Bothell WA housing market 2025-26
How Much Does a Home in Bothell, WA Cost? A Neighborhood-by-Neighborhood Breakdown
The citywide median tells you part of the story. The neighborhood-by-neighborhood breakdown tells you the rest, and the spread is wider than most buyers expect.
If you've searched "how much does a home in Bothell cost" and landed here, you've already figured out that the single number you find on a real estate portal doesn't tell the whole story. The citywide median is real. But it flattens a market that actually has meaningful price variation from one neighborhood to the next.
Here is what home prices in Bothell, WA actually look like broken down by neighborhood, based on 2025 sales data and what I'm seeing on the ground heading into 2026.
The Citywide Number First
The median home price across Bothell as a whole rose to the $950,000 to $1 million range in 2025. That is the honest starting point. It reflects a city that has moved significantly over the past five years and shows no signs of reversing course.
For context, that number now rivals the median home price in many Seattle neighborhoods. The assumption that Bothell is a significantly more affordable option than Seattle proper is no longer accurate across the board. What Bothell still offers is better value per dollar than its immediate Eastside neighbors — Bellevue, Kirkland, and Redmond — which is a meaningful distinction for buyers who need to be on the Eastside but are watching their budget carefully.
Price ranges based on 2025 MLS sales data and professional market observation in Bothell, WA. Townhome and condo sales are included in neighborhood averages where noted. Contact Aaron Robinson at Keller Williams Realty Bothell for current comp-based pricing on specific streets and housing types.
North Bothell: Canyon Park, Thrasher's Corner, North Creek
Canyon Park, Thrasher's Corner, North Creek
High $900sNorth Bothell neighborhoods including Canyon Park, Thrasher's Corner, and North Creek mostly sold in the high $900,000 range in 2025. That price point has held with consistency across the area, and early 2026 data confirms the trend is continuing rather than softening.
A new construction townhome just came to market in Thrasher's Corner this week at $949,950. That number is worth sitting with for a moment. A new construction townhome in Thrasher's Corner — not a single-family home, a townhome — is now pricing at a level that competes directly with desirable neighborhoods in Seattle like Lower Queen Anne. That is how far this market has moved, and it is a data point that resets expectations for buyers who haven't been actively watching Bothell prices over the past few years.
New construction townhome, Thrasher's Corner, Bothell: listed at $949,950. This is current market evidence of where North Bothell new construction is pricing heading into high season.
For buyers who want more space per dollar, homes in the Snohomish County portion of North Bothell carry a lower property tax burden than comparable King County homes, which can meaningfully affect the total cost of ownership over time.
West Bothell: The Sleeper Neighborhood
West Bothell — Snohomish County Side
Mid-$800sWest Bothell, particularly on the Snohomish County side, tells a different story from the rest of the city. Median prices here came in around the mid-$800,000 range in 2025, which makes it the most affordable entry point into Bothell for single-family homes.
Here is what I'd say about that number: it represents a gap that is unlikely to persist indefinitely. West Bothell sits on the West Hill with views, reasonable access to downtown Bothell, and the property tax advantage of Snohomish County. The price discount relative to the rest of the city is real, but the reasons for it are narrowing as the broader Bothell market matures.
West Bothell on the Snohomish County side may be a sleeper neighborhood with meaningful price growth potential over the next five years. Buyers who get in at today's mid-$800s pricing before that gap closes are positioning themselves well. It is worth a serious look if you have been priced out of other Bothell neighborhoods.
Want to Know What Your Budget Gets You Right Now?
Tell me your number and your priorities. I'll show you exactly what's available across these neighborhoods and where the value buys are sitting right now.
Talk to Aaron Read the Market ReportDowntown Bothell: Where Prices Peak
Downtown Bothell Core
$1.05M–$1.15MDowntown Bothell is where the city's price ceiling shows up. The median home price in the downtown core came in at $1.05 million to $1.15 million in 2025, making it the most expensive part of the city by a meaningful margin.
That premium is driven by two things working together. First, the walkability and lifestyle amenities that downtown Bothell has built over the past decade — the restaurants, bars, bakeries, river corridor, and overall sense of place that the neighborhood has earned. Second, new construction. Newer builds in and around downtown have pushed sale prices upward, and the mix of new inventory at higher price points has lifted the neighborhood median.
For buyers who want the downtown experience and have the budget for it, this is a legitimate value proposition relative to comparable walkable neighborhoods in Seattle or Bellevue. For buyers who want downtown proximity but need a better price point, the Beardslee District next door deserves a close look.
Beardslee District: The Townhome Factor
Beardslee District
$900k–$1MBeardslee sits in the $900,000 to $1 million range for 2025, which puts it just below the downtown core. The important nuance here is what's pulling that number. Townhome sales in the mid-$700,000 range are part of the Beardslee mix, and they bring the neighborhood average down relative to single-family comps.
That townhome entry point is actually one of the more interesting value positions in the current Bothell market. You get downtown proximity, trail access, the Beardslee Public Ale House as a neighborhood anchor, bus line access, and the energy of a neighborhood that is still developing — all at a price point that is $300,000 to $400,000 below what you'd pay for a single-family home in the downtown core.
I've been pointing buyers toward Beardslee more frequently lately, particularly buyers who have their hearts set on being close to downtown but are finding that the core price points are stretching their budget. The tradeoff is attached housing rather than single-family, but the access is nearly identical.
