Beardslee Neighborhood Bothell WA | Homes & UW Bothell Area

Beardslee, Bothell: Complete Neighborhood Guide

Beardslee at a Glance

Beardslee is one of Bothell’s most rapidly transforming corridors — a residential-and-mixed-use area centered on Beardslee Boulevard, just north of downtown Bothell and adjacent to the UW Bothell / Cascadia College campus. Where Maywood Hills (immediately south) is the established single-family neighborhood near campus, Beardslee has emerged over the past 10–15 years as a contemporary mixed-use district anchored by major apartment communities, ground-floor retail, and luxury restaurant and shopping anchors.

The transformation began with the city’s Beardslee Crossing master plan, which envisioned a walkable mixed-use corridor connecting downtown Bothell to UW Bothell. Today, the corridor includes Village at Beardslee Crossing (a 450-unit apartment and retail community by Woodbridge), The Villas at Beardslee (a luxury Holland Residential property), Beardslee Place Apartments, Northmark Townhomes at Beardslee (Taylor Morrison, now sold out), and a curated retail and dining mix that includes John Howie’s Beardslee Public House, Starbucks, Potbelly, Sushi Chinoise, and a pilates studio.

For buyers, Beardslee represents one of the few addresses in Bothell where you can genuinely live without a car for most daily needs — apartments above retail, transit at the doorstep, and a 5-minute walk to a major university campus.

Where Beardslee Begins and Ends

Beardslee occupies the corridor in central Bothell roughly bounded by:

NE 195th Street at the south (transitioning to Maywood Hills and downtown Bothell),
I-405 to the west,
104th Avenue NE / 112th Avenue NE area to the east, and
The UW Bothell / Cascadia College campus on the eastern side.

The neighborhood is in King County, ZIP code 98011. Beardslee Boulevard runs east-west through the heart of the corridor, with the major apartment and mixed-use developments concentrated along the boulevard between I-405 and the university campus.

The corridor is part of Bothell’s broader downtown-and-university planning area, with the city actively shaping it through the Imagine Bothell Comprehensive Plan as a mixed-use, transit-accessible district.

Housing Stock and Architectural Character

Beardslee’s housing stock is dominated by modern multifamily and townhome product:

Village at Beardslee Crossing — a 450-unit apartment and retail community with studios, one- and two-bedroom units, integrated ground-floor retail, and amenity spaces including a fitness center and courtyard. Built by Woodbridge.
The Villas at Beardslee — a Holland Residential luxury apartment community with one-, two-, and three-bedroom units, on-site retail, and modern amenities.
Beardslee Place Apartments — older, smaller apartment community with one- and two-bedroom units in walking distance of campus.
Northmark Townhomes at Beardslee — Taylor Morrison-built townhomes (recent construction, now sold out for new sales but appearing in resale market) with 2–3 bedroom layouts.
Older single-family homes on streets just off Beardslee Boulevard, particularly transitioning toward Maywood Hills.

The overall character is contemporary and dense by Bothell standards — closer to Kirkland’s Totem Lake or Redmond Town Center than to traditional single-family suburban Bothell.

Important note for buyers: the vast majority of Beardslee’s modern housing stock is rental, not for-sale. The for-sale opportunities are concentrated in the Northmark townhome resale market, occasional condo units, and the older single-family homes on the periphery. Buyers specifically seeking to own in the Beardslee corridor itself have limited inventory.

Schools

Beardslee corridor addresses typically fall within the Northshore School District, with:

Maywood Hills Elementary (19510 104th Avenue NE) at the elementary level for most addresses,
Canyon Park Junior High at the middle school level for most addresses, and
Bothell High School at the high school level.

A few important notes:

Many of the Beardslee properties are apartments and condos, with school assignment based on the residential address rather than family selection.
For families buying or renting with children, verify the specific school assignment for the address — boundaries can vary even within the corridor.
The corridor is heavily weighted toward young professionals, UW Bothell students, faculty, and staff rather than school-age-children households, which affects the broader buyer demographics.

Why Beardslee Matters: The Mixed-Use Anchors

A few key anchors define the Beardslee identity:

John Howie’s Beardslee Public House — a destination restaurant from the John Howie group (Seastar, Sport Restaurant, John Howie Steak), one of the most prominent upscale dining anchors in Bothell.
Village at Beardslee Crossing retail — coffee, fast-casual dining, fitness, and personal services in a pedestrian-oriented streetscape.
UW Bothell / Cascadia College — sharing a 128-acre campus with 6,000+ students and 50+ degree programs, walking distance from the corridor.
Transit connections — Sound Transit and Community Transit bus service along Beardslee Boulevard with one-seat rides to Seattle, Bellevue, and connecting routes throughout the region.
Easy access to I-405 — the freeway entrance is a few minutes from the corridor.

