What buyers and sellers need to know, including why 45% of active listings have taken a price cut.
Bothell in September 2026
Bothell sits about 18 miles northeast of Seattle, straddling King and Snohomish Counties. It runs from the tech corridor of Canyon Park down to the Sammamish River trail. Buyers come here for commute access to Microsoft and Amazon at prices below the closer-in Eastside. That demand kept Bothell competitive through 2024. The fall 2026 data shows how much has changed.
The single-family median sale price stands at $1,112,500 per NWMLS data from Beyond Real Estate (August 2026). The Zillow Home Value Index for the 98021 zip code sits at $1,115,281, down 4.9% from a year ago. Days on market are at 31 days per NWMLS, up from single digits two years ago. Active listings have reached 558 across the Bothell market area. Months of supply sit at 4.9 per Beyond Real Estate. That is the most inventory Bothell has seen since 2019.
Bothell Market Snapshot: August 2026
| Metric | Figure | Year-Over-Year |
|---|---|---|
| Median Sale Price (single-family, NWMLS) | $1,112,500 | ~-4% to -5% |
| ZHVI (Zillow, 98021 zip) | $1,115,281 | -4.9% |
| Median Days on Market (NWMLS) | 31 days | Up sharply |
| Sale-to-List Ratio (NWMLS) | 98.5% | Declining |
| Listings with Price Drops (Redfin) | 45.0% | +16 pts YoY |
| Months of Inventory (NWMLS) | 4.9 months | Up from ~1.4 mo. |
Sources: NWMLS via Beyond Real Estate (August 2026); Zillow ZHVI for 98021 zip code (June 2026); Redfin Bothell West (August 2026).
The Number That Defines This Market
45% of active Bothell listings have taken a price cut per Redfin (August 2026). That figure tells the full story of fall 2026. A year ago, price cuts were rare. Sellers who launched above market still saw offers arrive. That market is gone.
The Redfin Compete Score for Bothell sits at 77 out of 100. Redfin labels that "very competitive." But the sale-to-list ratio of 98.5% per NWMLS confirms most homes close at a discount. On a $1.1M home, a 1.5% discount is $16,500. On a $1.4M home in North Creek, it is $21,000. Sellers who priced for 2024 have learned this the slow way.
Inventory at 4.9 months of supply confirms the shift. Six months is the standard threshold for a balanced market. Bothell has not been this close to that line since 2019. Buyers now have 558 active listings to compare. They can tour multiple homes, ask for conditions, and negotiate. That mix did not exist here 18 months ago.
One data note: the Bothell market spans two counties and multiple price tiers. The NWMLS blended median across all property types, including condos and townhomes, runs near $975,000. The single-family figure sits at $1,112,500. Both are down from a year ago. The Zillow ZHVI of $1,115,281 for the 98021 zip tracks closely with the single-family trend. Watch the directional signals, not any single monthly number on thin volume.
Schools and What Drives Demand
Most of Bothell feeds into the Northshore School District, one of the top-rated districts in Snohomish County. Bothell High School and North Creek High School draw family buyers from across the region and from out of state. Homes in those school zones sell faster and hold value better when the broader market cools.
The county line matters. Bothell straddles King and Snohomish Counties. Which county your address falls in affects property taxes and, in some cases, school district assignment. Confirm the zone lines before you tour. The Northshore School District publishes its boundaries at nsd.org. Verify the county side with King County GIS or the Snohomish County Assessor if you are close to the line.
The tech commuter segment is the other demand driver. Buyers working in Redmond or Bellevue choose Bothell for more space per dollar than the inner Eastside offers. Canyon Park and the 522 corridor pull those buyers. They compare price-per-square-foot across multiple markets. For buyers weighing Bothell against its neighbors, the Redmond neighborhood guide covers how that market differs on commute and schools.
Not Sure Which Bothell Market You Are In?
Popach & Co. works with buyers and sellers across Bothell and the full Eastside. Mark gives you a neighborhood-level read before you make any decisions.
What Buyers Need to Know in September 2026
Buyers have more room to negotiate than at any point since 2019. With 45% of listings carrying a price cut, buyers have real room. A clean offer built on real comps does more work than an escalation clause written for 2024 conditions.
Inventory at 4.9 months means patience works. A home listed 30 or more days that has taken one price cut is not a red flag. It is often a home that started too high and now sits at an honest number. Track list history, move after the reduction, and get there before the seller's next review cycle.
The segments that still move fast are well-priced homes in the Northshore school zones with clean condition. These draw the family buyers who drive most of Bothell's transaction volume. If a home fits your needs and the school zone is right, move with a clean pre-approval and a strong first offer. Talk to Mark about your Bothell buying timeline and what each corridor delivers for your commute.
Financing matters at this price point. Sellers on $1.0M to $1.4M homes look hard at how offers are set up. Get fully pre-approved from a known lender before you make offers. Have underwriting started if you can. That puts you well ahead of buyers still in early stages.
What Sellers Need to Know in September 2026
With 45% of Bothell listings carrying a price cut, the pattern is clear. Sellers who launch above market are not collecting time. They are losing it. Days on market is a live signal buyers watch. A listing past 30 days draws questions, not offers. The cut that follows costs more than a correct launch would have.
The sale-to-list ratio of 98.5% means the average home closes $16,500 below asking on a $1.1M listing. Sellers who launch at the right number avoid that gap. Your comparable analysis needs to come from recent closed sales in your zone, not spring comps or what a neighbor sold for in 2024.
Preparation still sets the top listings apart. Bothell attracts tech buyers who compare price-per-square-foot across the Eastside. They negotiate hard on dated condition and deferred items. Pro photography, clean prep, and a targeted digital launch through Compass channels are the baseline. Compass Concierge covers pre-listing repairs upfront and collects at closing, so you show your home at its best without out-of-pocket cost before the sale. Talk to Mark about your Bothell home selling strategy before you set a price.
Why Popach & Co. for Bothell
Mark Popach is the founder and sole agent at Popach & Co. Every call, showing, and negotiation goes through Mark. You hire him and he shows up.
Popach & Co. has closed over $100 million in sales across the Eastside and King County. Mark has earned 86 verified five-star Google reviews and the Agent's Choice Award from the Seattle Agent Journal. His sellers average 15 days on market. If you are buying or selling in Bothell this fall, reach out before you commit to anything.
Ready to Make a Move in Bothell?
Buying near Bothell or North Creek HS, selling your home, or still sorting your timeline? Mark works with buyers and sellers across Bothell and the full Eastside. Call or text (425) 297-3088.
