Bothell Housing Market Update | July 2026

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Townhomes

Townhomes had one of the more interesting shifts this month.

Inventory increased from 115 to 125 homes.

Pending sales increased significantly from 13 to 23.

Yet closed sales actually declined from 15 to 12.

At the same time, median days on market increased dramatically from 16 days to 59 days.

That's a big change.

Despite longer market times, sellers accepted only slightly larger discounts, receiving about 97.5% of their original asking prices.

The average townhome sold for approximately $830,000.

This may suggest that buyers remain interested in townhomes, but they're taking significantly longer to commit.

Condos

Inventory increased slightly from 133 to 136 active listings.

Pending sales improved from 21 to 30, which initially looks encouraging.

However, closed sales remained unchanged at 23 properties.

What really jumped out was the increase in market time.

Median days on market rose from 31 days to 55 days.

At the same time, sellers accepted larger discounts, moving from 97.6% to 96.7% of their original asking prices.

The average condo sold for approximately $779,000 this month, though again, average prices often reflect the types of properties that sold rather than direct changes in value.

This continues to feel like a market where buyers have substantial leverage and plenty of options.

Residential Resale Homes

These price ranges are based on residential resale data only, and the showing numbers are based on closed properties. Active listings on the market may be having a different experience.

Residential Resale Under $699K

This price range continues to become less representative of the traditional single-family market in Bothell.

Last month there were only two active listings. This month there were three.

Only two homes closed during June.

Because of the extremely small sample size, we need to be careful drawing broad conclusions.

However, the data on these two homes is fascinating.

The homes that ultimately sold had been sitting on the market for quite some time before finally finding buyers.

Sellers accepted nearly 10% less than their original asking prices, receiving just 89.4% of original list price on average.

Even more interesting, buyers viewed these homes an astounding median of 29 times before they finally went under contract.

This feels less like a competitive entry-level market and more like buyers becoming extraordinarily selective.

Honestly, I may need to increase this price range in future reports because there are very few traditional Bothell single-family homes remaining below this price point.

Residential Resale $700K to $849K

Inventory remained stable at 12 homes.

Pending sales declined slightly from 11 to 9, while closed sales increased from 8 to 11.

Median days on market increased modestly from 6 days to 10 days.

Sellers accepted approximately 3% less than their original asking prices.

The average home sold for roughly $825,000.

Buyer activity remained strong, requiring a median of 11 showings before homes went pending.

This still feels like a very active range despite increasing negotiations.

Residential Resale $850K to $1.049M

This price range continued to see activity.

Inventory increased slightly from 32 to 34 homes.

Pending sales increased from 17 to 21.

Closed sales declined from 19 to 12.

Median days on market increased modestly from 14 days to 16 days.

Sellers accepted approximately 3.2% less than their original asking prices.

What caught my attention was the showing activity.

based on the 19 sold properties it took an average of 16 buyers to walk property before going under contract, compared to 13 last month.

This suggests buyers remain active but may be spending more time comparing options before making decisions.

Residential Resale $1.049M to $1.249M

This range experienced one of the more interesting shifts.

Inventory increased from 41 homes to 51.

Pending sales declined from 15 to 11.

However, closed sales increased significantly from 11 to 18.

Median days on market increased from 7 days to 24 days.

Sellers accepted roughly 3.2% less than their original asking prices compared with essentially full-price sales last month.

The median number of showings required before going pending increased from 7 to 9.

This price range appears to have shifted from one of the strongest ranges in May to a more balanced and negotiable market in June.

Residential Resale $1.250M+

This is currently where much of the resale inventory is still accumulating.

Inventory increased substantially from 69 homes to 75.

Yet pending sales remained steady at 24.

Closed sales declined from 25 to 17.

And despite the large inventory pool, sellers continued to perform exceptionally well.

Homes sold in a median of just 7 days, exactly the same as last month.

Sellers received 99.0% of their original asking prices.

Six showings before buyers making decisions, down from eight last month.

This is the only resale range in Bothell where sellers consistently maintained strong negotiating power.

Interestingly, this price range also contains many of Bothell's traditional detached luxury homes.

While inventory levels remain high, buyers who are active in this range appear highly motivated and decisive when they find the right property.

Another Number That Caught My Attention

There was another statistic that really stood out to me this month.

During June, 70 Bothell listings never made it to the closing table.

That included:

• 53 cancelled listings
• 17 expired listings

That's a substantial number of homes that entered the market but ultimately did not sell.

Interestingly, many of these cancelled and expired listings occurred in the higher price ranges.

This is important context when looking at some of the stronger performance metrics, particularly in the luxury market above $1.25 million. While the homes that successfully sold in that segment moved quickly and generally received close to their asking price, there were also a significant number of sellers who either withdrew their homes from the market or were unable to secure a sale at all.

In other words, the luxury buyers who are active appear to be highly motivated and decisive, but they are also extremely selective.

This is one of the reasons I always caution against looking at only sold statistics. The homes that successfully closed tell one story. The homes that never made it to the closing table often tell another.

Market Summary

Bothell's market continues to fragment.

Inventory is rising almost everywhere.

Negotiations are becoming more common across nearly every housing type and price range.

Buyers appear to be taking more time, viewing more homes, and expecting more concessions.

Except at the luxury end.

The $1.25 million-plus market continues to behave differently than almost every other segment of the Bothell market.

And perhaps the biggest takeaway of all is this:

There really isn't one Bothell market anymore.

There are several.

And depending on your home's price range and property type, your experience could look completely different than someone else's just a few miles away.

Why I Publish These Reports

I publish these reports to help buyers and sellers better understand what is happening in their local market using real NWMLS data. Real estate headlines often focus on national trends, but housing decisions happen at the local level. My goal is to help you understand what is happening right here in Bothell.

Curious How Your Situation Fits Into the Market?

Every neighborhood, home type, and price range can behave differently.

If you're wondering how these numbers apply to your home, your neighborhood, or your plans, I'm always happy to help you make sense of the data.

Brandice Raybourn
Coldwell Banker Danforth
Sno-King Real Estate Broker
brandice@snohomesbybrandice.com

425-367-3881

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Recent Bothell Market Reports

If you want to see how the Bothell market has been shifting over the last few months, here are the most recent updates:

• Bothell Housing Market Update June 2026 with Resale Price Point Breakdown
• Bothell Housing Market Update May 2026 with Resale Price Point Breakdown
• Bothell Housing Market Update | April 2026

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