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Bothell Monthly Housing Report
Bothell Housing Market Report
September 2026 | More Homes for Sale, but Not More Buyers
Quick Take
Bothell Had More Homes for Sale, but Buyer Activity Did Not Keep Up
Bothell had 539 homes for sale in August, 54.4% more than one year earlier. Pending sales fell to 101 and closings dropped to 108.
One number really stood out: 108 listings were canceled or expired, the same number as the homes that successfully closed. That is one failed listing for every successful closing in August, but the results still changed quite a bit by housing type and price range.
Residential resale held the most inventory. New construction has struggled for months, but the homes that did sell in August moved quickly and finished close to asking. Condos remained slow, and the higher resale ranges gave buyers more room to negotiate.
Under $700,000 needs context. True single-family resale choices are very limited at this price, and much of the available supply is in 55-plus communities.
What Happened Across Bothell in August 2026?
These figures cover Bothell property types reported by NWMLS and were refreshed September 2, 2026.
Whole-City Snapshot
Bothell | August 2026
- Homes for sale
- 539 August 2025: 349 | 54.4% higher
- Went under contract
- 101 August 2025: 123 | 17.9% lower
- Closed sales
- 108 August 2025: 121 | 10.7% lower
- Time to contract*
- 22 days August 2025: 13 days | 9 days slower
- Original asking received*
- 97.0% August 2025: 98.2% | Sellers received 3.0% less than original asking
- Median sales price
- $980,000 August 2025: $1,150,000 | 14.8% lower
Listings That Did Not Sell
108 Bothell Listings Failed to Sell
That worked out to one canceled or expired listing for every successful closing in August. Another 46 active listings reduced their prices during the final seven days. More supply gave buyers room to wait, compare, and say no.
How Did Bothell Housing Types Perform?
Residential Resale
Bothell | August 2026
- Homes for sale
- 205 August 2025: 106 | 93.4% higher
- Went under contract
- 52 August 2025: 56 | 7.1% lower
- Closed sales
- 49 August 2025: 64 | 23.4% lower
- Time to contract*
- 15 days August 2025: 12 days | 3 days slower
- Original asking received*
- 97.0% August 2025: 97.5% | Sellers received 3.0% less than original asking
- Median sales price
- $1,070,000 August 2025: $1,144,500 | 6.5% lower
Bothell Residential Resale Summary for August 2026
Residential resale held the most inventory of any housing type, with 205 homes for sale. That was nearly twice last year's supply, while pending and closed sales both fell. Successful homes took 15 days and needed about eight buyer showings, and the middle seller received 3.0% less than original asking.
New Construction
Bothell | August 2026
- Homes for sale
- 82 August 2025: 108 | 24.1% lower
- Went under contract
- 18 August 2025: 26 | 30.8% lower
- Closed sales
- 14 August 2025: 32 | 56.2% lower
- Time to contract*
- 5 days August 2025: 13 days | 8 days faster
- Original asking received*
- 99.6% August 2025: 100.0% | Sellers received 0.4% less than original asking
- Median sales price
- $1,394,500 August 2025: $1,199,925 | 16.2% higher
Bothell New Construction Summary for August 2026
New construction has struggled in Bothell for several months, but the homes that sold in August showed some encouraging signs. It was the fastest segment at five days, needed about six buyer showings, and the middle seller received 99.6% of original asking. This is not a full recovery yet because pending sales fell to 18 and only 14 homes closed, but successful builders were starting to get a better response.
Condominiums
Bothell | August 2026
- Homes for sale
- 112 August 2025: 59 | 89.8% higher
- Went under contract
- 18 August 2025: 21 | 14.3% lower
- Closed sales
- 17 August 2025: 9 | 88.9% higher
- Time to contract*
- 38 days August 2025: 43 days | 5 days faster
- Original asking received*
- 96.6% August 2025: 95.5% | Sellers received 3.4% less than original asking
- Median sales price
- $595,000 August 2025: $573,000 | 3.8% higher
Bothell Condominiums Summary for August 2026
Condo inventory nearly doubled and successful sales took 38 days. Closings increased, but pending sales fell and the middle seller received 3.4% less than original asking. Eleven typical showings show buyers were looking, but they had many choices.
Townhomes
Bothell | August 2026
- Homes for sale
- 83 August 2025: 42 | 97.6% higher
- Went under contract
- 5 August 2025: 12 | 58.3% lower
- Closed sales
- 11 August 2025: 8 | 37.5% higher
- Time to contract*
- 27 days August 2025: 37 days | 10 days faster
- Original asking received*
- 97.5% August 2025: 94.7% | Sellers received 2.5% less than original asking
- Median sales price
- $652,000 August 2025: $772,500 | 15.6% lower
Bothell Townhomes Summary for August 2026
Townhome inventory nearly doubled while pending sales fell. Closings increased to 11 and successful sales moved faster than last August, but the middle seller received 2.5% less than original asking. Only four typical showings were needed before one buyer moved forward.
