considered a buyer's or a seller's market?

It currently leans toward a seller's market. Bothell has roughly 2.9 months of housing supply, which falls short of the four to six months typically needed for a balanced or buyer-friendly market.

Should I wait until next spring to sell my house in Bothell?

It depends on your personal timeline and your home's condition. Homes are currently selling in a median of 13 days for about 101% of their list price, indicating strong demand right now.

How are current interest rates affecting bidding wars for Bothell homes?

Higher rates have reduced the intensity of bidding wars compared to a few years ago. However, roughly 26% of Bothell homes still sell above their asking price.

Which neighborhoods in Bothell are seeing the fastest home price appreciation?

Redfin data shows the West Bothell submarket saw a recent 4.2% price increase over a three-month period. Conversely, the East Bothell area experienced a 6% decline during that same timeframe.

Is there enough housing inventory in Bothell, WA for buyers to avoid paying over asking price?

Yes, for most homes. While there are about 156 active listings, only 26% of recent sales closed above the asking price, meaning the majority of buyers are paying list price or below.