Bothell, WA Housing Market Update 2026

How Bothell's King County and Snohomish County halves changed from August to September, using NWMLS map-area data.

Updated October 2026 | By Mark Popach, real estate agent serving Bothell, at Popach & Co.

King County Bothell reached 5.02 months of house supply in September 2026, up from 4.29 in August. Contracts there held near last year's level, but new listings arrived much faster. Across the line in Snohomish County, the pattern reversed: buyers pulled back hard while supply stayed near 4.6 months. Both halves now face a 7.40% mortgage rate in October.

Bothell Home Prices, August to September 2026

Bothell house prices went opposite ways in September. NWMLS reports the city in two map areas. The King County portion sits in area 600, Juanita/Woodinville, and its house median slipped 2.1%, from $1,175,000 to $1,150,000. North of the line, Bothell is reported inside area 610 (Southeast Snohomish), and that median climbed to $1,104,500, a 5.2% gain.

Neither area is Bothell alone. NWMLS names area 600 for Juanita and Woodinville, and area 610 includes Mill Creek. They're still the closest NWMLS numbers to Bothell itself, which is why I track the two side by side rather than blending them.

Information and statistics compiled and reported by the Northwest Multiple Listing Service, King County and Snohomish County map-area breakout reports for August and September 2026. Change column calculated by Popach & Co.

King County Bothell: Supply Passed Five Months

The King County side added inventory faster than it sold it. New house listings in area 600 jumped from 214 to 271, active listings climbed from 425 to 467, and closings slipped from 99 to 93. Put together, months of supply rose from 4.29 to 5.02.

Demand held up better than that number suggests. Area 600 buyers put 117 houses under contract in September, just 4.1% fewer than a year before. Over that same year, active listings grew 49.2%. The gap between those two figures is the whole problem for sellers.

That's why the 2.1% price dip matters less than the count. A south Bothell house listed today competes with 154 more houses than it would have last September.

Snohomish County Bothell: Contracts Dropped

On the Snohomish side, buyers pulled back harder. Pending house sales in area 610 fell from 100 to 84, down 16% from August and roughly a quarter below last September's level. Supply barely moved, rising to 4.63 months, because active listings dipped while closings slowed.

Area 610 also covers Mill Creek. I went deeper into its numbers in the Mill Creek and Southeast Snohomish market update.

Snohomish-side contracts slowed far more than King-side ones. A patient buyer is more likely to find a flexible seller north of the line this fall. Even after September's gain, area 610's house median sits about $45,500 below area 600's. For buyers who could live on either side, that difference is worth a look.

Was September Normal for Bothell?

Partly.

King County Bothell saw a September listing wave last year too, and last year's was bigger. Area 600 new house listings rose 34% from August to September 2025, against 26.6% this year. The listing jump alone isn't a warning sign.

The price and contract trends look different. Last year, the area 600 house median rose 2.9% between August and September, and pending sales rose 8.9%. This year the median fell 2.1% and pendings slipped 2.5%. Same calendar, weaker result. At the end of September 2025, the area held about 3.23 months of house supply by my calculation from NWMLS figures. That's well below today's level.

Bothell Condos in September

Area 600 condo sales were too few in September to read much into the price. The median jumped from $405,000 to $535,000 on 22 sales, which mostly reflects which units happened to close. Inventory is the more useful number here: 7.45 months, with pending condo sales down from 26 to 18. Condo buyers on the King County side have the most room to negotiate of any segment in this update.

October Mortgage Rates and a Bothell Payment

Mortgage rates kept rising after September closed. The weekly Freddie Mac 30-year average went from 6.95% in mid-September to 7.40% by mid-October, tying the October 8 reading as this year's high.

Picture a buyer putting 20% down on area 600's $1,150,000 median house. The loan payment, before taxes and insurance, is about $6,090 a month at the mid-September rate and about $6,370 at 7.40%. That's $280 more per month, or about $3,360 a year. My honest read is that King County Bothell buyers held up well in September, before most of that increase landed. October's contract count is the first real test at 7.40%.

Buying in Bothell Before the Year Ends

Bothell buyers have real choice in both counties. South of the county line, more than five months of supply means you can compare carefully and still negotiate. North of it, falling contracts point to sellers who may bend on price or repairs. If your pre-approval letter is from the summer, ask your lender to rerun it at 7.40% first.

Check two things for any address before you get attached: which county it sits in, and which school district serves it. Bothell addresses can fall in either county, and school assignments vary by address. Our guide to the best neighborhoods to buy a house in Bothell can help narrow the search. You can also see homes Popach & Co. is marketing now.

Selling a Bothell Home This Season

Bothell sellers should price against the competition that exists today. In King County Bothell, that competition grew by 42 active houses in a single month. A price set off spring sales, when supply was tighter, is likely to sit while newer listings get the showings.

If your home sits near the county line, look at both areas. A house in 98011 and one a few blocks north in 98012 can draw the same buyer, but NWMLS reports them in different map areas. Buyers don't stop searching at the county boundary, so your pricing shouldn't either.

Begin with the houses that went under contract in your map area last month, then adjust for condition. Snohomish-side sellers face a slower build-up in supply but a sharper drop in buyers, so a well-judged first price matters even more there. Popach & Co. works under Real Broker LLC, and our Bothell pricing always uses the right NWMLS map area for the address.

What I'm Watching in Bothell

October's King County numbers will show whether Bothell buyers can absorb the extra supply at 7.40%.

If area 600 pendings stay near 117 and new listings ease after the September wave, supply should hold near five months. Prices would likely stay close to September's level. If listings keep coming at September's pace, expect more price cuts before the holidays. In Snohomish County, I want to see whether contracts recover from 84 or keep sliding.