How Did Bothell Residential Resale Price Ranges Perform?
Under $700K
Bothell | August 2026
- Homes for sale
- 6 August 2025: 3 | 100.0% higher
- Went under contract
- 5 August 2025: 2 | 150.0% higher
- Closed sales
- 0 August 2025: 2
- Time to contract*
- No closed sales No August 2026 result
- Original asking received*
- No closed sales No August 2026 result
- Median sales price
- No closed sales August 2025: $633,000
Bothell Under $700K Resale Summary for August 2026
This price range is much smaller than the number alone may suggest. Bothell has very few true single-family resale choices under $700,000, and much of what is available is in 55-plus communities. Five homes went pending, but none closed during August, so there is no useful sales price, market time, or asking-price result yet. I may need to raise this report's lowest resale price range soon so it better reflects where typical single-family choices actually begin.
$700K to $849K
Bothell | August 2026
- Homes for sale
- 29 August 2025: 15 | 93.3% higher
- Went under contract
- 7 August 2025: 6 | 16.7% higher
- Closed sales
- 11 August 2025: 9 | 22.2% higher
- Time to contract*
- 9 days August 2025: 12 days | 3 days faster
- Original asking received*
- 97.6% August 2025: 96.9% | Sellers received 2.4% less than original asking
- Median sales price
- $800,000 August 2025: $795,000 | 0.6% higher
Bothell $700K to $849K Summary for August 2026
This range had almost twice as much inventory, but pending and closed sales both improved. Successful homes took nine days and the middle seller received 2.4% less than original asking. About eight buyer showings were needed before one moved forward.
$850K to $1.049M
Bothell | August 2026
- Homes for sale
- 42 August 2025: 25 | 68.0% higher
- Went under contract
- 12 August 2025: 11 | 9.1% higher
- Closed sales
- 13 August 2025: 15 | 13.3% lower
- Time to contract*
- 34 days August 2025: 23 days | 11 days slower
- Original asking received*
- 97.3% August 2025: 97.2% | Sellers received 2.7% less than original asking
- Median sales price
- $900,000 August 2025: $895,000 | 0.6% higher
Bothell $850K to $1.049M Summary for August 2026
Inventory increased and successful sales slowed to 34 days. Pending sales improved slightly, but closings fell and the middle seller received 2.7% less than original asking. About 13 buyers toured before one moved forward.
$1.05M to $1.249M
Bothell | August 2026
- Homes for sale
- 51 August 2025: 16 | 218.8% higher
- Went under contract
- 16 August 2025: 13 | 23.1% higher
- Closed sales
- 10 August 2025: 11 | 9.1% lower
- Time to contract*
- 24 days August 2025: 12 days | 12 days slower
- Original asking received*
- 95.3% August 2025: 98.2% | Sellers received 4.7% less than original asking
- Median sales price
- $1,177,000 August 2025: $1,139,000 | 3.3% higher
Bothell $1.05M to $1.249M Summary for August 2026
Inventory more than tripled to 51 homes. Pending sales improved, but successful sales took 24 days and the middle seller received 4.7% less than original asking. Seven typical showings show that buyers were looking, but the larger supply gave them leverage.
$1.25M to $1.449M
Bothell | August 2026
- Homes for sale
- 34 August 2025: 11 | 209.1% higher
- Went under contract
- 6 August 2025: 7 | 14.3% lower
- Closed sales
- 7 August 2025: 14 | 50.0% lower
- Time to contract*
- 18 days August 2025: 7 days | 11 days slower
- Original asking received*
- 97.6% August 2025: 97.9% | Sellers received 2.4% less than original asking
- Median sales price
- $1,375,000 August 2025: $1,335,500 | 3.0% higher
Bothell $1.25M to $1.449M Summary for August 2026
Inventory more than tripled while pending sales slipped and closings fell by half. Successful homes took 18 days and the middle seller received 2.4% less than original asking. This was a small group of only seven closings.
$1.45M or More
Bothell | August 2026
- Homes for sale
- 43 August 2025: 36 | 19.4% higher
- Went under contract
- 6 August 2025: 17 | 64.7% lower
- Closed sales
- 8 August 2025: 13 | 38.5% lower
- Time to contract*
- 15 days August 2025: 8 days | 7 days slower
- Original asking received*
- 95.6% August 2025: 98.7% | Sellers received 4.4% less than original asking
- Median sales price
- $1,681,250 August 2025: $1,550,000 | 8.5% higher
Bothell $1.45M or More Summary for August 2026
Inventory increased while pending sales fell from 17 to six and closings dropped to eight. Successful homes took 15 days and the middle seller received 4.4% less than original asking. The higher median price reflects the mix of the eight homes that closed.
