City Guide · Bothell, Washington
North Creek, Bothell — The City Subarea vs. the 98012 Confusion
Two distinct places share the name “North Creek.” One sits inside Bothell city limits in 98011 along the I-405 / SR-527 corridor. The other is an unincorporated Snohomish County community in 98012, north of the city. Listings, mailing addresses, and tax jurisdictions differ — and the difference matters for buyers and sellers.
North Creek / NE 195th Street Subarea
An official planning subarea in the City of Bothell, governed by Bothell Municipal Code Chapter 12.56 and the Imagine Bothell… Comprehensive Plan. Coterminous with the North Creek Valley Special District overlay zone.
- Jurisdiction
- City of Bothell
- Primary ZIP
- 98011
- County
- King & Snohomish (spans both)
- Position
- East-central Bothell, I-405 / SR-527 corridor
“North Creek” CDP Area (98012)
A larger unincorporated area in Snohomish County north of Bothell city limits, near Thrasher’s Corner and Mill Creek. Was the North Creek Census-Designated Place until 2010, when it was retired and split into Bothell East and Bothell West CDPs.
- Jurisdiction
- Unincorporated Snohomish County
- Primary ZIP
- 98012
- County
- Snohomish
- Position
- North of Bothell city limits
Subarea Boundaries
The North Creek / 195th Subarea sits in the east-central portion of Bothell along the North Creek valley floor on both sides of Interstate 405. Boundaries are defined by the adjoining city subareas:
North
Fitzgerald / 35th SE
Upland subarea extending toward Snohomish County.
East
Bloomberg Hill
Contains Pioneer Hills, Morningside, Hollyhills, and Olympic Ridge.
South
Brickyard / Downtown
Brickyard Road / Queensgate to the southeast, Downtown Bothell to the southwest.
West
Maywood / Beckstrom Hill
Upland ridge separating North Creek valley from Horse Creek valley.
Geographic & Civic Anchors
The subarea is organized around the North Creek valley floor and the I-405 / SR-527 (Bothell-Everett Highway) interchange. Major features and institutions inside the boundary:
UW Bothell & Cascadia College
Co-located campus at the south end of the valley near the confluence of North Creek and the Sammamish River.
Monte Villa Corporate Park
High-tech employment center built on a former dairy farm and wetland, with significant office and life-sciences inventory.
North Creek Trail
Regional multi-use paved trail running north toward Mill Creek and connecting south to the Sammamish River Trail.
I-405 / SR-527 Interchange
Primary freeway access; the subarea is bisected by I-405, providing direct routes to Bellevue, Seattle, and Everett.
Truly Park & Wetlands
Restored wetland complex at the south end of the valley, part of the Sammamish River floodplain system.
Monte Villa Farmhouse
A restored 1927 farmhouse preserved during the corporate park redevelopment; now an event venue.
Schools, Roads & Utilities
School District
The North Creek / 195th Subarea is served by the Northshore School District. Specific attendance zones vary by address; the district’s boundary lookup tool is the authoritative source. Higher education is anchored by the University of Washington Bothell and Cascadia College within the subarea.
Primary Roads
Interstate 405 bisects the subarea north-south. State Route 527 (Bothell-Everett Highway) serves as the primary commercial corridor. NE 195th Street, North Creek Parkway, 120th Avenue NE, and 112th Avenue NE function as principal arterials and collectors. Per Bothell Municipal Code 12.56, non-emergency motor vehicle connections from 112th Avenue NE to roads in the Maywood / Beckstrom Hill Subarea are restricted.
Transit
Community Transit and King County Metro routes serve the SR-527 corridor and the UW Bothell campus transit center, which connects to regional service.
Special District Overlay
The entire subarea is governed by the North Creek Valley Special District overlay zone (BMC 12.56), which includes a 60 percent hard-surface coverage allotment on parcels and requires pedestrian and bicycle access provisions on new development.
Common Questions About North Creek
Is North Creek part of Bothell?
Part of it. The City of Bothell’s official North Creek / NE 195th Street Subarea is fully inside Bothell city limits, primarily in 98011 along the I-405 / SR-527 corridor. Separately, there is a larger unincorporated “North Creek” area to the north in Snohomish County (98012) that is not within Bothell city limits — this was a Census-designated place until 2010, when it was split into the Bothell East and Bothell West CDPs.
What ZIP code is North Creek Bothell?
The City of Bothell’s North Creek / 195th Subarea is primarily 98011. The unincorporated North Creek area north of city limits in Snohomish County uses 98012. Listings labeled “North Creek Bothell” on Zillow, Redfin, and other portals often refer to the 98012 unincorporated area, which is a separate place from the city subarea.
What are the official boundaries of the North Creek / 195th Subarea?
The subarea sits in the east-central portion of Bothell along the North Creek valley floor on both sides of I-405. It is bordered by the Fitzgerald / 35th SE Subarea to the north, the Bloomberg Hill Subarea (Pioneer Hills, Morningside, Hollyhills) to the east, the Brickyard Road / Queensgate Subarea and Downtown Bothell to the south, and the Maywood / Beckstrom Hill Subarea to the west. It spans both King and Snohomish counties.
What schools serve the area?
The North Creek / 195th Subarea is served by the Northshore School District. Specific attendance zones vary by address and are subject to change — verify with the district. Higher education in the subarea includes the University of Washington Bothell and Cascadia College, which share a co-located campus at the south end of the valley near the Sammamish River.
How can I tell which “North Creek” a listing is in?
Check the ZIP code and parcel jurisdiction first. A 98011 address with a Bothell mailing address inside city limits is in the City of Bothell’s subarea. A 98012 address is in unincorporated Snohomish County. King County or Snohomish County parcel viewers display the actual jurisdiction; the address bar on Zillow alone is not authoritative.
Is North Creek a good place to buy?
Whether any area fits a particular buyer depends on objective factors specific to that buyer — budget, commute, square footage needs, property type, and timeline. A licensed broker can pull current MLS comparables, days-on-market data, and absorption rates so you can make your own informed decision. Equal Housing Opportunity.
Looking at North Creek?
I’m a third-generation Western Washington broker with Coldwell Banker Danforth and grew up in Woodinville, just minutes from the North Creek valley. Reach out for current MLS data, parcel-level jurisdiction verification, or a no-pressure conversation about the area.
Equal Housing Opportunity. All information deemed reliable but not guaranteed. Matthew Konsmo is a licensed real estate broker in the State of Washington (License #20113555) with Coldwell Banker Danforth (Office License #101728). Boundary descriptions are summarized from the City of Bothell’s Imagine Bothell… Comprehensive Plan and Bothell Municipal Code Chapter 12.56; the official subarea map (Exhibit 1) is the authoritative source. School attendance zones are subject to change — verify directly with the Northshore School District. This page does not constitute legal, tax, or investment advice.