Bothell Housing Market Update

November 2025 Residential Resale Only

The Bothell market is still moving, just not evenly across every price point. When you break it down by price tier, you can actually see where the activity really is and where things are slowing. This is why you do not need to time the market. You need to understand it. And in Bothell right now, each price range is telling a completely different story.

I have included my full video breakdown below, but here is the deeper insight into what is happening behind the numbers.

Closed Sales: A Very Mixed Month

Bothell had sixty three closed sales last month, but that total does not reflect an even market. Sales activity was all over the place depending on the price tier.

Under seven hundred forty nine thousand
Only seven homes closed in this range. This is a small segment of the Bothell market and it continues to shrink because of limited inventory and rising property values over time.

Seven hundred fifty thousand to one million forty nine thousand
This is the busiest and strongest segment in the entire city. Thirty three homes closed, which is almost forty percent higher than last year. Buyers are still circling this range and it continues to be the most competitive part of the market.

One million fifty thousand to one million two hundred ninety nine thousand
Thirteen homes closed. Demand is softer than last year and buyers are more cautious. This range is busy but not overheated.

One million three hundred thousand and above
Ten homes closed. This is the range pulling the citywide numbers downward. Fewer higher priced homes closed this year, which makes the overall median price for Bothell look like it dropped more than it actually did.

Year over Year Change: Why the Data Looks So Extreme

When you look at the percentage change from last year, some of these numbers look dramatic. But this is a perfect example of why context matters.

Under seven hundred forty nine thousand
Closed sales are down about thirteen percent. Again, this is a very small segment of the market.

Seven hundred fifty thousand to one million forty nine thousand
Sales jumped thirty seven point five percent. This is the price tier driving the Bothell market right now.

One million fifty thousand to one million two hundred ninety nine thousand
Sales dropped about forty percent. This is not because values fell. It is simply fewer homes selling in this bracket compared to last year.

One million three hundred thousand and above
Sales dropped fifty percent year over year. Luxury activity is quieter, which skews the overall average downward and makes the market look weaker than it truly is.

Median Days on Market: Homes are Taking Longer to Sell

Citywide, homes took a median of twenty five days to sell, which is longer than last year. Here is the breakdown.

Under seven hundred forty nine thousand
A median of twenty eight days.

Seven hundred fifty thousand to one million forty nine thousand
Forty days.

One million fifty thousand to one million two hundred ninety nine thousand
Twenty eight days.

One million three hundred thousand and above
Seventeen days.

Longer days on market mean buyers have more leverage across most ranges. You can take your time, negotiate stronger terms, and explore more options. Even in a slower market, well priced and move in ready homes are still selling quickly.

Median Sales Price: Why The City Looks Down Fifteen Percent

The citywide median appears to be down about fifteen percent year over year, but this is mostly due to fewer high end properties selling this year compared to last year.

Under seven hundred forty nine thousand
Six hundred five thousand.

Seven hundred fifty thousand to one million forty nine thousand
Eight hundred eighty thousand.

One million fifty thousand to one million two hundred ninety nine thousand
One million ninety nine thousand.

One million three hundred thousand and above
One million four hundred forty seven thousand.

Almost every range is holding steady or appreciating slightly. The only thing dragging the whole city number down is the shift in the mix of homes being sold.

Median Percent of Original Price: What Buyers Are Actually Paying

Citywide, homes are selling around ninety six percent of their original list price. Here is how each price range performed.

Under seven hundred forty nine thousand
Ninety seven point nine percent.

Seven hundred fifty thousand to one million forty nine thousand
Ninety six point seven percent.

One million fifty thousand to one million two hundred ninety nine thousand
Ninety nine point eight percent. This is the tightest and strongest tier when it comes to pricing power.

One million three hundred thousand and above
Ninety one point eight percent. More negotiation power for buyers in this tier.

Homes for Sale: Buyers Finally Have Options Again

Inventory in Bothell is up across nearly every range.

Under seven hundred forty nine thousand
Sixteen homes for sale.

Seven hundred fifty thousand to one million forty nine thousand
Sixty five homes.

One million fifty thousand to one million two hundred ninety nine thousand
Forty two homes.

One million three hundred thousand and above
Forty six homes.

More inventory means more choices for buyers and more competition for sellers. Pricing and presentation matter more than ever.

What This Means for You

If you are selling

Buyers are more cautious. You need to price strategically from day one. You also need strong marketing and clean presentation because the best priced and best conditioned homes are still moving quickly.

If you are buying

You have leverage in almost every price tier. Take your time, negotiate better terms, and explore your options. Just remember that the best homes still attract multiple offers even in a slower market.

If you want a personalized price point breakdown for your home or neighborhood, email me anytime. Price point matters. Strategy matters. Understanding where you fall in this market will make all the difference.