Bothell real estate has stayed resilient while the wider market finds its footing. Prices remain high by national standards, inventory is still lean, and mortgage rates continue to shape what you can afford. If you are weighing a move, you deserve a clear view of what is actually driving today’s market. Here is a concise, data‑backed read to help you plan with confidence. Let’s dive in.
Bothell market snapshot (Oct 2025)
As of August 2025, typical Bothell sale prices hovered around the low $1.1M range based on recent MLS sales reported by major portals, while Zillow’s home value index showed roughly $1.06M. Methodology differs, so small gaps are normal. King County inventory sat near 2.7 months in July 2025, still below a balanced range, which keeps pricing power in play for well‑presented listings. Mortgage rates averaged about 6.3 percent in early October 2025, which continues to influence buying power and monthly payments.
- Inventory context: see the Northwest MLS snapshot for July 2025, which shows months of inventory remaining below balanced levels in King County. NWMLS Market Snapshot
- Rate context: Freddie Mac’s weekly survey placed the 30‑year fixed around 6.3 percent on Oct 9, 2025. Freddie Mac PMMS
- Income backdrop: Bothell’s median household income was about $132,232 in the 2019–2023 period, supporting purchasing power relative to national norms. Census QuickFacts
Note: Citywide figures include areas across county lines; county metrics provide broader context for the King County portion of Bothell.
What’s driving demand in Bothell
Access to jobs and commutes
You sit within reach of Seattle, Bellevue, Redmond, and Lynnwood, which draws professionals from tech, life sciences, healthcare, and services. Typical commute times for Bothell residents are around 29 minutes, which keeps the city attractive for those who want more space without losing job access. Learn more about Bothell’s location and context.
University and institutional anchors
The University of Washington Bothell enrolls about 6,000 students, supporting steady rental demand and local employment. That stability helps buffer the market through cycles and sustains nearby housing needs for faculty, staff, and service providers. UW Bothell enrollment update.
Hybrid work widens the search area
Many Seattle‑area buyers now look across a wider map for value and lifestyle since daily commuting has eased for some workers. Bothell benefits from this shift by offering Eastside access with more housing options than core urban neighborhoods. Regional search patterns.
Investor activity has cooled
Investor and institutional buying softened in 2025 compared with 2024, which can ease competition in certain price bands. Owner‑occupant demand remains the primary force, but a lighter investor presence can influence offer counts and pricing dynamics. Investor trend snapshot.
What’s shaping supply right now
City growth targets and planning
Bothell’s comprehensive plan sets targets for thousands of new homes through 2044, focusing growth in centers like the downtown core and transit corridors. This is a durable, long‑run source of supply, especially multifamily, though it takes time to deliver. City of Bothell housing overview.
Transit corridor upgrades
SR‑522 improvements and Sound Transit’s planned Stride bus rapid transit on the SR‑522 and I‑405 corridors aim to improve access and encourage transit‑proximate housing. Timelines have shifted into the later 2020s, so most effects are medium term. SR‑522 project updates.
Construction costs and permitting
Higher materials and labor costs, plus permitting timelines, limit how quickly new supply can reach the market. Even as active listings rise, these frictions help keep the market tighter than balanced in the near term. Regional MLS commentary
What it means for you right now
If you are buying
You have more choice than in 2021–2022, but you still need to move decisively on well‑priced homes. Rate changes can shift your budget quickly, so keep your preapproval updated and model payments at current rates. If you want lower maintenance or newer systems, consider townhomes and new construction in Bothell and nearby North Sound communities.
If you are selling
You can benefit from high nominal prices and lean inventory, especially if your home shows well. Thoughtful preparation, strategic pricing, and professional presentation help you stand out as days on market settle in the 20s to 30s in many cases. A comprehensive listing plan, including staging and targeted marketing, can shorten time to offer and protect your net proceeds.
What to watch next
- Mortgage rates via the Freddie Mac PMMS each week; small moves can change monthly payments and demand.
- The NWMLS monthly snapshot for inventory, days on market, and pending sales in King County.
- City of Bothell updates on SR‑522 corridor work and housing implementation timelines.
- Regional employment reports from public agencies, since job trends shape buyer confidence and move‑in timing.
Ready to align your next move with the market realities in Bothell and the North Sound? Let’s build a smart plan that fits your goals and timeline. Connect with Jenell Steltz for a data‑driven strategy and hands‑on guidance.
FAQs
What is the current median home price in Bothell, Washington?
- As of August 2025, major portals reported a median sale price near $1.15M, while Zillow’s home value index was about $1.06M; the difference reflects methodologies and date ranges.
Is housing inventory improving in Bothell and King County?
- Inventory has risen from pandemic lows but remained below balanced levels, with King County near 2.7 months in July 2025, which supports relatively firm pricing. NWMLS July 2025
How are today’s mortgage rates affecting Bothell buyers?
- At roughly 6.3 percent in early October 2025, rates reduce purchasing power compared with the 3 to 4 percent era, so small rate shifts can change your qualifying price and monthly payment. Freddie Mac PMMS
Will planned transit projects change home values in Bothell, WA?
- Improved access from SR‑522 upgrades and Stride BRT tends to lift demand along corridors over time, but timelines have shifted, so impacts are more medium term than immediate. City SR‑522 updates
Is it a better time to buy or sell in Bothell right now?
- Sellers benefit from high prices and limited supply, while buyers enjoy more choice than in 2021–2022 but must budget carefully in a 6 percent rate environment; watch inventory and rates to time your move. NWMLS | Freddie Mac