Bothell vs. Bellevue, Kirkland, and Redmond
This is the comparison that matters most for buyers who are weighing their options across the Eastside.
Bothell's citywide median of $950,000 to $1 million sits meaningfully below Bellevue, where median single-family home prices have been tracking well above $1.5 million. Kirkland and Redmond both sit above Bothell as well, typically in the $1.2 million to $1.4 million range for single-family homes depending on the specific neighborhood.
What that spread means practically: a buyer who can stretch to $1 million in Bothell is likely looking at homes in the $1.3 million to $1.5 million range in Bellevue for comparable square footage and lot size. The quality of life, access to employers, and school quality are comparable across these markets. The price difference is real and significant.
For buyers relocating from California, New York, or other high-cost markets for positions at Amazon, Microsoft, or Boeing, Bothell tends to land favorably in that comparison even at its current price points. The value case is not what it was five years ago, but it holds up against the Eastside alternatives.
Where the Value Buys Are Right Now
Looking across active listings on Zillow, Redfin, and Realtor.com, value buys do exist in every one of these neighborhoods. They are not always obvious from a search filter, and they are not always sitting at the top of the results. But they are there.
What makes something a value buy in Bothell right now is usually one of three things: a home that has been on the market longer than the neighborhood average, a home with cosmetic issues that a buyer with vision can correct, or a home that is priced below comp-supported value because the seller needs to move quickly. All three of those situations appear regularly in a healthy market.
Finding them requires knowing the neighborhood well enough to recognize when a price is genuinely below market rather than just below asking. That is not something a search filter tells you. That is local market knowledge applied to specific streets and specific comps.
If you are looking for that kind of guidance in Bothell, that is exactly the conversation I want to have. Hit me up.
Home prices in Bothell, WA range from mid-$800s in West Bothell to $1.05 million to $1.15 million in the downtown core, with North Bothell and Beardslee sitting in the high $900s in between. The citywide median of $950,000 to $1 million reflects a market that has moved significantly and continues to trend upward. Bothell still offers real value compared to Bellevue, Kirkland, and Redmond at comparable price points, but buyers need accurate expectations before they start searching. The right neighborhood for your budget exists in this market. Finding it just requires knowing where to look.
Frequently Asked Questions
How much does a home in Bothell WA cost in 2025?
The median home price in Bothell, WA rose to the $950,000 to $1 million range in 2025. That number varies significantly by neighborhood. Downtown Bothell saw median prices of $1.05 million to $1.15 million in 2025, while West Bothell on the Snohomish County side came in around the mid-$800,000 range. North Bothell neighborhoods including Canyon Park, Thrasher's Corner, and North Creek mostly sold in the high $900,000 range. The Beardslee District sat between $900,000 and $1 million, with townhome sales in the mid-$700,000 range bringing the neighborhood average down.
What is the most affordable neighborhood in Bothell WA?
West Bothell, particularly on the Snohomish County side, is the most affordable entry point into the Bothell market for single-family homes, with 2025 median prices in the mid-$800,000 range. The Beardslee District offers townhomes in the mid-$700,000 range, which represents one of the lower price points for attached housing in the city while still providing proximity to downtown Bothell. Both areas offer meaningful value relative to the downtown core and North Bothell neighborhoods, though prices across all of Bothell have risen substantially over the past five years.
Is Bothell cheaper than Bellevue, Kirkland, or Redmond?
Yes, Bothell remains less expensive than Bellevue, Kirkland, and Redmond for comparable single-family homes. Bellevue median single-family prices have been tracking well above $1.5 million, while Kirkland and Redmond typically range from $1.2 million to $1.4 million depending on the neighborhood. Bothell's citywide median of $950,000 to $1 million represents a meaningful discount relative to those markets, with comparable access to major employers like Amazon, Microsoft, and Boeing and comparable school quality through the Northshore School District. For buyers who need to be on the Eastside and are budget-conscious, Bothell continues to offer the strongest value case among its neighbors.
What does $800,000 buy you in Bothell WA?
At $800,000 in Bothell, WA in 2025 and 2026, buyers are working near the lower end of the single-family market in most neighborhoods. West Bothell on the Snohomish County side offers the best chance of finding a single-family home in or near that range, where the neighborhood median sits in the mid-$800,000s. In Beardslee, an $800,000 budget puts you in range for townhomes, which were selling in the mid-$700,000 range in 2025. In North Bothell and downtown Bothell, $800,000 is below the neighborhood medians and inventory at that price point for single-family homes is limited. For buyers at this budget, working with a local agent who knows where comp-supported value exists is more important than in higher price ranges.
Are home prices still going up in Bothell in 2026?
Yes, home prices in Bothell continued to trend upward from 2025 into 2026. New construction data from early 2026 — including a townhome listing in Thrasher's Corner at $949,950 — confirms that price levels established in 2025 are holding and in many cases moving higher. The broader national trend tracked by the National Association of Realtors has shown an extended period of consecutive monthly price increases, and Bothell has been tracking with that pattern. There are no current market signals suggesting a near-term reversal in Bothell specifically. Buyers waiting for prices to decline have generally found themselves paying more each time they re-engage with the market.
Ready to See What Your Budget Gets You in Bothell?
I'll pull current listings and comp data for any of these neighborhoods and give you a straight picture of what's available right now. No pressure, just information.
Schedule a Conversation