If you have been looking at homes on the Eastside, you know the sticker shock is real. You look at Kirkland or Redmond, and the price tags can be eye-watering. Then you look a little further north, and suddenly, you see a bit more space, a bit more greenery, and prices that—while not "cheap"—feel a lot more attainable.

That place is Bothell.

It has become the go-to landing spot for buyers who want a manageable commute to Bellevue or Seattle but aren't willing to compromise on square footage. But figuring out the actual price tag can be tricky because this city is changing fast. Let’s sit down and look at what it really costs to buy a home here as we head through 2025.

Current Market Snapshot: The Average Cost of a Home in Bothell

Let’s get right to the numbers you likely typed into the search bar. As of early 2026, the Bothell housing market remains resilient, with the median sold price for a home sitting right around $1,025,000 to $1,035,000.

If that number feels high, keep in mind that the market here has seen steady, modest growth. We are looking at a year-over-year increase of roughly 1.9%. This tells us that while home values aren't skyrocketing like they did a few years ago, they aren't dropping either. It is a stable market, but it is definitely competitive.

When a good house hits the market—especially one that is priced correctly—it doesn't sit for long. The average days on market is hovering between 26 and 32 days. That is just enough time to view the home and make a decision, but not enough time to drag your feet. Inventory remains tight, with only about 1.5 to 2 months of supply available, so serious buyers usually need to be ready to move when they see something they like.

Bothell Home Prices by Property Type

While the "median price" provides a helpful baseline, your actual costs will vary significantly based on the style of home you choose. Here is a breakdown of what to expect by property type:

• Single-Family Homes ($1.05M – $1.2M) These properties are the primary drivers of Bothell’s $1M+ median. Most buyers in this category are looking for standard 3-to-4-bedroom detached homes with yards. This is a popular "sweet spot" for those seeking the Northshore School District or more "elbow room" than is available in cities further south.
• Townhomes ($700,000 – $900,000) A massive trend in Bothell, townhomes are ideal for tech commuters who want modern living without the maintenance of a yard. While many fall under the $900k mark, be aware of new construction premiums; luxury units near Canyon Park can quickly exceed $900,000.
• Condos ($450,000 – $600,000) As the city's entry-level option, condos offer the most affordable path to homeownership. However, location and age matter—newer luxury  home developments in areas like Bothell West can command prices closer to $900,000 depending on the amenities and finishes provided.

Location Matters: Bothell West vs. Bothell Proper

Here is a detail that out-of-town apps often miss: Bothell is big, and where you land on the map changes the price significantly.

The city is broadly split between the Snohomish County side (often called "Bothell West" or "North Creek") and the King County side (Bothell Proper/Downtown). The Snohomish side has historically been more affordable. Recent data puts the median sale price in Bothell West around $879,000. This area includes hubs like Thrasher's Corner and Canyon Park. It is competitive and sales happen fast because the entry price is lower.

On the flip side, if you look at the King County side—closer to downtown Bothell, the Sammamish River, and the border with Kirkland—prices jump. The median here is often $1.15M or higher. You are paying for the closer proximity to the 405 interchange and the deeper "Eastside" feel.

How Bothell Compares to the Eastside and Seattle

When you are weighing living in Bothell against its neighbors, the value proposition becomes pretty clear.

If you compare it to Kirkland or Redmond, Bothell is the bargain. Kirkland’s median price generally hovers between $1.3M and $1.4M, and Redmond is even higher, often pushing $1.45M. By driving just 15 minutes north, you are essentially saving $300k to $400k on the purchase price.

Woodinville is another common comparison. The price points are similar to Bothell's King County side, but Woodinville tends to skew higher because of the larger lots and acreage properties. If you want land, you go to Woodinville; if you want a neighborhood feel and convenience, you often pick Bothell.

Then there is Seattle. Interestingly, Bothell has a higher median price than Seattle overall (which is around $887k). However, that statistic is misleading. In Seattle, that median buys you a smaller, older home, likely without a garage or much land. In Bothell, $1M gets you a newer build, more square footage, and modern amenities. You are getting more "house" for your money here.

The Two-County Split: Property Taxes in King vs. Snohomish

This is the most critical "insider" detail you need to know about buying here. Bothell straddles the county line between King County and Snohomish County. You could literally look at two houses a few blocks apart that are in different counties, and that impacts your monthly payment.

