Fitzgerald / North Creek (Bothell Side) 2026 Real Estate & Neighborhood Guide

undefined

Fitzgerald / North Creek (Bothell Side): Disambiguation & Neighborhood Guide

---

The Disambiguation Problem

“Fitzgerald” and “North Creek” are two of the most confused neighborhood labels in north Bothell. Here’s why — and what they actually mean:

• North Creek is a waterway, a high school, a trail, a park, a forest, and a neighborhood. The neighborhood label is applied to residential areas in Bothell (Snohomish County) and, less formally, to areas extending into Mill Creek and unincorporated Snohomish County. (See our separate North Creek neighborhood guide for the full Bothell-side overview.)
• Fitzgerald historically refers to a specific corridor and former school in the area, with the name appearing in MLS subdivisions, community names (Fitzgerald Commons, Fitzgerald Hills), and informal local usage. Today, “Fitzgerald” is most commonly used in two ways:
  1. As a sub-pocket within the broader Bothell side of the North Creek corridor, near the historical Fitzgerald school site, and
  2. In the Mill Creek-influenced northeastern fringe of Bothell, where Mill Creek’s influence (shopping, dining, school zones in some cases) bleeds into Bothell addresses.

This guide focuses on the Bothell-side Fitzgerald and shared North Creek pockets — the residential streets, subdivisions, and small communities that share an address in Bothell but have a foot in the broader North Creek / Mill Creek influence corridor.

Why this matters for buyers and sellers: an address marketed as “North Creek” or “Fitzgerald” might be in Bothell, Mill Creek, or unincorporated Snohomish County, with significant differences in city services, schools, taxes, and identity. Always confirm the actual jurisdiction before writing or listing.

---

Where Fitzgerald / North Creek (Bothell Side) Sits

The Fitzgerald and shared North Creek areas inside Bothell sit in the northeastern portion of the city, generally bounded by:

• 228th Street SE / Canyon Park to the south,
• 35th Avenue SE / North Creek waterway through the middle,
• The Bothell-Mill Creek city boundary to the north and east, and
• Bothell-Everett Highway (SR-527) to the west.

The area is on the Snohomish County side of Bothell, primarily ZIP code 98012 with some 98021 overlap. Properties here fall under Snohomish County tax assessment, with the City of Bothell handling permitting on its Snohomish County jurisdiction.

For addresses just over the line, Mill Creek picks up jurisdiction — a difference that affects city services, code, and identity even if the housing stock and school assignment are similar.

---

Housing Stock and Architectural Character

The Bothell-side Fitzgerald and shared North Creek areas have housing stock that aligns broadly with the rest of North Creek:

• 1990s and 2000s production single-family homes in master-planned subdivisions, with four-bedroom traditional and craftsman layouts.
• Newer 2010s+ townhome and small-lot single-family communities, including Fitzgerald Commons (recently renovated 3-bedroom homes from local builder WestTier Homes) and similar developments.
• Larger custom and estate homes in pockets, particularly in the more forested sections and on larger original parcels.
• Some 1970s–80s original ramblers and split-levels in the longest-established streets, often subject to redevelopment or substantial renovation.
• Apartment and rental product along SR-527 and adjacent corridors.

The housing stock skews newer than south Bothell hillside neighborhoods but has more variability than core Canyon Park or central North Creek.

With over a decade of residential construction experience, Matthew helps clients read the differences between production builds, custom homes, and renovation candidates — particularly important in an area where teardown-and-rebuild activity has been more common than in older established neighborhoods.

---

Schools

The Bothell side of Fitzgerald / North Creek is served by the Northshore School District and primarily falls within the North Creek High School attendance area. Typical assignments run:

• Fernwood Elementary, Cedar Wood Elementary, or Ruby Bridges Elementary at the elementary level (varies by address).
• Skyview Middle School for most addresses.
• North Creek High School at the high school level.

Critical note on the city boundary: properties on the Mill Creek side of the line may fall into the Everett School District rather than Northshore, with different elementary, middle, and high school assignments — most notably Henry M. Jackson High School rather than North Creek. This is one of the most impactful differences between a Bothell address and a Mill Creek address in this area, and one of the most common sources of buyer confusion.

Always verify the specific district and school assignment for any address directly before relying on it.