Commute Profile

Beardslee’s commute profile is unusual in Bothell because it offers genuine walk-and-transit options alongside driving:

UW Bothell / Cascadia campus: 5–10 minute walk for most addresses.
Downtown Bothell: 5–10 minute walk or short drive.
Bothell Park & Ride: 5–10 minutes south.
Seattle (downtown): 25–35 minutes via SR-522 → I-5 by car; comparable by transit on Sound Transit Route 535.
Bellevue: 20–30 minutes south via I-405.
Kirkland: 15–20 minutes via I-405.
Canyon Park biotech corridor: 8–12 minutes north via I-405.
Redmond / Microsoft: 20–30 minutes via SR-202 or I-405 → SR-520.

For households or individuals who specifically prioritize transit and walkability, Beardslee is one of the few real options in Bothell.

Beardslee Market Snapshot

Beardslee’s for-sale market is limited and dominated by townhome and condo resale activity. Based on recent NWMLS-sourced data:

Townhome resale (Northmark and similar) typically transacts in the $700K–$1.0M range depending on size, plan, and condition.
Condo resale in older buildings near the corridor transacts in a wider range — $300K–$600K depending on building and unit.
Single-family resale on streets near Beardslee Boulevard (transitioning to Maywood Hills) typically transacts in the $900K–$1.2M+ range.
Days on market for well-priced inventory typically runs 15–25 days.
Rental market is large and active — average rent at Villas at Beardslee runs roughly $1,730–$2,500+ per month depending on unit size, with significant variation across the corridor’s other properties.

A few market dynamics specific to Beardslee:

Limited for-sale inventory. The corridor is rental-dominated; buyers will see far more rental listings than for-sale listings.
UW Bothell drives consistent demand. Faculty, staff, graduate students, and student-adjacent professionals create a steady undercurrent of demand across rental and for-sale segments.
Apartment market is professionally managed. Most multifamily product is owned by institutional landlords (Holland Residential, Woodbridge, etc.) rather than individual investors, which affects how the rental market behaves.
Older condo buildings vary widely. Some are well-maintained with healthy HOAs; others have aging infrastructure. Document review is essential.

All statistics referenced are derived from NWMLS data and should be verified for the specific submarket and product type at the time of any transaction.

Who Buys (or Rents) in Beardslee

Four profiles dominate Beardslee activity:

UW Bothell / Cascadia faculty, staff, and graduate students. The university is the largest single demand driver — for both rental and limited for-sale inventory.

Young professionals. Tech, healthcare, and biotech workers who specifically want a walkable, transit-accessible address without Seattle or Bellevue pricing.

Empty-nesters and downsizers. Long-time Bothell residents trading single-family homes for the convenience of apartment or townhome living.

Investors. The strong rental demand has historically attracted investor activity in for-sale condo and townhome product, where rental rules permit.

What to Watch When Buying in Beardslee

A few practical considerations:

HOA documents for any condo or townhome purchase. Some Beardslee buildings have aging infrastructure or pending special assessments. Review reserves and recent meeting minutes carefully.
Rental restrictions. Some buildings have caps; others do not. Confirm policy if you’re an investor or planning to rent in the future.
Sound insulation and parking allocation. Multifamily varies meaningfully — visit at peak times and confirm parking arrangements.
Beardslee Boulevard traffic and noise. The corridor is increasingly busy. Properties on the boulevard itself carry more noise exposure than units on side streets.
For-sale scarcity. If you specifically want to own in Beardslee, expect limited inventory and a longer search.

Why Work With Matthew Konsmo

Matthew Konsmo is a third-generation Western Washington real estate broker with Coldwell Banker Danforth (license #20113555, office license #101728), operating under the NWMLS transaction framework. A Fortune 500 advertising background informs how he positions Beardslee listings — particularly important in a mixed-use corridor where unit, building, and corridor narratives all matter.

Over a decade of residential construction experience matters for multifamily product. Reading framing, mechanical systems, sound insulation, and HOA reserve health on Beardslee condo and townhome product is exactly what this market rewards.

Explore Other Bothell Neighborhoods

Bothell spans both King and Snohomish counties. Browse the full set of neighborhood guides:

King County side (98011)

Snohomish County side (98012 / 98021)

Or return to the main Bothell Real Estate Guide.

Ready to Explore Beardslee?

Whether you’re targeting walk-to-UW Bothell living, looking for a Bothell condo or townhome, or selling into one of the city’s most active corridors, Matthew is available for a direct conversation.

Call or text Matthew directly: (425) 463-8243
Email: MatthewKonsmo@gmail.com
Or reach out through the contact page