Bothell is still running on seller energy overall, but every part of the market is behaving differently. Some ranges are moving fast, some are slowing down, and some are sitting in that in-between space where buyers and sellers are both feeling things out. The big theme this month is pace. Understanding how each price range behaves matters way more than trying to time the market.

Whole City Snapshot

Even with almost 300 homes on the market, Bothell continues to lean seller. Homes are selling close to their original list price, buyers are active, and the typical listing moves in about two weeks. Buyers are being picky, but they are not waiting around when a home is clean, well-located, and priced with the market. Sellers who show up prepared are still seeing solid results.

New Construction

New construction is one of the most predictable parts of the Bothell market right now. These homes move fast, sit for very few days, and often sell at full price. Buyers love the “turnkey and worry-free” feel of new builds, and builders who price correctly are rewarded with steady demand and quick pendings.

Condos

Condos are steady. They are not flying off the market, but they are absolutely selling. Buyers are value-driven here. They compare everything: HOA health, updates, building condition, and location. The condos that are priced cleanly and show well are still pulling good activity and landing right around asking.

Townhomes

Townhomes are one of the trickiest parts of the Bothell market right now.

On paper, the stats scream seller market. Fast days on market. Strong pendings. Good activity.

But the lived reality does not perfectly match.

Some newer or well-located townhomes still sell quickly. But many others are sitting for 60, 80, even 100 plus days. Larger complexes with multiple similar units face heavy competition. Layout, parking, community location, and HOA fees matter more than ever.

So yes, the data leans seller. But in real life? This behaves much closer to a mixed or neutral market depending on the specific unit. If you are selling a townhome in Bothell right now, pricing and positioning are everything. The listings that come out clean and competitive are the ones that move.

Price Points

Under 599K

There are zero detached single-family homes left in this range. Everything is technically “residential resale,” but it is all townhomes. Choices are limited, buyers are cautious, and sellers have to be patient. Homes do move when they show well and land at the right price, but buyers here are extremely sensitive to value.

600K to 749K

This price range is full of fixers and heavy value-add homes. The realistically priced ones went fast and sometimes at or over list. The ones sitting 60 to 100 plus days? Those are mobile homes, 55 plus communities, or homes in less desirable locations. When a decent single-family home does appear in this range, it gets attention quickly. Buyers know it is rare.

750K to 949K

This is a strong seller market and the heart of the Bothell single-family landscape. This is where most buyers finally start seeing clean, updated, move-in-ready homes. Well-located homes in this range still move quickly with strong buyer activity. Sellers have the advantage as long as they price with the market and show up prepared.

950K to 1.149M

This range is steady, but softer. Homes are selling, but buyers here are thoughtful. They expect value and negotiation room. Most homes are landing slightly under their original list price, but they are still getting solid showing traffic and going pending at a healthy pace. Sellers who price realistically are the ones getting results.

1.150M and Up

This is a patient seller, selective buyer range. Showings happen slower. Buyers are intentional and want the full package: updates, privacy, layout, location. Homes sell close to list, but only after the right buyer steps in.
And for context, the most expensive home currently for sale in Bothell is listed at 2.5M.

Bottom Line

Bothell is not one-size-fits-all right now. Some parts of the market are moving fast. Some are slowing down. And some are hanging right in the middle. Buyers are sharper, more intentional, and far more selective than they were even a few months ago. Sellers who price with the current market and show up well-positioned are still winning.

You do not need to time the market. You need to understand it.

Looking for a real estate agent in Bothell?
Call or text me anytime — Brandice Raybourn, Coldwell Banker Danforth
📞 425-367-3881
📧 brandice@snohomesbybrandice.com