---

Commute Profile

The Bothell-side Fitzgerald / North Creek pockets share commute profile with the broader north Bothell area:

• Canyon Park business center: 5–10 minutes.
• Mill Creek Town Center: 5–10 minutes north.
• Downtown Bothell: 12–18 minutes south.
• Lynnwood / Alderwood Mall: 10–15 minutes via I-405.
• Bellevue: 25–35 minutes south via I-405.
• Kirkland: 20–25 minutes via I-405.
• Everett: 20–25 minutes north via I-405 and I-5.
• Seattle: 30–45 minutes via SR-522 → I-5 or via I-405.

Proximity to both Canyon Park (south) and Mill Creek (north) is the defining commute feature — workers at either job center, plus retail and dining at both, are all within ten minutes.

---

Market Snapshot

Market dynamics for the Bothell side of Fitzgerald / North Creek align closely with the broader North Creek neighborhood. Based on recent NWMLS-sourced data:

• Single-family median prices typically range from the $1.0M to $1.4M range, with variation by sub-pocket, vintage, and lot.
• Newer single-family construction and renovations can transact in the $1.2M–$1.6M+ range.
• Townhomes in newer communities transact in the $700K–$1.0M range.
• Days on market typically run 15–30 days for well-priced inventory.

A few market dynamics specific to this area:

1. The Mill Creek halo. Some buyers shopping for Mill Creek addresses end up in adjacent Bothell addresses with similar housing stock but lower price-per-square-foot. Smart positioning of Bothell listings here can attract Mill Creek-focused buyers.
2. District boundary premium. Within the area, properties confirmed in the Northshore School District / North Creek High School boundary command premiums over otherwise similar properties in the Everett School District / Henry M. Jackson boundary, due to broader Eastside buyer perception of Northshore.
3. Teardown and rebuild activity. Older 1970s–80s homes here have seen more redevelopment than in core established neighborhoods, affecting comp dynamics.
4. HOA inventory dominates. Most single-family resale comes through master-planned communities with active HOAs.

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 Here

Three primary buyer profiles:

Northshore-focused families targeting North Creek HS. Parents who specifically want the Northshore District / North Creek High School assignment, often shopping the boundary line carefully.

Mill Creek-area shoppers stretching for value. Buyers initially focused on Mill Creek who find better value in adjacent Bothell addresses with similar housing stock and amenity access.

Biotech and tech professionals. Canyon Park and broader Eastside workers who want a residential family neighborhood within a 10-minute commute.

---

What to Watch When Buying Here

A few practical considerations specific to this area:

• Confirm jurisdiction. Bothell, Mill Creek, or unincorporated Snohomish County — each has different city services, tax dynamics, and identity. Don’t rely on the address alone.
• Confirm school district. Northshore vs. Everett School District is the single most impactful factor for many family buyers in this area. Verify directly.
• HOA documents. Master-planned community HOAs vary significantly. Review CC&Rs, financials, and minutes.
• Critical areas. North Creek wetlands and tree retention apply throughout the area.
• Snohomish County taxes. Different from King County addresses. Build into total monthly housing math.

---

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 listings here — particularly important when an address could be marketed as Bothell, Mill Creek, or North Creek and pricing varies meaningfully based on positioning.

Over a decade of residential construction experience helps clients navigate the varied housing stock — production builds, renovations, teardown candidates, and luxury custom homes — in an area where reading construction quality matters more than in tighter, more uniform neighborhoods.

Explore Other Bothell Neighborhoods

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

King County side (98011)

• Westhill
• Norway Hill
• Queensgate
• Maywood Hills
• Downtown Bothell
• Beardslee
• Bloomberg Hill (includes Morningside, Pioneer Hills)
• Country Village / Lake Pleasant / 527 Corridor

Snohomish County side (98012 / 98021)

• Shelton View
• Canyon Park
• North Creek
• Thrashers Corner / Red Hawk
• Mays Pond
• Cedar Park
• Filbert / Winesap
• Queensborough / Brentwood / Crystal Springs
• Bothell Biotech Corridor

Or return to the main Bothell Real Estate Guide.

---

---

Ready to Explore Fitzgerald / North Creek?

Whether you’re targeting the Northshore / North Creek HS boundary, looking for value adjacent to Mill Creek, or selling a home where positioning matters as much as price, 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 pages