Facebook
X
Pinterest
Copy Link
Bothell Housing Market Update April 2026
By: Brandice Raybourn
Quick Take
It really is interesting what a month can do.
Last month is exactly why I break the market down this way because you needed that extra context to understand what was actually happening.
This month, you really do not.
The whole city lines up pretty clean with what we are seeing across housing types and resale price points.
The only two things that stood out to me were that new construction did not outperform resale like it has been for the past few months, and you can no longer find a true single-family resale under $599K in Bothell.
Whole City
Honestly, March was a really solid month for Bothell overall.
At a glance, everything looks pretty healthy. Homes are still moving quickly, sellers are still getting very close to their asking price, and buyers are clearly still active.
So what this really tells us is that buyers are still engaging and moving forward, and sellers are getting what they wanted and not waiting too long before they get it. When something feels right, it still moves quickly.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
New Construction
This was the one area that stood out this month to me. New construction has been outperforming resale for a while, so it was surprising to see the days on market stretch out here.
Brandice’s Insider Tip: It feels like buyers are taking a little more time when it comes to new construction. They are walking more communities, comparing options, and not feeling the same urgency. Builders are still getting homes under contract within about a month, but the pace is more measured than the frenzy we saw earlier this year.
And do not forget, most builders pay for your buyer’s agent. Bring one with you on your first visit. If you do not have one yet, call me 😉
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Beyond the Blog: Your Real-Time Market Snapshot
What you just read is last month. I track what’s happening right now.
You don’t need another blog. You need to know what’s happening in your price range right now.
This is where your Real-Time Market Snapshot comes in.
This is a breakdown of the last 14 days of NWMLS activity — pending sales, new listings, price changes, and cancellations — filtered specifically for your situation.
This level of detail isn’t public and isn’t in any report — including this one.
Most buyers and sellers are making decisions without ever seeing it.
You don’t need a blog. You need a person.
Choose what you want to see:
Prefer to reach out directly? Email me here.
Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.
Townhomes
These are moving at a steady pace, but it is important to understand my distinction here: these stats include both resale and new construction.
If you are selling a resale, you might notice that your days on market are a bit higher than the city average.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Condos
Condos are in a very similar spot.
They are moving consistently, not sitting around for long, and still closing very close to asking price.
If a unit checks the boxes, it moves. If not, it sits until it adjusts.
HOA budgets, dues, and long-term stability are being reviewed carefully, as buyers should.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Residential Resale by Price Point
My data shows that your experience in Bothell depends entirely on your price bracket.
Under 599K Resale
This is the one price range that looks off at first glance, but there is a very specific reason for it.
Days on market jumped from 6 just last month to 47, but there was only one sale in this range again like last month, and it was a manufactured home that sat on the market for quite a while.
So this is not a shift in demand. It is just a lack of data and one outlier pulling everything.
Also, what is currently active and pending in this range is mostly manufactured homes and a couple of townhomes. There really are not any true detached single-family homes here right now.
Because of that, this range is not giving a clear picture of the typical Bothell buyer experience, and I will likely adjust this price point moving forward.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
600K to 749K Resale
What a difference a month can make.
In my last report, this was the slowest moving range in the entire city. Now it is one of the most active based on the 9 homes that sold last month.
When something is priced right and shows well, it is getting picked up quickly.
This shifted from buyers taking their time and comparing everything to buyers acting when the right home hits the market.
This is now one of the more decisive price points in Bothell, and it is interesting to see how quickly that changed.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
750K to 949K Resale
This range is still moving fast, just like my last report.
There are plenty of options for buyers, but with 26 homes available and homes going in just over a week, buyers are clearly out and active.
This is a range where you are seeing steady movement without things feeling rushed.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
950K to 1.149M Resale
This is a similar story to the rest of the city.
In my last report, I called this the belle of the ball, and while it is not quite as aggressive as it felt in February, it is still a very active price range.
It is competitive, and homes are moving when they line up with buyer expectations and do not leave room for hesitation.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
1.150M and Up
This price point continues to hold up really well and has the most inventory for resale properties.
Even with more homes sitting, the ones that are priced right and show well are still moving quickly.
This is a good example of how the market is behaving overall right now.
When a home aligns with expectations, it moves. When it misses the mark, it sits.
Take a look at your competition. Buyers already are.
Source: NWMLS | Analysis by Brandice Raybourn | Broker
Brandice’s Final Thoughts on Bothell
This is a really clean month for Bothell. The market is lining up across the board, and what you are seeing at the city level is matching what is happening in the different price ranges and housing types. Homes are still moving quickly, buyers are active, and sellers are getting very close to what they are asking for.
• Buyer Tip
When something is priced right and checks the boxes, it is still moving quickly. You do not need to rush into the wrong home, but you do need to be ready to act when the right one comes up.
• Seller Tip
This is a strong market if you are positioned correctly. Buyers are active, but they are still paying attention. If your home is priced right and shows well, it will move. If not, it will sit while others sell.
Why This Matters
Bothell is no longer a one-size-fits-all market. My goal with these monthly manual extractions is to ensure my clients are not making decisions based on outliers or old news. When you zoom out, the market looks simple. When you zoom in through the data I pull, you see where the leverage actually sits.
If you own a home in Bothell and want to know how these numbers impact you specifically, request your free personalized Bothell Snapshot here.
I also maintain a Bothell real estate Q&A section with current answers based on this market:
Bothell Market Questions
Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
brandice@snohomesbybrandice.com
425-367-3881
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:
Explore More Market Reports
If you want to compare Bothell to nearby cities or browse more of my monthly market updates, you can find all of my reports here:
Relocating to Bothell? Check out my community page here:
Moving to Bothell, WA? Real Estate Insights with Brandice Raybourn
Wondering how this applies to your home or search? Start here:
Bothell Real Estate Questions – April 2026
It depends on where you’re looking, but overall buyers are in a more comfortable position than they’ve been.
Across most price points, homes are still moving, but not instantly. That gives you time to look at multiple homes, compare options, and make a decision without feeling rushed.
That said, in Resale ranges like 600K to 749K, when the right home shows up, it still goes quickly. So you have breathing room, just not unlimited time.
Yes, if you’re realistic about how your home compares to others.
Homes are still selling very close to asking price across the board. That hasn’t changed. But buyers are paying attention.
If your home is priced right and shows well, it will move. If it doesn’t, it will sit. There’s enough inventory now for buyers to skip over anything that feels off.
It really comes down to how the home lines up with buyer expectations.
You can see it clearly in the data. Most price points are moving in about a week to two weeks, but there are still homes sitting longer.
Buyers are not just buying anything. They are comparing everything. So condition, pricing, layout, and even small details are making a big difference right now.
Not really.
At this point, that price point is mostly manufactured homes, modular homes, and some townhomes.
There really aren’t true detached single family homes showing up here anymore.
Right now, it’s the 750K to 949K range for resale.
You’ve got a good amount of inventory, strong pending activity, and homes moving in just over a week.
This is a range where buyers are very active, but also very clear on what they want. When a home checks the boxes, it doesn’t sit.
It’s one of the strongest and most consistent price points in the Bothell market right now.
