Country Village / Lake Pleasant / 527 Corridor at a Glance
The Country Village / Lake Pleasant / 527 Corridor is one of Bothell’s most actively transforming neighborhoods. Sitting along Bothell-Everett Highway (SR-527) between downtown Bothell to the south and Canyon Park to the north, the area is anchored by two well-known landmarks and a wave of recent redevelopment.
The Country Village site (long a beloved if quirky local shopping district) is being redeveloped, while Lake Pleasant — a small private body of water serving primarily as wildlife habitat — gives its name to a cluster of townhomes and detached condos surrounding the Lake Pleasant RV Park along the 527 corridor.
What’s emerged is a small but distinctive Bothell pocket: walkable to nothing massive, but walkable to a real cluster of dining, retail, and services, with Swift Green Line Bus Rapid Transit (BRT) running along SR-527, modern Pulte townhomes (the 30 Degrees community) and new construction townhomes at Camas Ridge, all within the Northshore School District.
For buyers, this is one of the few Bothell addresses where you can genuinely live in a modern, walkable, transit-accessible setting without paying downtown Bothell prices — and one of the few corridors where the housing transformation is still actively unfolding.
Where the 527 Corridor Begins and Ends
The Country Village / Lake Pleasant / 527 Corridor sits along SR-527 (Bothell-Everett Highway) in central Bothell, generally between the south end of the corridor near downtown Bothell and the north end approaching Canyon Park. It spans the King-Snohomish county boundary, with portions of the corridor in both ZIP code 98011 (King County) and 98021 (Snohomish County), depending on the exact address.
This dual-county positioning matters: it affects property tax rates, electric service, and some school assignments depending on the specific address.
The corridor is moderately walkable by Bothell standards (Walk Score around 50), benefiting from clustered commercial development along SR-527. It’s not a neighborhood you walk to school from, but it is a neighborhood where you can walk to coffee, fitness, grocery, and dining.
What Defines the Corridor
A few key anchors define the Country Village / Lake Pleasant / 527 identity:
- Country Village — historically a beloved local shopping district with quirky shops, restaurants, and small businesses; now under redevelopment, the site’s transformation is one of the biggest ongoing changes in central Bothell.
- Lake Pleasant — a small private lake serving primarily as wildlife habitat. It is not a recreational lake (no public access, no docks for boats). The “Lake Pleasant” neighborhood label on real estate platforms typically refers to the townhomes and detached condos surrounding the lake, not the lake itself.
- Lake Pleasant RV Park — a high-end RV resort with full hookups, catch-and-release fishing, and wooded setting. Notably, it serves as temporary housing for many buyers relocating to the area who use it as a base while house-hunting.
- 30 Degrees by Pulte Homes — a modern townhome community within walking distance of downtown Bothell. Features include 2-car side-by-side garages, contemporary finishes, and Pulte’s standard warranty package.
- Camas Ridge — newer construction townhomes from a local builder, with Energy Star certified homes featuring heat pumps, EV charger pre-wires, and modern open-plan layouts. Prices have transacted in the $900K–$1.4M range depending on plan and lot.
- Swift Green Line BRT — Community Transit’s Bus Rapid Transit service runs along SR-527, providing fast connections to Canyon Park, Lynnwood, and (via transfers) downtown Seattle and Bellevue.
- 527 Coffee — popular drive-thru coffee anchor.
- Sammamish River Trail — accessible via side street connections for biking and running.
Housing Stock and Architectural Character
The corridor’s housing stock has changed dramatically over the past decade:
- Newer townhome communities — 30 Degrees by Pulte, Camas Ridge, and several smaller infill townhome and detached condo developments dominate recent for-sale inventory. These typically feature 3–4 bedrooms, 2-car garages, open-plan main floors, and contemporary finishes.
- Detached condos and townhomes around the Lake Pleasant area provide a mix of older and newer construction.
- Apartment communities along SR-527 — including The Edition and other multifamily projects — provide significant rental inventory.
- Older 1970s–80s single-family homes scattered along side streets off SR-527, often on cul-de-sac locations. Some have been subject to teardown-and-rebuild activity.
- The redeveloping Country Village site is producing new mixed-use product as it transforms.
The character is modern, dense, and corridor-oriented. Compared to single-family neighborhoods like Norway Hill or Mays Pond, this is a fundamentally different product mix targeted at a different buyer profile.
With over a decade of residential construction experience, Matthew helps buyers navigate the variety of new townhome builders here — reading construction quality, warranty terms, HOA structures, and finish-out integrity is what separates strong purchases from problematic ones.
Schools
The corridor is served by the Northshore School District, with assignments varying by exact address (and by King vs. Snohomish County side of the boundary):
- Elementary: Maywood Hills, Westhill, or Canyon Creek/Cedar Wood depending on address.
- Middle: Canyon Park Junior High or Skyview Middle School.
- High School: Bothell High School for King County side addresses; North Creek High School for Snohomish County side addresses.
