Western Washington Market Pulse
Bothell Real Estate Market Report(Residential Homes)
Live NWMLS data on Bothell home prices, inventory, days on market, and sale-to-list ratios — refreshed every month so your next move starts with current numbers, not last year’s headlines.
Bothell Market Pulse
Four indicators that tell you where the Bothell residential market is heading — sourced directly from NWMLS and refreshed monthly.
A headline number rarely tells the whole story.
Scroll down for the complete view — every chart, every data point, three full years of context. Because the difference between a good decision and a great one is almost always in the trendline beneath the number.
See all graphs & dataSource: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Bothell segment. Reported figures are NWMLS data and are not guaranteed. Equal Housing Opportunity. Matthew Konsmo · Coldwell Banker Danforth.
May 2026 — Matthew’s Analysis of the Bothell Market
In May 2026, the median sales price across Bothell residential came in at $1.09M, up 12.4% from the month prior, while the median price per square foot stood at $501. Year over year the median is down 2.5%, a signal of some give in pricing power in this market.
On the supply side, Bothell saw 198 new listings come to market in May 2026, against 309 homes for sale at month end. Active inventory is up 52.2% from a year ago, giving buyers a wider field of choices than they had last year. At roughly 3.7 months of supply, that points to a relatively balanced market by the conventional rule of thumb (under three months favors sellers, over six favors buyers).
Demand stayed active: 109 pending sales and 106 closings in May 2026. The median home took about 14 days to sell — a steady, workable pace. Sellers are realizing about 98.2% of their original list price — very close to their original asking price.
Taken together, the ten indicators describe a balanced Bothell market. Pricing has softened modestly year over year, while inventory and pace are the levers worth watching month to month. For a buyer or seller weighing a move, the right read is rarely a single headline number — it is the direction these series are trending together, which is exactly what the full charts below lay out.
Source: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Bothell segment. Analysis by Matthew Konsmo · Coldwell Banker Danforth. Figures are NWMLS data and are not guaranteed.
Bothell Housing Market Trends & Residential Sales Data
Thinking about buying or selling a Residential home in Bothell? This page tracks the Bothell real estate market using live Northwest Multiple Listing Service (NWMLS) data—updated monthly with median sale prices, days on market, closed sales, and inventory levels.
Because Bothell stretches across both King and Snohomish counties and features a diverse mix of newly developed attached homes, walkable downtown spaces, and established residential pockets, tracking localized data is essential for understanding general market direction. Whether you are timing a purchase or preparing to list, the data below provides a clear, objective look at current market conditions.
Looking for a more localized market perspective? Explore our hyper-local neighborhood guides for a micro view of specific real estate markets across the city, from Mays Pond, Filbert / Winesap and Westhill.
Buying or selling a condo in Bothell? Condo Market Trends >
Why Direct Comps Reign Supreme
While median and average prices are useful for identifying broad market shifts, they are often too “macro” when you are trying to value a specific front door. To find the true market value of a Bothell home, nothing beats a direct comparable (comp).
Contact Matthew for a Comparable Market Analysis on your home >
Direct comps account for the critical nuances that broader statistics completely ignore:
Hyper-Locality Matters
Few cities make this point better than Bothell, which straddles the King–Snohomish county line. Two nearly identical homes a few blocks apart can fall in different counties, with different tax rates and school attendance boundaries—factors that can swing value and buyer demand by 5% to 10% almost instantly. Add in the contrast between walkable downtown Bothell near Main Street and Bothell Landing versus the hillside lots of Norway Hill, Westhill, and Maywood, plus the newer construction around North Creek and Canyon Park, and you’ll see why a citywide average tells you very little. A direct comp reflects the reality of the specific street and neighborhood.
Accounting for Quality and Finishes
Broad data points can’t distinguish between builder-grade finishes and high-end custom upgrades. Whether a home features standard laminate or custom mitered-edge quartz, direct comps allow for “line-item” adjustments. In Bothell, that range is wide—from established mid-century homes in Shelton View and Queensgate to fully updated and new-construction product near the Canyon Park tech corridor. Line-item adjustments ensure the premium investments made in a home’s interior are actually reflected in its valuation.
The “Vibe” Factor
Statistics often treat square footage as equal, but buyers don’t. A 1960s split-level on a quiet Westhill street and a 2026 modern build near downtown might share the exact same footprint, yet they appeal to entirely different buyer pools. Using direct comps ensures you’re comparing “apples to apples” by matching the architectural style, character, and lifestyle appeal of a property.
The Bottom Line: If you want to know what a home is worth in today’s market, look past the ZIP code averages and focus on the three or four most similar properties that have closed nearby. That’s where the real data lives. Get the facts behind your home’s value. Contact me for a personalized CMA based on your Bothell property’s specific characteristics and current market data.