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Bothell Monthly Housing Report
Bothell Housing Market Report
October 2026 | September results: more choices, longer waits, and more negotiating.
Quick Take
More Choices, Longer Waits, and More Negotiating
Bothell had more homes for sale than the previous report or this time last year. Fewer homes went pending or closed, and the homes that sold took longer to find their buyer. The median sale received 94.3% of original asking.
Resale closings held near August, but fewer new contracts came together. Builders’ closed homes had much longer listing histories, and condos and townhomes also took more time. Buyers had room to compare.
Price mattered, but the lowest prices were not automatically the quickest sales. The $850,000 to $1,049,999 range led resale closings, $1.05 million to $1.249 million led new contracts, and $1.45 million and up had the strongest original-asking result.
My takeaway: buyers were still here, but sellers needed a clear reason for their home to be the one they chose. Let’s break down September’s numbers by housing type
and residential resale price range.Watch the Bothell Market Report
What Happened Across Bothell in September 2026?
Here is what happened in September. M/M compares my August report; Y/Y compares September last year. Asking-price changes use percentage points (pp).
Whole-City Snapshot
Bothell | September 2026
- Homes for sale
- 582 Aug 2026: 539 · M/M +8.0%Sep 2025: 345 · Y/Y +68.7%
- Went under contract
- 99 Aug 2026: 101 · M/M -2.0%Sep 2025: 119 · Y/Y -16.8%
- Closed sales
- 91 Aug 2026: 108 · M/M -15.7%Sep 2025: 118 · Y/Y -22.9%
- Time to contract*
- 37 days Aug 2026: 22 days · M/M +15 daysSep 2025: 15 days · Y/Y +22 days
- Original asking received*
- 94.3% Aug 2026: 97.0% · M/M -2.7 ppSep 2025: 97.7% · Y/Y -3.4 pp
- Median sales price
- $960,000 Aug 2026: $980,000 · M/M -2.0%Sep 2025: $1,020,000 · Y/Y -5.9%
The Homes That Did Not Sell
65 September Listings Were Canceled or Expired
I counted these September outcomes in the listings I reviewed. A cancellation can happen for different reasons, but the homes that did not sell matter, too. Looking only at successful sales would miss the sellers still trying to make their next move work.
Next, compare resale, new construction, condos, and townhomes.
Continue to housing types →How Did Bothell Housing Types Perform?
Resale, new construction, condos, and townhomes gave buyers and sellers very different experiences.
Residential Resale
Bothell | September 2026
- Homes for sale
- 212 Aug 2026: 205 · M/M +3.4%Sep 2025: 121 · Y/Y +75.2%
- Went under contract
- 44 Aug 2026: 52 · M/M -15.4%Sep 2025: 53 · Y/Y -17.0%
- Closed sales
- 50 Aug 2026: 49 · M/M +2.0%Sep 2025: 57 · Y/Y -12.3%
- Time to contract*
- 28 days Aug 2026: 15 days · M/M +13 daysSep 2025: 18 days · Y/Y +10 days
- Original asking received*
- 96.4% Aug 2026: 97.0% · M/M -0.6 ppSep 2025: 97.3% · Y/Y -0.9 pp
- Median sales price
- $1,032,500 Aug 2026: $1,070,000 · M/M -3.5%Sep 2025: $1,220,000 · Y/Y -15.4%
Bothell Residential Resale Summary for September 2026
Resale inventory grew from August and was much higher than last September. Closings held near August, but fewer homes went pending, and both steps were below last year. Time to contract stretched from 15 to 28 days, with the median sale receiving a little less of original asking. Buyers were still choosing resale homes, but sellers had more competition for their attention. The price range mattered more than a citywide headline.
