Queensgate, Bothell: 2026 Neighborhood & Real Estate Guide

Queensgate, Bothell: Complete Neighborhood Guide

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Queensgate at a Glance

Queensgate sits in the southeast corner of Bothell, tucked between I-405 to the west, the Bothell/Kirkland line to the south, and the Sammamish River valley with Woodinville’s wine country just to the east. It’s one of the most strategically located neighborhoods in south Bothell — equidistant to Kirkland, Woodinville, and downtown Bothell, with a Park & Ride at its doorstep and quick highway access for Bellevue, Redmond, and Seattle commuters.

In MLS data and on most mapping platforms, the neighborhood is often labeled “Brickyard Road-Queensgate,” reflecting the fact that Brickyard Road NE is the neighborhood’s main spine and that the Queensgate identity has historically encompassed several subdivisions feeding off it. Locals typically just say Queensgate.

What sets the neighborhood apart is its cul-de-sac character. Streets curve off Brickyard Road into quiet, mostly looping residential streets that end in dead-ends and cul-de-sacs — a pattern that minimizes through traffic and creates the small-pocket feel that draws families and long-term owners.

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Where Queensgate Begins and Ends

Queensgate occupies the wedge of southeast Bothell bounded by:

• I-405 to the west,
• NE 145th Street / the Bothell-Kirkland city line to the south,
• Woodinville-Redmond Road / the Sammamish River corridor to the east, and
• SR-522 / NE 195th Street area to the north.

The neighborhood is primarily in ZIP code 98011, with some adjacent properties touching 98034. It sits on the King County side of Bothell, which means King County property tax assessment, City of Bothell permitting (King County jurisdiction), and Northshore School District schools serving the Kenmore/Bothell catchment.

Brickyard Road NE runs as the main north-south thoroughfare, with the I-405 / Brickyard Park & Ride at its south end and sidewalked residential streets branching off in both directions.

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Housing Stock and Architectural Character

Queensgate’s housing stock developed in waves through the 1970s, 80s, and 90s, with newer infill and townhome product added in the 2000s and 2010s. The result is a mix that’s distinctive in south Bothell:

• 1970s–80s tri-levels and split-entries form the backbone — solid family homes on quarter- to third-acre lots, often on cul-de-sac streets with mature landscaping.
• 1990s two-stories with formal living/dining layouts, vaulted entries, and three- and four-bedroom plans appear throughout, often on slightly more compact lots.
• 2000s+ contemporary and craftsman builds appear as scattered infill and on some cul-de-sac end lots, sometimes following teardowns of original 1970s homes.
• Townhome communities — Cambridge Townhomes, Woodinview, and several smaller condo and townhouse developments — anchor the more affordable entry points and rental investment pool. Many of these communities offer amenities like clubhouses, pools, gyms, and EV charging.
• Woodcrest Estates — a 55+ manufactured-home community where residents own the land — provides a unique housing segment for downsizers and retirees who want to stay in the area at a more accessible price point.

This breadth — true single-family on cul-de-sacs, townhome inventory, and a 55+ owned-land community — is uncommon in a single neighborhood, and it’s part of why Queensgate sees a wider range of buyer profiles than most south Bothell pockets.

With over a decade of residential construction experience, Matthew helps buyers read the differences between the 1970s tri-levels (often great bones with dated finishes), 1990s two-stories (typically more updated, more efficient layouts), and the newer townhome stock (where HOA structure and rental cap rules matter more than they first appear).

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Schools: Inglemoor Attendance Area

Queensgate is served by the Northshore School District and falls primarily within the Inglemoor High School attendance boundary. Typical assignments run:

• Kenmore Elementary or Moorlands Elementary at the elementary level (varies by exact address within the neighborhood),
• Kenmore Middle School or Northshore Junior High at the middle/junior high level,
• Inglemoor High School (15500 Simonds Road NE, Kenmore) at the high school level.

Inglemoor is one of Washington’s standout public high schools — home to the district’s International Baccalaureate (IB) program, with an approximately 97% graduation rate, strong AP offerings, and consistent top-tier state rankings. For families targeting the IB pathway, Queensgate is one of the most accessible Bothell neighborhoods inside the boundary.

Because Queensgate sits near the southern edge of the district, attendance boundaries here can shift more often than in the heart of Bothell as the district rebalances enrollment. Verify current attendance for any specific address before relying on school assignment when writing an offer.

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Parks, Trails, and Outdoor Access

Queensgate is unusually well-served for outdoor amenities:

• Brickyard Road Park — neighborhood park with playground, basketball court, picnic infrastructure, and tennis facilities nearby.
• Sammamish River Trail — accessible at the east edge of the neighborhood, providing one of the region’s signature trail corridors connecting Bothell, Woodinville, Redmond, and beyond.
• Blyth Park — a short drive north, offering Sammamish River frontage and disc golf.
• Wayne Open Space — historic former golf course nearby, with ongoing community use.
• Woodinville wine country — minutes east via SR-522 or Woodinville Drive, with dozens of tasting rooms, restaurants, and seasonal events.

