Bothell Housing Market Update – January 2026

Bothell is still leaning seller overall, but January’s numbers show a market that is more nuanced than the headlines suggest. Some homes are moving quickly. Others are sitting. And the difference almost always comes down to price point, housing type, and how the home compares to its competition.

This is exactly why looking at the full breakdown matters.

Whole City Snapshot

Across Bothell, buyer activity is still strong. Homes are selling close to their original list price, and inventory is moving at a steady pace. Even with over 200 homes available, buyers are active and writing offers when a home feels priced right and well positioned. Sellers still have leverage, but buyers are clearly being more selective than they were earlier in the year.

This is not a frantic market. It is a thoughtful one.

New Construction

New construction continues to outperform almost every other category in Bothell.

Homes here are moving fast, selling close to full price, and spending very little time on the market. Buyers like the predictability, incentives, warranties, and lower maintenance that come with new builds, and they are willing to move quickly when the price aligns with the product.

This is one of the strongest and most consistent parts of the Bothell market right now.

New construction housing market statistics for Bothell, Washington including active listings, homes under contract, sold homes, days on market, and pricing for January 2026.

Townhomes: Where the Stats and Reality Don’t Match

On paper, townhomes look like a strong seller market. Days on market are low, pendings are solid, and pricing is holding.

But this is where context really matters.

The average days on market number blends new construction townhomes and resale townhomes, and those two behave very differently.

New construction townhomes are selling extremely fast, often in about 7 days.
Resale townhomes, on the other hand, are taking much longer, averaging closer to 42 days.

When those are combined, the overall number lands around 21 days, which can feel misleading if you do not look deeper.

In real life, the townhome market behaves much closer to a mixed or neutral market.

Some townhomes sell quickly, especially newer builds or well-located units with good layouts and reasonable HOA dues. Many others are sitting 60, 80, even 100 plus days. Larger complexes with multiple similar units face heavy competition, and details like parking, unit placement, layout, and HOA fees matter more than ever.

If you are selling a townhome in Bothell right now, pricing and positioning are everything. The homes that come out clean and competitive are the ones that move.

Condos

Condos are steady, but slower than townhomes and new construction. Buyers here are value driven and cautious. HOA health, dues, building condition, and location all factor heavily into decision making.

Well-priced condos that show well are still selling, but buyers are taking their time and comparing options carefully.

Residential Resale Price Points – January 2026

Under 599K

This range remains extremely tight and slow moving. Activity exists, but buyers are cautious and very price sensitive for what they get in Bothell. Homes take longer to convert to pendings, and sellers do not have much room to push pricing. This range feels controlled and selective rather than competitive.

600K–749K

This range is moving fast, especially when homes appeal to a wide range of buyers. When pricing is right, buyers act quickly and showings convert to offers with minimal hesitation. The listings that sit tend to drag out the averages. Manufactured homes are more often the ones taking longer to move. There has been one price reduction in the last 7 days.

750K–949K

This is one of the strongest resale ranges in Bothell right now. Buyer activity is consistent, showings are solid, and homes are still moving at a healthy pace. Sellers maintain leverage here as long as pricing stays aligned with current conditions.

That said, strategy matters. There have been four price reductions in the last 7 days and eight expired listings in the last month. This range carries a lot of inventory, and sellers need to study the competition closely. Look at the homes that sold in under 10 days and ask what made them stand out. Can your home compete?

950K–1.149M

This range has slowed compared to lower price points. Buyers are more deliberate, and negotiation is more common. Homes are selling, and some are still moving very fast, even within a weekend. That is extremely quick for this range.

If you are in this price point, it is important to look beyond just your immediate neighborhood. Buyers are shopping the price range first, then narrowing in on location.

1.150M and Up

This range continues to require patience. Buyer activity exists, but decisions take time. Homes sell close to list price once the right buyer steps in, but sellers should expect longer market times and fewer rushed decisions.

There is a large amount of new construction in this price point. When those are removed, there are only a handful of residential resale homes available, and most resale properties are taking longer to sell than new construction.

Bottom Line

Bothell remains a seller-leaning market, but it is no longer one-size-fits-all. New construction is outperforming resale in nearly every housing type. Townhomes require careful strategy. Buyers are active, but they are thoughtful and selective.

If you are thinking about buying or selling, understanding how your specific price range and housing type behaves is far more important than watching headlines.

And if you ever want a personalized breakdown for your home or neighborhood, I am always happy to put one together.

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

Why I Break the Market Down This Way

Most buyers search by price first, not by neighborhood or home style. Citywide averages hide too much. Breaking the market down by housing type and price range shows how buyer behavior actually changes and where leverage really exists.

I use this same data breakdown when advising my buyers and sellers to help them build a strategy for their next move. If you want to talk through how this applies to your specific situation, I am always happy to help.

Brandice Raybourn
Coldwell Banker Danforth Everett
brandice@snohomesbybrandice.com
425-367-3881

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Data sourced from NWMLS and updated monthly.