New Construction
Bothell | September 2026
- Homes for sale
- 84 Aug 2026: 82 · M/M +2.4%Sep 2025: 111 · Y/Y -24.3%
- Went under contract
- 11 Aug 2026: 18 · M/M -38.9%Sep 2025: 34 · Y/Y -67.6%
- Closed sales
- 15 Aug 2026: 14 · M/M +7.1%Sep 2025: 25 · Y/Y -40.0%
- Time to contract*
- 117 days Aug 2026: 5 days · M/M +112 daysSep 2025: 14 days · Y/Y +103 days
- Original asking received*
- 92.4% Aug 2026: 99.6% · M/M -7.2 ppSep 2025: 100.0% · Y/Y -7.6 pp
- Median sales price
- $1,200,000 Aug 2026: $1,394,500 · M/M -13.9%Sep 2025: $1,159,950 · Y/Y +3.5%
Bothell New Construction Summary for September 2026
Builders had fewer homes for sale than last September, but more than August. New contracts fell in both comparisons, while closings were slightly above August and below last year. The 15 homes that closed took a median 117 days to reach contract, a big change from August’s five days. Those particular homes had much longer histories, so this is worth watching rather than assuming every new home will take that long. The median sale received 92.4% of original asking. Builders may offer closing-cost help, better terms, or rate incentives through preferred lenders. Compare the full payment and terms alongside the price.
Condominiums
Bothell | September 2026
- Homes for sale
- 127 Aug 2026: 112 · M/M +13.4%Sep 2025: 77 · Y/Y +64.9%
- Went under contract
- 15 Aug 2026: 18 · M/M -16.7%Sep 2025: 13 · Y/Y +15.4%
- Closed sales
- 16 Aug 2026: 17 · M/M -5.9%Sep 2025: 20 · Y/Y -20.0%
- Time to contract*
- 56 days Aug 2026: 38 days · M/M +18 daysSep 2025: 34 days · Y/Y +22 days
- Original asking received*
- 94.2% Aug 2026: 96.6% · M/M -2.4 ppSep 2025: 97.0% · Y/Y -2.8 pp
- Median sales price
- $465,000 Aug 2026: $595,000 · M/M -21.8%Sep 2025: $507,500 · Y/Y -8.4%
Bothell Condominiums Summary for September 2026
Condo buyers had more choices than August and last September. Pending sales were below August but above last year, while fewer condos closed in both comparisons. The homes that sold took longer to reach contract and received less of original asking. At a 56-day median, this was not a market where every condo found its buyer in a few days. Dues, condition, building finances, and the full monthly payment all matter when comparing the choices.
Townhomes
Bothell | September 2026
- Homes for sale
- 96 Aug 2026: 83 · M/M +15.7%Sep 2025: 67 · Y/Y +43.3%
- Went under contract
- 8 Aug 2026: 5 · M/M +60.0%Sep 2025: 11 · Y/Y -27.3%
- Closed sales
- 5 Aug 2026: 11 · M/M -54.5%Sep 2025: 16 · Y/Y -68.8%
- Time to contract*
- 55 days Aug 2026: 27 days · M/M +28 daysSep 2025: 24 days · Y/Y +31 days
- Original asking received*
- 93.3% Aug 2026: 97.5% · M/M -4.2 ppSep 2025: 98.8% · Y/Y -5.5 pp
- Median sales price
- $495,000 Aug 2026: $652,000 · M/M -24.1%Sep 2025: $850,000 · Y/Y -41.8%
Bothell Townhomes Summary for September 2026
More townhomes went pending than in August, but September had only five closings, down from both comparison months. Inventory grew, and the homes that closed took longer to reach contract and received less of original asking. Affordability still matters, but a lower price alone does not make a sale automatic. With five closings, the mix of homes can move the medians quite a bit.
Next, see how residential resale changed by price.
Continue to price ranges →How Did Bothell Residential Resale Price Ranges Perform?
Each range keeps buyer activity, timing, negotiation, showings, and sample size together.
Under $700K
Bothell | September 2026
- Homes for sale
- 5 Aug 2026: 6 · M/M -16.7%Sep 2025: 1 · Y/Y +400.0%
- Went under contract
- 3 Aug 2026: 5 · M/M -40.0%Sep 2025: 1 · Y/Y +200.0%
- Closed sales
- 5 Aug 2026: 0 · M/M prior period zeroSep 2025: 2 · Y/Y +150.0%
- Time to contract*
- 43 days Aug 2026: No median this month · M/M no comparisonSep 2025: 5 days · Y/Y +38 days
- Original asking received*
- 90.7% Aug 2026: No median this month · M/M no comparisonSep 2025: 107.3% · Y/Y -16.6 pp
- Median sales price
- $635,000 Aug 2026: No median this month · M/M no comparisonSep 2025: $615,000 · Y/Y +3.3%
Bothell Under $700K Summary for September 2026
Five homes closed after none in August, compared with two last September. That is a small sample, so the median is a clue about those homes rather than a promise for every affordable resale. There were fewer choices than August but more than last year, and pending activity followed the same pattern. The closed homes took 43 days to reach contract and received 90.7% of original asking. Even in this price range, buyers needed the home and payment to make sense. A budget under $700,000 does not necessarily buy the same kind of property: choices included manufactured homes and 55-plus communities. Check ownership, age restrictions, financing, and condition instead of assuming every listing is a conventional single-family home.
