Bothell Housing Market Update May 2026

By: Brandice Raybourn

Quick Take

If you just glance at the numbers, Bothell looks like it’s in a pretty normal spring market.

But once you start digging in, it doesn’t feel that way at all.

Some homes are moving fast and clean, others are sitting, canceling, or just not getting the same traction. Buyers are still out there, but they’re way more selective than the headlines would make you think.

So this month really comes down to understanding where you fall in the market… because that’s going to determine your experience more than anything else.

Whole City

If I’m being real with you, this market is a little misleading at first glance.

You can look at the city as a whole and think everything is moving just fine. But when you actually break it down and start looking at what’s selling, what’s sitting, and what’s getting canceled… it tells a very different story.

Buyers are out there. But they’re not just jumping on anything.

They’re picky, they’re cautious, and they’re very aware of what they’re getting for the price.

And sellers… some are still doing great. Others are learning pretty quickly that the market is not as forgiving as it looks on paper.

Want my take on your specific situation in Bothell? Request your personalized Bothell Snapshot here

New Construction

Builders are still holding pretty steady.

Homes are still closing right at asking price, which tells you they’re not really being pushed to negotiate much right now.

But here’s the part that matters more.

There are way more homes sitting than actually closing. That changes the feel completely when you’re out touring.

Buyers walking through new construction right now don’t feel rushed. They feel like they have options because they do!

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 😉425-367-3881

 

Beyond the Blog: Your Real-Time Market Snapshot

Everything above is based on what already closed.

But the market is moving every day.

I’m watching what is going pending, what is sitting, and what is adjusting in real time, and it can look very different depending on your price point.

You don’t need another blog. You need to know what is happening in your situation right now.

If you would rather just reach out directly, you can email me anytime. brandice@snohomesbybrandice.com

Every situation is different. I’ll tailor this to your goals, timing, and what you’re actually trying to decide.

Townhomes

Townhomes are kind of sitting in the middle right now.

There’s enough inventory to give buyers choices, but not so much that things feel oversaturated.

Homes are still landing right around full price, which tells you sellers are mostly pricing correctly.

But buyers are taking their time.

They’re comparing layouts, locations, and overall value before making a move.

So the pace feels steady… not rushed, not slow.

Condos

This one might surprise you a little, well it did me anyways.

Condos actually had the highest number of closed sales in Bothell last month.

That usually doesn’t happen unless buyers are being pushed down into more affordable options.

And honestly… that’s exactly what this feels like.

Buyers are still active, but affordability is starting to shape their decisions more than anything else.

Condos that are clean, well-run, and priced right are moving quickly.

Residential Resale by Price Point

My data shows that your experience in Bothell depends entirely on your price bracket.

Under 699K Resale

This one shifted this month, and it matters.

There were basically no true detached homes under 599K anymore unless you were looking at mobile homes. So we had to move this range up to 699K just to even have something to analyze.

That alone tells you a lot.

There are only a handful of homes available, and most of them are very entry level. Think homes that need work, not polished, move-in-ready options.

At the same time, there are more homes going under contract than there are sitting.

So when something halfway decent hits the market here, buyers are moving on it.

This is one of the only parts of the market where it still feels competitive the second you walk into a showing.

700K to 849K

This one is interesting because it kind of tells two stories at the same time.

On one hand, the homes that actually sold look strong. They moved, and they held their value.

But when you look a little closer, there were 3 canceled listings in this range last month.

And there are quite a few homes still sitting.

Not just sitting for a couple weeks either. Some have been on the market over 30 days, and a few are pushing past 200 days.

So what’s really happening here is buyers have options.

They’re not ignoring this range. They’re just being selective.

The homes that are priced right and show well are moving.

Everything else is getting left behind.

850K to 1.049M

This is where you really start to feel the shift.

Homes are still selling, but not everything is moving quickly.

Prices are starting to come in just under asking, and buyers are negotiating more.

When you’re out showing in this range, it doesn’t feel urgent.

Buyers are taking their time, asking more questions, and really thinking through the decision.

This is where strategy starts to matter a lot more for sellers.

1.05M to 1.249M

There’s actually a decent amount of inventory here right now.

So buyers have choices.

But not a lot actually closed last month.

The ones that did sell moved quickly, around 10 days, and only had about 5 showings on average before going under contract.

That usually tells you one of two things.

Either there just aren’t that many buyers actively looking in this range… or the homes that sold were standouts that didn’t need a lot of traffic to get a yes.

Meanwhile, there are plenty of other homes sitting longer than that 10-day average.

So again, same pattern.

If it stands out, it sells.

If it doesn’t, it sits.

1.25M and up

This is where the story really changes.

This is where most of the inventory in Bothell is sitting right now.

And last month alone, 18 homes canceled and 3 expired in this range.

That’s a big signal.

There are also quite a few homes still active with 3-digit days on market.

Take a look at your competition. Buyers already are.

Brandice’s Final Thoughts on Bothell

If I had to sum it up simply, this market is very price-sensitive right now.

Buyers are still here, but they’re paying attention.

They’re watching condition, value, and how a home compares to everything else they’ve seen.

And sellers who understand that are still doing well.

Everyone else is learning the hard way.

For buyers, this actually gives you more control than you might think. If a home has been sitting or doesn’t stand out, you have room to slow down, ask questions, and negotiate instead of rushing into something.

For sellers, this is all about positioning. The homes that are priced right and show well are the ones getting attention. If your home isn’t getting activity early, the market is usually telling you something, and it’s better to adjust quickly than wait and fall behind.

Why This Matters

If you only look at sold data, this market looks simple.

But once you factor in everything that is sitting, expiring, or getting canceled, it is a completely different picture.

That is why I break this down the way I do.

So you can understand what is actually happening in your part of the market before you make a move.

If you own a home in Bothell and want to see how this applies to you specifically, you can request a personalized Bothell Snapshot here:

request your free personalized Bothell Snapshot here.

And if you want to dig into the types of questions people are asking right now, I keep a running Q&A section updated with what’s actually happening in 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:

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

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:

View All Market Reports

Relocating to Bothell? Check out my community page here:
Moving to Bothell, WA? Real Estate Insights with Brandice Raybourn