Bothell Housing Market Update – February 2026

By: Brandice Raybourn

This Bothell housing market update reflects January 2026 activity. Bothell is no longer a market you can describe with one headline. Some homes are moving. Others are clearly not. And the difference almost always comes down to housing type, price point, and how well a home is positioned against its competition.

This is exactly why citywide averages need context.

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

Whole City Snapshot

Bothell inventory has climbed, and homes are taking longer to sell compared to earlier months. Median days on market are now sitting around 40 days, and homes are selling just under full list price on average.

This still leans seller overall, but it is no longer forgiving. Buyers are active, but they are patient. Sellers who price based on last year’s market are seeing longer timelines and fewer offers.

This is a market that rewards strategy, not optimism.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

New Construction

New construction continues to be the strongest and most predictable part of the Bothell market.

Homes here are still moving quickly, selling at or very close to list price, and spending far less time on the market than resale homes. Buyers like the clarity: fixed pricing, incentives, warranties, and lower maintenance.

If you are comparing new construction to resale right now, new construction is consistently outperforming on speed and pricing certainty.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

Townhomes

Townhomes are one of the clearest examples of why averages can be misleading.

On paper, this category looks balanced. In reality, it is split. Median days on market have pushed close to 50 days, and pricing has softened compared to earlier months. Some townhomes are selling quickly, usually newer builds or well-located units with strong layouts. Many others are sitting.

Competition inside complexes matters more than ever. Layout, parking, HOA dues, and where the unit sits within the community are driving outcomes. This behaves much closer to a mixed market, not a clean seller market.

Pricing and positioning matter here more than any other housing type.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

Condos

Condos remain the slowest-moving segment in Bothell.

Days on market are elevated, and buyers are negotiating harder. Pricing is clearly under pressure compared to other housing types, and buyers are taking their time. HOA health, dues, and building condition are major decision points.

Well-priced condos do sell, but this is not a fast-moving category right now.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

Residential Resale Price Points – February 2026

Under $599K

This range remains very small and slow. Days on market are high, and buyer activity is limited. Sellers do not have leverage here, and pricing needs to be extremely realistic to generate movement.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

$600K–$749K

This range is still moving, but only for homes that are priced well and show clean. Days on market are low for the homes that convert quickly, while others linger. Buyers in this range are decisive when the value makes sense and patient when it does not.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

$750K–$949K

This is one of the more active resale ranges, but it is competitive on the seller side. Inventory is noticeable, and not every home is winning. Homes that are priced right and show well are still selling, but others are sitting. Strategy matters here more than volume.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

$950K–$1.149M

This range shows strong buyer activity relative to inventory. Homes are moving quickly when priced correctly, and competition still exists. Buyers here are focused on value and condition, not just location.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

$1.150M+

This range requires patience. Homes are selling close to list price once the right buyer steps in, but timelines are longer and showings take time to convert. New construction continues to outperform resale in this range.

Source: NWMLS | Analysis by Brandice Raybourn Real Estate Broker

Bottom Line

Bothell is no longer a one-speed market. New construction is leading the way. Resale homes need strong pricing and clear positioning to move. Buyers are active, but they are careful, and they are comparing everything.

If you are thinking about selling, understanding how your housing type and price range are behaving right now matters far more than watching headlines.

If you 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 shop by price first, not 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.

This is the same framework I use when advising clients on pricing, timing, and strategy.

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

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Bothell Housing Market Update Whole City | January 2026

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Data sourced from NWMLS and updated monthly.

Brandice Raybourn is a data-driven real estate broker providing hyper-local housing market insights across Snohomish County and North King County.