$700K to $849K
Bothell | September 2026
- Homes for sale
- 36 Aug 2026: 29 · M/M +24.1%Sep 2025: 16 · Y/Y +125.0%
- Went under contract
- 8 Aug 2026: 7 · M/M +14.3%Sep 2025: 8 · Y/Y unchanged
- Closed sales
- 8 Aug 2026: 11 · M/M -27.3%Sep 2025: 7 · Y/Y +14.3%
- Time to contract*
- 33 days Aug 2026: 9 days · M/M +24 daysSep 2025: 18 days · Y/Y +15 days
- Original asking received*
- 96.6% Aug 2026: 97.6% · M/M -1.0 ppSep 2025: 100.0% · Y/Y -3.4 pp
- Median sales price
- $766,500 Aug 2026: $800,000 · M/M -4.2%Sep 2025: $779,500 · Y/Y -1.7%
Bothell $700K to $849K Summary for September 2026
Inventory was higher than both comparison months. Pending sales improved slightly from August and matched last year, but closings fell from August and were just above last September. Time to contract increased sharply from August’s nine days, and the median original-asking result fell below both comparisons. Buyers were looking here, but sellers had to compete with more alternatives.
$850K to $1.049M
Bothell | September 2026
- Homes for sale
- 46 Aug 2026: 42 · M/M +9.5%Sep 2025: 27 · Y/Y +70.4%
- Went under contract
- 9 Aug 2026: 12 · M/M -25.0%Sep 2025: 17 · Y/Y -47.1%
- Closed sales
- 13 Aug 2026: 13 · M/M unchangedSep 2025: 11 · Y/Y +18.2%
- Time to contract*
- 38 days Aug 2026: 34 days · M/M +4 daysSep 2025: 14 days · Y/Y +24 days
- Original asking received*
- 93.8% Aug 2026: 97.3% · M/M -3.5 ppSep 2025: 97.3% · Y/Y -3.5 pp
- Median sales price
- $960,000 Aug 2026: $900,000 · M/M +6.7%Sep 2025: $910,000 · Y/Y +5.5%
Bothell $850K to $1.049M Summary for September 2026
This range had the most resale closings, matching August and exceeding last September. Yet fewer homes went pending than either comparison month, and inventory increased. The typical showing count before a pending sale was 24 visits, not necessarily 24 different buyers. That attention did not make every sale quick: closed homes took 38 days to reach contract and received 93.8% of original asking. Buyers were comparing carefully, and sellers were negotiating.
$1.05M to $1.249M
Bothell | September 2026
- Homes for sale
- 48 Aug 2026: 51 · M/M -5.9%Sep 2025: 24 · Y/Y +100.0%
- Went under contract
- 12 Aug 2026: 16 · M/M -25.0%Sep 2025: 9 · Y/Y +33.3%
- Closed sales
- 12 Aug 2026: 10 · M/M +20.0%Sep 2025: 12 · Y/Y unchanged
- Time to contract*
- 15 days Aug 2026: 24 days · M/M -9 daysSep 2025: 16 days · Y/Y -1 days
- Original asking received*
- 96.5% Aug 2026: 95.3% · M/M +1.2 ppSep 2025: 97.9% · Y/Y -1.4 pp
- Median sales price
- $1,137,500 Aug 2026: $1,177,000 · M/M -3.4%Sep 2025: $1,170,000 · Y/Y -2.8%
Bothell $1.05M to $1.249M Summary for September 2026
This range led resale pending activity with 12 new contracts. That was below August but above last year, while closings increased from August and matched last September. Inventory eased from August but was double last year. The homes that closed reached contract faster than August, and their original-asking result improved, though it stayed below last September. This was one of the stronger pockets, with negotiating still part of the deal.
