For a long time, Bothell was viewed as a quiet bedroom community where you slept before commuting to Seattle or the Eastside. That picture has changed dramatically. Today, investing in Bothell real estate means buying into a booming biotech and life sciences hub that stands on its own two feet.

This location is the "sweet spot" that many investors are targeting. This location is directly at the edge of King and Snohomish counties. Many are drawn to the area due to its mix of available space and the growth of the technology sector. Although the entry costs are relatively reasonable compared to the area that borders it, the Bellevue area, the location has undergone immense growth due to the "Tech Sprawl" moving north. Bothell is definitely a location that deserves your consideration when aiming to spread your portfolio.

Bothell Real Estate Market Trends (2025/2026)

To understand where the Bothell housing market is going, you have to look at the current price floor. As of early 2026, the average cost of a home in Bothell has stabilized near the $1 million mark, though we are seeing a distinct gap between the single-family market and the condo/townhome sector.

When viewing the postings if you are looking at detached single-family homes, you can anticipate the median price range to be around $850,000. These would be the types of properties which receive bidding, perhaps especially if turn-key. The other options, condos/townhomes, have a entry price of about $500,000.

Inventory here remains tight. The frantic, double-digit growth spikes of the pandemic era have cooled, but they haven't crashed. Instead, we are seeing a shift toward stable, historical appreciation rates. This means homes aren't sitting on the market for long, but buyers have a little more breathing room to do due diligence than they did a few years ago.

Rental Market Analysis: Yields and Demand

When running the numbers for the average rent in Bothell, you generally aren't looking for massive immediate cash flow. This is primarily a capital preservation and appreciation market. However, the tenant quality here is exceptional, driven largely by the Life Science Hub and the educational anchors like UW Bothell.

Vacancy rates are consistently low - usually hovering between 4% and 6%. This is because the demand drivers are permanent fixtures: the university and major biotech employers. You typically see high-income professionals or long-term renters who prioritize stability and access to the Northshore School District.

Here is what the monthly rental income estimates look like as of late 2025 and early 2026:

• Studios: $1,775 - $1,850
• 1-Bedroom: $1,950 - $2,200
• 2-Bedroom: $2,300 - $2,700
• 3-Bedroom / Single-Family House: $2,900 - $3,400+

If you are new to the landlord game, make sure you are comfortable with calculating cap rate accurately for these higher-priced assets. The yields are steady, but margins can be tight if you over-leverage.

Best Bothell Neighborhoods for Investment

Bothell is not a monolith and has areas with their own characteristics, which may fit different investment models. It depends on what you search for, whether it is a low-maintenance condominium, a fixer-upper, or an income-producing property.

• Downtown Bothell (Best for: Lifestyle & Urban Professionals): A complete transformation has been realized, led by the redevelopment that occurred around the McMenamins Anderson School, as well as the redevelopment of Main Street as a pedestrian-friendly shopping district. This area would be ideal for the 25- to 40-year-old professional crowd that values urban living without the price tag that comes with a Seattle address. Turn your search here for any new condominium or apartment complexes that may be
• Canyon Park (Best for: Predictable Occupancy): As the city's economic engine, this neighborhood is right next to major biotech employers and retail centers. Because of this proximity, rental demand is practically recession-proof, making it ideal for investors who prioritize steady, reliable cash flow.
• North Creek (Best for: Hands-Off Investors): Looking down the road, if you are interested in new inventory, there is a combination of business parks, as well as new townhomes. Though increased HOA fees in Bothell are a potential down side, there are less maintenance responsibilities, which makes it ideal for a "set it and forget it" investor.
• Thrasher’s Corner / Red Hawk (Best for: Long-term rentals): This neighborhood has a traditional suburban look, characterized by a wider lot size as they accommodate a single-family long-term purchase approach. The kind of tenants that usually inhabit such a region tend to look for a quiet environment, hence long-term leases.
• Maywood Hills (Best for: Value-Add & Forced Appreciation) This is an established neighborhood featuring older homes with character. It is the prime target for investors looking to build equity through renovations rather than simply waiting for the market to rise.

The King vs. Snohomish County Split

This is the most confusing part of Bothell for outsiders, but it is critical for your bottom line. The city of Bothell physically straddles the county line. One house can be in King County, and a house two streets over can be in Snohomish County.

Property taxes in Bothell and utilities vary depending on which side of the line the property sits. generally, King County tax rates hover between 0.85% and 1.0%, while Snohomish County rates are roughly 0.9% to 1.06%. While the rates are comparable, the assessed values in the Snohomish portion can sometimes be slightly lower, potentially saving you money on the annual tax bill.

Before writing an offer, always check the specific parcel data. Do not assume that because a property has a "Bothell" address it is automatically in one county or the other. This split also affects which utility providers service the property, so do your homework during the inspection period.