Generally speaking, Snohomish County has slightly higher levy rates—often around 1.0% to 1.1%—but the assessed property values tend to be a bit lower.

King County usually has lower levy rates—closer to 0.9% to 1.0%—but the assessed values of the homes are often higher.

It sounds like a wash, but it’s worth checking the specific parcel. Levy rates vary by school and fire district, so never assume the tax bill based solely on the asking price. If you are budget-conscious, double-check which side of the line that dream home sits on.

Total Cost of Ownership: HOAs and Utilities

The mortgage is the big number, but let's look at what else leaves your bank account every month.

• HOA Fees in Bothell: If you are buying in a newer development—which describes a lot of Bothell—you will likely have an HOA.
• Condos: Expect fees in the $300 - $600/month range. This usually covers exterior maintenance, landscaping, and sometimes water/sewer.
• Single-Family: These are usually lighter, often just $50 - $100/month to maintain common parks and entryways.
• Utilities & Insurance: Utility rates in Bothell are moderate for the region. You will be dealing with specific water/sewer districts depending on your location (like the Woodinville Water District or Alderwood Water & Wastewater). For insurance, standard Pacific Northwest rates apply, though you may want to discuss earthquake insurance as an optional add-on, which will bump your premium.

Between property taxes in Bothell(roughly $9k - $11k/year on a $1M home), insurance, and utilities, you should pad your monthly budget by at least $1,000 over your principal and interest payment.

Cost of Living and Rental Market Trends

The cost of living in Bothell, Washington, is about 43% higher than the national average due to its location in the Seattle metropolitan area and a strong job market. While many plan on purchasing a home in Bothell, the rental market there is still relatively busy; the average rent for one-bedroom housing units runs about $1,980 per month, with three-bedroom housing running well above $3,150. Bothell has a number of major employers, such as T-Mobile and the University of Washington Bothell, that make the area desirable and close to Seattle and other nearby cities for relocation.

When you view houses in Bothell, the sale price per square foot reflects a strong sense of community and top-tier schools in Bothell. Although homes sold recently average 26 days on the market compared to 13 last year, the sale price of a home remains stable due to tight inventory. Home offer insights for Bothell suggest turnkey properties move fast, but buyers should check real estate resources for Bothell regarding the climate's impact on Bothell. Increased summer heat that could impact homes means cooling systems are now a vital factor for anyone living in Bothell, WA.

Budgeting for a Home in Bothell

So, what does it take to actually get the keys? For many, investing in Bothell real estate is a strategic long-term move to build equity in one of the Eastside's most stable sub-markets. To comfortably afford a median-priced home of $1M—assuming you have a 20% down payment and no major other debts—a household generally needs an annual income of $200,000+.

If you are a first-time buyer, you might not have that full 20% down. That is common. Many buyers put down 5% to 10%, but remember this will require Private Mortgage Insurance (PMI) and a higher monthly payment.

As for strategy, timing matters. Inventory is tightest in the winter, meaning fewer choices but also slightly less competition. Spring brings more listings, but it also brings out the crowds. While we aren't seeing the frenzy of 2021, desirable turnkey homes still receive multiple offers. If you see a good home in the Bothell West neighborhood guide that checks your boxes, waiting for the weekend open house might be too late.

FAQs

Is it cheaper to live in Bothell or Kirkland?

Bothell is significantly cheaper. While Kirkland’s median home price often sits between $1.3M and $1.4M, Bothell offers a median closer to $1M. You generally get more square footage and a newer home in Bothell for a lower price compared to Kirkland.

What is the average property tax in Bothell, WA?

It depends on the county. Snohomish County portions typically see rates around 1.0%–1.1%, while King County portions are often slightly lower at 0.9%–1.0%. For a $1 million home, you should estimate a yearly tax bill between $9,000 and $11,000.

Are home prices in Bothell dropping?

No, prices are not dropping significantly. The market is stabilizing with modest year-over-year growth of roughly 1.9%. It is a competitive market where values are holding steady rather than crashing.

How much income do I need to buy a house in Bothell?

To comfortably afford the median home price of roughly $1 million with a 20% down payment, a household typically needs an annual income of over $200,000.