The boundary line through this corridor is meaningful — a townhome on one block may feed a different high school than a townhome two blocks away. Always verify the specific elementary, middle, and high school assignment for any address with Northshore before relying on it.
The Northshore District designation is a primary draw for families considering townhome purchases here. While the corridor demographics skew toward young professionals and couples without school-age children, families do buy here, and school assignment matters.
Commute Profile
The corridor’s transit-rich positioning makes it one of the most commute-flexible addresses in Bothell:
- Downtown Bothell: 5 minutes south or walkable to the south end of the corridor.
- Canyon Park business center: 5 minutes north via SR-527 or Swift BRT.
- Swift Green Line BRT along SR-527 provides one-seat connections to Canyon Park and Lynnwood, with transfers to Sound Transit routes for Seattle and Bellevue.
- Bellevue: 25–35 minutes south via I-405.
- Kirkland: 20–25 minutes via I-405.
- Seattle: 30–40 minutes via SR-522 → I-5 or via I-405 connections.
- Redmond / Microsoft: 20–30 minutes via SR-202 or I-405 → SR-520.
- Lynnwood / Alderwood Mall: 10–15 minutes north.
For households who specifically want a transit-accessible Bothell address — and the Swift BRT is genuinely fast and reliable — this corridor is one of the strongest options. For pure car commuters, it works well in most directions.
A caveat from local market knowledge: SR-527 is a real arterial, with meaningful traffic and noise during rush hours. Properties closer to the highway carry more exposure than units on side streets.
Market Snapshot
Market dynamics here reflect the rapid product mix changes. Based on recent NWMLS-sourced data:
- Newer townhome communities (30 Degrees, Camas Ridge, similar) typically transact in the $900K–$1.4M range depending on plan and lot.
- Detached condos in older communities around Lake Pleasant transact in the $500K–$900K range.
- Older single-family homes on side streets typically transact in the $800K–$1.1M range depending on condition and lot.
- Days on market for well-priced townhome inventory typically runs 15–30 days — corridor inventory tends to move when priced realistically.
- Apartment rentals along SR-527 represent a significant share of housing in the corridor.
A few market dynamics specific to the 527 corridor:
- Newer construction continues to deliver. Active development pipelines mean comp data is dynamic and affects appraisals.
- Walkability and transit access command real premiums. Units within easy walking distance of the SR-527 commercial cluster and Swift BRT stops transact at premiums versus otherwise similar inventory elsewhere in Bothell.
- HOA structure varies significantly. Townhome and detached condo communities have meaningful HOA fees and rules — review documents carefully.
- County-line considerations. Property tax assessment, electric service, and school assignment all depend on which side of the King-Snohomish line a specific address falls on.
- Country Village redevelopment trajectory affects long-term values. As that project continues, expect ongoing change.
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
Four buyer profiles dominate:
Young professionals and first-time townhome buyers. Tech, biotech, and healthcare workers who want walkable, transit-accessible Bothell living without downtown Bothell pricing.
Downsizers from larger Bothell single-family. Empty-nesters trading single-family homes in Norway Hill, Maywood Hills, or Westhill for newer townhome living with less maintenance and walkable convenience.
Transit-oriented commuters. Households where one or both partners use the Swift Green Line BRT for commuting — relatively rare in Bothell but well-suited to this corridor.
Investors. Multifamily and some for-sale townhome inventory has attracted ongoing investor activity, particularly where rental rules permit.
There’s also a steady stream of buyers using the Lake Pleasant RV Park as a temporary base while shopping for permanent homes — an unusual but real housing pathway specific to this corridor.
What to Watch When Buying Here
A few practical considerations:
- HOA documents. Review CC&Rs, fees, reserves, and any pending special assessments carefully for townhome and condo purchases. Rental cap rules matter for investors and future flexibility.
- SR-527 noise and traffic. Properties closer to the highway carry meaningful noise. Drive and walk the address at peak times before deciding.
- County-line verification. Confirm King vs. Snohomish County jurisdiction — affects tax, electric service, and school assignment.
- School boundary verification. Always verify specific assignments with Northshore directly.
- Builder warranties and history. New townhome construction quality varies — research builder reputation and inspect carefully.
- Country Village redevelopment. Track the redevelopment progress and what it means for neighborhood character and values.
- Parking allocation. Townhome parking arrangements vary — confirm what’s included.
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 527 Corridor listings — particularly important in a corridor where multiple new townhome communities compete for similar buyer pools and clear positioning matters.
Over a decade of residential construction experience matters most for evaluating new townhome product. Reading framing, mechanical systems, builder warranty terms, and HOA reserve health is exactly the skill set this corridor rewards.
Ready to Explore the Country Village / Lake Pleasant / 527 Corridor?
Whether you’re targeting a newer Pulte 30 Degrees townhome, looking at Camas Ridge new construction, or selling into one of Bothell’s most actively transforming corridors, Matthew is available for a direct conversation.
Call or text Matthew directly: (425) 463-8243
Email: MatthewKonsmo@gmail.com
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