Why Invest in Bothell? Pros & Cons

Every market has trade-offs. If you are comparing this area to an investment in Seattle, you need to weigh the suburban lifestyle benefits against the specific costs of the "Biotech Corridor."

Pros

Investment attractiveness in Bothell arises from the unique amalgam of the abilities to weather difficult economic times and the establishment of an urban environment characteristic of maturing cities.

• Specialized Economy: Bothell has been able to establish itself as an exemplary Life Science Hub and has attracted significant global employers to offer the city a stable source of high-paying employment.
• Authentic "Sense of Place": The transformation of Downtown has changed the character of the city from a “commuter town” to a destination city that offers people a reason to live, shop, and eat there.
• Built-in Demand for Housing: Having UW Bothell and Cascadia College located in the area provides built-in demand for housing, which remains stable throughout the year.

Cons

Despite the bright long-term prognosis for the Biotech Corridor, Bothell is experiencing a “housing reset” in 2026. One must look beyond the obvious growth to consider the regional challenges that can affect a building’s bottom line as well as resident satisfaction on a month-to-month level.

• Commuter Congestion: The “Bothell crawl” is a reality. The traffic in the I-405 corridor and Bothell-Everett Highway area remains a concern for the tenants who go to work in the Seattle or Bellevue area.
• High Entry Costs: The median price point is high. For a beginner investor with limited capital, the barrier to entry here is much steeper than in markets like Everett to the north.
• Tight Cash Flow Margins: Because property values are high, it can be difficult to achieve significant monthly cash flow if you are heavily leveraged; this is primarily an appreciation-focused market.

Regulatory Environment for Landlords

Washington State is generally tenant-friendly, but Bothell is easier to navigate than Seattle. Currently, Bothell does not have a complex rental inspection or licensing program that rivals Seattle's RRIO, which lowers the administrative burden for landlords.

However, you must still comply strictly with the Washington Landlord-Tenant Act. This includes adhering to "Just Cause" eviction standards and providing proper notice for rent increases. It is smart to consult a tenant screening guide to ensure you are compliant with all state and federal fair housing laws from day one.

Investors should also keep an eye on ADU (Accessory Dwelling Unit) regulations. With state-level pushes for middle housing like House Bill 1110, Bothell is seeing more opportunities to add density. Adding a backyard cottage or basement unit could be a viable way to increase cash flow on a single-family lot.

The Bothell Advantage: Long-Term Outlook for 2026

For real estate investors looking to enter the market, Bothell represents one of the best investment opportunities in the Pacific Northwest. While home prices have risen, the median home price reflects a strong market backed by massive population growth and ongoing development. Working with a savvy local real estate agent is key to finding the perfect home or houses in Bothell that offer the best price per square foot.

When you look at the Bothell market relative to other hubs in the area, such as Redmond, the value equation becomes clear. Not only do you have the benefits of the suburbs, but you also get the convenience of being close to employment hubs. The core factors that play an important role in determining the equity and value of this market:

• Transit and Connectivity: Expansion of public transit and the construction of Stride BRT ensure seamless transit from Bothell to the neighboring tech hubs.
• Lifestyle Features: There are ample parks in the area, which is also close to Lake Washington. This makes it a wonderful place to live as well as to rent.
• Educational Excellence: A good school and the schools in the Bothell, Northshore School District, and the University of Washington Bothell campus will retain a good tenant base.
• Investment Flexibility: Whether you would like to invest money in a condo unit, look for a new home for sale within Bothell, or seek a short-term rental solution, the Bothell real estate investment environment encourages flexible real estate investments.

Despite a higher price tag than some northern neighbors, the steady appreciation and low days on market prove that real estate in Bothell is a resilient asset. For home purchasers and real estate investors, the current market update is clear: buy a home in Bothell now to capture the ongoing development and proximity to Seattle that will drive your real estate investment forward for years to come.

FAQs

Which county and city is Bothell located in?

It has both. The city boundaries extend over the line in the county, so that some real estate is assessed for taxes to King County, while other real estate is assessed to Snohomish County. It is important to check the actual parcel number to ensure that you know which it is for an investment property.

Is Bothell a good place to purchase rental property?

Yes, mainly catering to investors seeking stable conditions and growth potential. The positive biotech job market and presence of UW Bothell ensure steady demand from reliable tenants, even though possibly lower margins may be expected due to higher costs associated with this market.

What is the average rent in Bothell, WA?

Rents can differ greatly depending on building type, though estimates in late 2025 tend to be between $2,000 and $3,400 per month on average. A one-bedroom apartment will typically cost $1,950 to $2,200, while single-family homes may reach above $3,400 due to their sheer size.

How do property taxes differ in King and Snohomish Counties in the city of Bothell?

The tax rates are somewhat comparable, with an average ranging from 1% of the assessed amount in each of these two counties. Nonetheless, there may be slightly lesser assessed property values for similar properties on the Snohomish County side, and this would translate to slightly lesser tax amounts.