Bothell WA Housing Market Data | Updated Monthly

Bothell median home prices vary more significantly by school district zone than by neighborhood geography — Northshore School District properties consistently command premiums over comparable Edmonds School District properties at equivalent size, condition, and location within the same city. This school district premium is one of the most well-documented and consistent price drivers in the entire north Eastside market, and buyers who don’t account for it when interpreting Bothell median price data can make poorly calibrated decisions about what a specific property should cost.

Beyond school district, Bothell’s price range spans meaningfully from established Canyon Park and Queensborough neighborhoods to newer construction in North Bothell and properties bordering Woodinville and Kenmore. Current median price data is tracked and updated on this page. Use our mortgage calculator to model Bothell purchase scenarios at your budget, and reach out to Matthew for a school-district-specific comparative market analysis.

School district assignment is the single most consequential price variable in the Bothell market — a fact that distinguishes Bothell from most other north Eastside cities where district boundaries don’t split the city as definitively. Bothell is served by two distinct school districts depending on the exact address: the Northshore School District serving the northern and eastern portions of the city, and the Edmonds School District serving portions of south and west Bothell. Northshore is consistently ranked among Washington State’s highest-performing public school districts and is a primary driver of buyer demand throughout the north Eastside.

The price premium for Northshore-served properties in Bothell is real, measurable, and persistent across market cycles — it is not a soft preference but a hard price driver that shows up in comparable sales data. Two homes of identical size, age, and condition in the same Bothell zip code can command meaningfully different prices based solely on which district serves them. Buyers relocating to Bothell who assume school district assignment follows neighborhood or zip code boundaries — rather than specific address-level boundaries that can shift block by block — frequently make errors that cost them either overpaying or missing the school access they expected. Verifying Northshore versus Edmonds assignment for any specific Bothell address before making an offer is non-negotiable for family buyers.

Whether Bothell is currently a buyer’s or seller’s market depends on which part of the city and which school district zone a buyer is targeting — Bothell does not move as a single uniform market. Northshore School District-served properties in Canyon Park, Queensborough, and North Bothell corridors can remain seller-favorable with tight inventory and competitive offers even when broader market conditions soften. Edmonds School District-served areas of Bothell tend to have more inventory and more buyer negotiating leverage under comparable broader market conditions.

The three metrics tracked on this page — months of supply, days on market, and list-to-sale price ratio — provide the clearest real-time picture of current Bothell market conditions. Below 2 months of supply strongly favors sellers; 4–6 months is roughly balanced; above 6 months favors buyers. For a real-time assessment of how current conditions affect your specific situation in a specific Bothell neighborhood and school district zone, contact Matthew directly — that neighborhood and district-level interpretation is exactly where local expertise makes the most practical difference.

Bothell, Kirkland, and Woodinville are three of the north Eastside’s most popular family markets and attract broadly similar buyer profiles — but each delivers a meaningfully different experience. Kirkland anchors the western edge of this peer group with Lake Washington waterfront access, a more urban downtown commercial core, and premium pricing that reflects those advantages. Woodinville offers wine country lifestyle, larger lots, and semi-rural character at price points that typically offer more purchasing power than Kirkland for comparable home sizes.

Bothell sits between these two in most respects — more urban and commercially developed than Woodinville, more accessible in price than Kirkland’s waterfront and downtown tiers, and with the Northshore School District as its strongest shared characteristic with Kirkland’s Lake Washington School District in terms of academic reputation. For buyers who are specifically motivated by school district quality and freeway access over waterfront lifestyle or wine country character, Bothell frequently represents the strongest value proposition in this north Eastside peer group. Current comparative market data across all three communities is available on individual city pages within the Western Washington Market Pulse.

Bothell’s housing inventory spans a genuine range of property types reflecting the city’s development across multiple decades and its position spanning two counties. The Canyon Park and Queensborough areas offer established single-family neighborhoods with a mix of homes from the 1980s through 2000s at a range of price points. North Bothell and the areas bordering Woodinville feature newer construction with more contemporary finishes and larger lots at the market’s higher price tiers. The Downtown Bothell area along the Sammamish River has seen meaningful new attached housing development — townhomes and condominiums — that provide more accessible entry points for buyers who want the Bothell address and school district without the full single-family home investment.

Price ranges in Bothell vary from entry-level attached housing in the $500K–$700K range to larger single-family homes in Northshore School District corridors that can push well above $1M depending on size, condition, and location. The most important pricing variable — more than size, age, or even neighborhood — remains school district assignment. Use our mortgage calculator to model different Bothell purchase scenarios, and contact Matthew to discuss which specific Bothell neighborhoods and property types align with your budget and priorities.

Bothell’s commute profile is one of its strongest practical selling points — the city sits at the strategic intersection of SR-522 and I-405, providing multi-directional freeway access that few north Eastside communities can match. The commute to Bellevue via I-405 south typically runs 20–35 minutes under normal traffic conditions, making Bothell one of the most commute-practical north Eastside addresses for Microsoft, Amazon Bellevue, and other Eastside tech campus employees. The commute to downtown Seattle via SR-522 west to I-5 south typically runs 35–55 minutes depending on traffic and time of day.

Sound Transit Express bus service and the SR-522 BRT corridor improvements provide commuter transit options for Bothell residents heading south to Seattle and Bellevue. The Eastside’s expanding light rail network — while not yet serving Bothell directly — is improving transit connectivity across the broader corridor. For buyers employed at major Eastside tech campuses or in the Bellevue downtown core, Bothell’s I-405 access makes it one of the most strategically located residential markets in the north Eastside at its price tier — a combination of commute practicality, school quality, and relative value that is difficult to replicate in closer-in alternatives.

Bothell buyers need to enter the market with two things fully understood before touring homes: their mortgage pre-approval in hand, and a clear understanding of which school district serves each address they’re considering. Full pre-approval — not pre-qualification — is essential in a market where Northshore School District properties regularly attract multiple offers and require decisive action. Buyers who begin the school district research process after identifying a property they love frequently discover they’re on the wrong side of a boundary — a frustrating and costly lesson that a good agent prevents by building district verification into every showing from the start.

Understanding the Bothell market also means being clear-eyed about what Northshore premium properties actually cost versus what buyers often expect based on general Bothell price impressions. The best-positioned Northshore corridor properties in Bothell are not budget purchases — they’re competitively priced relative to the school district quality they deliver. Buyers who approach Bothell expecting deep value relative to Kirkland in the Northshore zone specifically are often surprised by how the market has priced that district access. Use our mortgage calculator to pressure-test your budget at realistic Northshore corridor price points, and reach out to Matthew early — the earlier you’re working with a local agent who knows Bothell’s district boundaries in detail, the better your outcome.

Matthew Konsmo is a Western Washington real estate agent with Coldwell Banker Danforth who brings a background in Fortune 500 advertising and residential construction to every transaction. In a market as school-district-sensitive and neighborhood-nuanced as Bothell — where the difference between Northshore and Edmonds assignment can affect a home’s value by tens of thousands of dollars — having an agent who knows the district boundaries in detail and can guide buyers to the right properties from the first showing is a material and measurable advantage.

Matthew serves buyers and sellers across the full north Eastside market — from Bothell and Kenmore to Kirkland, Woodinville, and Edmonds — giving buyers who are comparing multiple north Eastside communities genuinely local guidance across the full comparison set rather than advocacy for a single market. Call 425-463-8243, email matthewkonsmo@gmail.com, or visit the About Matthew page to get started.