$1.25M to $1.449M
Bothell | September 2026
- Homes for sale
- 35 Aug 2026: 34 · M/M +2.9%Sep 2025: 14 · Y/Y +150.0%
- Went under contract
- 3 Aug 2026: 6 · M/M -50.0%Sep 2025: 12 · Y/Y -75.0%
- Closed sales
- 6 Aug 2026: 7 · M/M -14.3%Sep 2025: 13 · Y/Y -53.8%
- Time to contract*
- 16 days Aug 2026: 18 days · M/M -2 daysSep 2025: 7 days · Y/Y +9 days
- Original asking received*
- 97.2% Aug 2026: 97.6% · M/M -0.4 ppSep 2025: 97.7% · Y/Y -0.5 pp
- Median sales price
- $1,286,250 Aug 2026: $1,375,000 · M/M -6.5%Sep 2025: $1,375,000 · Y/Y -6.5%
Bothell $1.25M to $1.449M Summary for September 2026
Only three homes went pending, below both August and last September. Closings also fell in both comparisons, while inventory increased. The six closed homes reached contract a little faster than August but slower than last year, and the median original-asking result slipped. A small group of sales can change these medians quickly. For a seller, the slower flow of new contracts is the part to watch alongside the competing homes.
$1.45M and Up
Bothell | September 2026
- Homes for sale
- 42 Aug 2026: 43 · M/M -2.3%Sep 2025: 39 · Y/Y +7.7%
- Went under contract
- 9 Aug 2026: 6 · M/M +50.0%Sep 2025: 6 · Y/Y +50.0%
- Closed sales
- 6 Aug 2026: 8 · M/M -25.0%Sep 2025: 12 · Y/Y -50.0%
- Time to contract*
- 18 days Aug 2026: 15 days · M/M +3 daysSep 2025: 28 days · Y/Y -10 days
- Original asking received*
- 99.7% Aug 2026: 95.6% · M/M +4.1 ppSep 2025: 94.6% · Y/Y +5.1 pp
- Median sales price
- $1,567,500 Aug 2026: $1,681,250 · M/M -6.8%Sep 2025: $1,672,500 · Y/Y -6.3%
Bothell $1.45M and Up Summary for September 2026
Nine homes went pending, more than August or last September. Closings fell in both comparisons, so new offers and completed sales were telling different parts of the story. Inventory was close to August and a little higher than last year. The six closed sales received a median 99.7% of original asking, better than both comparisons. They took slightly longer than August to reach contract but less time than last year. Some higher-priced homes still found buyers without much of an asking-price gap; that did not set the outcome for every home still waiting.
Where Buyers Still Stepped Up
Two Counties, Different Samples
Bothell crosses the county line, so the mix of homes matters when comparing the two sides.
King County Bothell
The September closed homes here had a median price of $520,000, 38 days to contract, and 94.9% of original asking. There were 4 distinct closed properties in this group.
Snohomish County Bothell
The September closed homes here had a median price of $992,450, 37 days to contract, and 94.4% of original asking. There were 78 distinct closed properties in this group.
The King County group was especially small. These individual-sale comparisons do not replace the citywide figures, and the county line alone does not explain a home’s result.
Some September Homes Still Sold Above Asking
North Creek and Thrashers Corner appeared in last month’s standout sales and again had September homes finish above final asking. These were individual homes, not a promise for every seller in those areas.
- Thrashers Corner: listed at $255,000, sold for $265,000, about 3.9% above final asking.
- North Creek: listed at $699,900, sold for $705,000, about 0.7% above final asking.
These examples also finished above their original asking prices. A higher sale price does not tell us how many offers a home received. Across the September closed homes, 7 sold above final asking, so negotiating and occasional premiums existed in the same market.
Other Sellers Changed Course
September included 71 canceled listings and 38 expirations. Those outcomes matter alongside the homes that closed. A cancellation does not necessarily mean a home will stay off the market, and a monthly count does not tell us each seller’s reason.
First Look: A Head Start for Sellers
Want to start getting attention while finishing your preparation? NWMLS introduced First Look in September, allowing up to 21 days of pre-marketing before an Active launch. September included 6 First Look listings here.