The combination of immediate neighborhood parks, regional trail access, and Woodinville’s amenities just over the city line gives Queensgate residents a recreation footprint that punches above the neighborhood’s size.

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Commute Profile

Queensgate’s location is arguably the most flexible commute address in all of Bothell:

• Kirkland (Totem Lake): 5–10 minutes via I-405 or surface streets.
• Bellevue: 15–25 minutes via I-405 South.
• Redmond / Microsoft: 15–25 minutes via SR-202 or SR-520 connections.
• Woodinville (downtown and wine country): 5–10 minutes east.
• Downtown Bothell: 5–10 minutes north.
• Seattle (downtown): 25–35 minutes via SR-522 → I-5.
• Canyon Park biotech corridor: 10–15 minutes via I-405 North.

The Brickyard Park & Ride at the south end of the neighborhood provides Sound Transit and Community Transit bus connections, making one-seat transit rides to Seattle, Bellevue, and the broader region practical without owning a car for every commute. For two-income households where one partner commutes to Bellevue/Kirkland and the other to Seattle or Redmond, few south Bothell addresses split the difference as well.

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Queensgate Market Snapshot

Queensgate’s market behaves a bit differently than most of Bothell because of its housing mix. The single-family and townhome segments price separately, and the 55+ Woodcrest community operates on its own dynamics. Based on recent NWMLS-sourced data:

• Single-family homes typically range from the high $800s to $1.5M+, depending on size, condition, lot, and sub-pocket. Updated 1990s two-stories and well-maintained tri-levels make up the bulk of activity.
• Townhomes typically transact in the mid-$600s to low-$900s, with newer construction and end-unit floor plans commanding premiums. Rental cap status, HOA fees, and special-assessment history matter significantly here.
• Days on market runs short — typically 15–25 days for well-priced single-family inventory — reflecting both the neighborhood’s commute appeal and limited resale inventory.
• Manufactured homes in Woodcrest Estates transact in a wholly different price band, generally $400K–$700K depending on the home, lot, and updates, since residents own the land.

A few market dynamics worth understanding:

1. Townhome inventory affects “neighborhood” averages. Mixed-product MLS data can make Queensgate medians look lower than they would for single-family only — buyers and sellers should compare like to like.
2. Cul-de-sac lots command real premiums. Within the same subdivision, an end-of-cul-de-sac home with a private backyard regularly transacts above similar mid-street comps.
3. HOA rental caps matter. Several Queensgate condo/townhome communities advertise “no rental cap” as a feature, which significantly affects investor demand and resale pricing.
4. The I-405 / Brickyard interchange drives consistent demand from buyers who specifically need that commute flexibility — a structural floor under prices here.

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.

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Who Buys in Queensgate

Four buyer profiles dominate Queensgate activity:

Multi-direction commuters. Couples and households where commutes split between Bellevue, Kirkland, Seattle, Redmond, and Bothell — Queensgate’s position lets nobody lose.

First-time buyers entering the Eastside. The townhome inventory provides a realistic entry point into the Northshore School District and the I-405 corridor at prices that are still tough but more accessible than Kirkland or Bellevue equivalents.

Move-up families targeting Inglemoor. Families upgrading from a townhome or smaller home into a 1990s/2000s two-story while staying inside the Inglemoor IB attendance boundary.

Downsizers and 55+ buyers. Both within Woodcrest Estates and among the single-family homeowners trading down from larger Eastside addresses while staying close to longstanding community ties.

There’s also a consistent investor segment focused on the no-rental-cap townhome communities — a smaller but persistent thread in Queensgate’s transaction history.

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What to Watch When Buying in Queensgate

A few practical considerations:

• HOA documents on townhomes. Special assessments, reserve studies, rental policies, pet policies, and any pending capital projects significantly affect both ownership cost and resale. Review CC&Rs and recent HOA financials carefully.
• I-405 noise. Properties closer to the freeway carry meaningful noise exposure. Drive the address at rush hour before deciding.
• Older infrastructure. 1970s–80s homes may have original galvanized plumbing, single-pane windows, or original electrical panels. Inspections matter here.
• School boundary verification. Because Queensgate sits near district edges, current attendance can differ from older listing data. Always verify directly with Northshore.
• Subdivision-specific HOAs. Even some single-family streets have community associations with covenants — confirm what applies before assuming.

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Why Work With Matthew Konsmo on a Queensgate Purchase or Sale

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. His Fortune 500 advertising background shapes how he markets Queensgate listings — which matters because the mixed inventory here (single-family, townhome, manufactured, 55+) requires positioning each property to a different buyer pool.

Over a decade of residential construction experience means he reads 1970s tri-levels, 1990s two-stories, and newer townhomes with a builder’s eye — looking at framing, drainage, roof age, and renovation potential before finishes. In a neighborhood as varied as Queensgate, that’s the difference between a fair offer and a great purchase.

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
• 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
• Fitzgerald / North Creek (Bothell side)
• 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.

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Ready to Explore Queensgate?

Whether you’re looking to buy a starter townhome inside the Inglemoor boundary, move up into a single-family cul-de-sac home, or sell a property you’ve owned for two decades, 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

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