Two Counties, Two Different Results
Did One Side of Bothell Perform Better?
King County Bothell
Twenty-seven sales closed at a middle price of $1,020,000. The typical sale took 13 days and finished about 4.2% below original asking. Eight sold in seven days or less, while 11 took at least 30 days.
Snohomish County Bothell
Eighty-four sales closed at a middle price of $890,000. The typical sale took 19 days and finished about 2.8% below original asking. Nineteen sold in seven days or less, while 28 took at least 30 days.
My read: the King County side sold faster and at a higher middle price, but Snohomish County sellers stayed closer to their original asking price. Snohomish County also had much more activity, so this is not a perfect side-by-side comparison. Property type, price range, and neighborhood still mattered.
Some Stellar Neighborhood Sales
- West Hill: a home listed at $695,000 closed at $750,000, about 7.9% above list after four days.
- North Creek: a home listed at $1,468,600 closed at $1,538,646, about 4.8% above list after one day.
- Thrashers Corner: a home listed at $1,224,950 closed at $1,280,000, about 4.5% above list after four days.
Both sides produced strong sales. The county line alone did not decide which homes attracted competition.
Questions Raised by the Data
What Does Bothell's August Market Mean?
Did more inventory bring more buyers?
No. Inventory increased 54.4%, but pending sales fell 17.9% and closings fell 10.7%. Buyers had many more choices without a larger buyer pool.
Where was most of Bothell's inventory?
Residential resale held the largest share, with 205 homes for sale. That was nearly twice as many as last August, while pending and closed resale activity both fell.
Where did buyers have the most room?
Condos, the $1.05 million to $1.25 million range, and the $1.45 million-plus range all showed clear negotiation. The $850,000 to $1.05 million range also took 34 days.
Is new construction starting to improve?
There were encouraging signs in the homes that sold. New construction moved in five days and sellers received 99.6% of original asking. Only 14 homes closed and pending sales remained below last year, so I would call this improvement, not a full recovery.
Bothell Market Conclusion
What Defined Bothell in August 2026?
Bothell had much more inventory, but buyer activity did not grow with it.
Bothell had 539 homes for sale, 54.4% more than last August. Pending sales fell to 101 and closings dropped to 108. Successful sales took 22 days, the middle seller received 3.0% less than original asking, and the median price fell to $980,000.
One hundred eight listings failed to sell, exactly matching the 108 successful closings. That does not define the entire market, but it clearly shows why pricing and presentation mattered. Thirteen listings expired in the final seven days, and another 46 active listings reduced their prices.
Residential resale held the most inventory and softened as supply nearly doubled. New construction has struggled for months, but the homes that sold in August moved in five days and finished close to asking, which was an encouraging change. Condos remained slow, while townhome closings improved even though pending sales fell.
The under-$700,000 resale range had very few true single-family choices, with much of the available supply located in 55-plus communities. No homes in that group closed during August. The $700,000 to $849,999 range improved its sales activity, while the $850,000 to $1.05 million range took 34 days. From $1.05 million upward, buyers gained more negotiating room and closings became thinner.
Stellar sales in West Hill, North Creek, and Thrashers Corner showed that buyers would still compete for the right home, even in a market with more choices.
What This Means for Buyers
You had more choices and negotiating room, but a well-priced home in the right neighborhood could still attract competition.
What This Means for Sellers
Your strategy should match the correct neighborhood, price range, property type, and direct competition instead of relying on one citywide number.
What I Am Watching Going Into September
I am watching whether August's 101 pending sales close, whether recent price reductions help more sellers, and whether new construction continues to show signs of improvement.
If I had to sum up Bothell in one sentence: buyers had more control, but the right home could still stand out when the price and presentation matched the market.
Interest Rates
Mortgage Rates When I Prepared This Report
Rates were still in the mid-6% range as August ended. Monthly payment stayed important while buyers compared Bothell's larger supply.
Questions About Your Plans?
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Buying or selling in Bothell? I can help you make a plan that fits your home, budget, and timing.
Never Miss the Next Update
Bothell Whole-City Snapshot Summary for August 2026
Bothell had far more homes for buyers to choose from, but fewer sales went pending or closed. Successful sales took 22 days, needed about eight buyer showings, and the middle seller received 3.0% less than original asking. The lower median price partly reflects which homes sold, but buyers clearly had more leverage.