Sellers can choose whether to allow showings and public website display during that window. All NWMLS member brokers can see the listing. Let’s talk about whether that head start fits your plan. More about First Look from NWMLS.
You have completed the detailed market breakdown.
Continue to questions →Questions You May Be Asking
What Does This Mean for Your Plans?
Are buyers still buying in Bothell?
Yes. September had 99 pending sales and 91 closings. Both were below August and last September while inventory grew. Buyers were moving forward, but sellers had more competition for their attention.
Can I offer less than asking?
There may be room. The middle sale received 94.3% of original asking, but original asking and the latest list price are different. Compare the home’s pricing history, condition, and alternatives before deciding on an offer.
Does more than 90 days mean something is wrong?
No. Longer waits are becoming more common again. A longer history does not automatically mean a problem; the home may still be waiting for its buyer. Always do your due diligence, including condition, disclosures, pricing history, and the other homes available.
Were the affordable homes selling fastest?
Not across the board. The under-$700,000 resale range had only five closings and a 43-day median to contract. The $1.05 million to $1.249 million range took 15 days. Price matters, but so do the particular homes in each sample.
Should I compare a resale home with a builder’s offer?
Absolutely. Builders may offer closing-cost help or preferred-lender rate incentives. Compare the loan terms, total costs, and monthly payment, not just the advertised rate or price. September’s builder closings had long listing histories and a median 92.4% of original asking.
Why can a home sell above asking after a reduction?
Final asking may be lower than where the seller started. A sale above that reduced price can still finish below original asking. Look at both prices before treating an above-asking headline as a sign of a hot market.
Can I start marketing while getting my home ready?
First Look allows up to 21 days before an Active launch, with choices about showings and public website display. We can decide whether it fits your preparation and timing.
Bothell Market Conclusion
Buyers Had More Time to Decide
More choices made preparation, pricing, and the monthly payment matter.
Inventory grew from August and last September, while pending and closed sales fell. Closed homes took longer to reach contract and received less of original asking. Alongside those sales, 109 active homes had waited more than three months, and September included cancellations and expirations. Closed-sale results show the homes that found their match.
Resale closings stayed near August, but new contracts slowed. Builders’ 15 closed homes had unusually long listing histories compared with August, and fewer new homes went pending. Condos and townhomes also took longer and involved more negotiating. Buyers had options, but each housing type told its own story.
Under $700,000 had five closings after none in August, a small sample with a substantial original-asking gap. From $700,000 to $849,999, more competition accompanied longer waits. The $850,000 to $1,049,999 range led closings, but new contracts slowed. From $1.05 million to $1.249 million, homes reached contract faster than August and led pending activity. The $1.25 million to $1.449 million range had only three new contracts. At $1.45 million and up, more homes went pending and closed sales came closer to original asking, despite fewer closings.
North Creek and Thrashers Corner again had above-asking examples. Those sales show that a well-matched home could attract a premium alongside all the negotiating elsewhere. Higher borrowing costs make the payment an important part of that match.
For Buyers
Compare your options and the complete monthly cost. A longer history can open a conversation, but still check condition, disclosures, and the terms of the deal.
For Sellers
Give buyers a clear reason to choose your home. Price, preparation, and presentation need to work together when they have several alternatives.
What Comes Next?
Will the extra choices turn into more offers? Will builder incentives help new homes find buyers? And will the stronger pockets of resale activity spread into the quieter ranges?
The Monthly Payment
The Price Is Only Part of the Decision
Borrowing costs, taxes, insurance, and dues all affect what feels comfortable. Compare the full payment before choosing a home. If a builder offers a rate incentive, check how long it lasts and what terms come with it.
A lender can help compare your specific options. Freddie Mac’s mortgage-rate survey offers national context.
Source: NWMLS. *Showings are visits, not necessarily different buyers. Sale timing and asking-price results describe the homes that sold.
Questions About Your Plans?
Let’s Talk About Your Next Move
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 September 2026
There were more homes to choose from than in the previous report or this time last year, without a matching increase in buyers moving forward. Pending sales were just below August and further below last September, while closings fell in both comparisons. Homes that sold took longer to reach contract, and the middle sale received 94.3% of original asking. Buyers had more time and negotiating room. That does not mean every seller needed the same adjustment, so let’s look at where the differences came from.