What Your Bothell Neighborhood’s Median Price Doesn’t Tell You But My Data Does

By Brandice Raybourn

One thing I see buyers and sellers do all the time is Google their neighborhood and look at the median home price on Zillow or Redfin.

And honestly, I get why.

You see a number like 1.2M or 1.3M and immediately start trying to figure out what that means for your home… or what kind of market you are walking into as a buyer.

But here’s the problem.

That number by itself does not really tell you what the market feels like right now.

It does not tell you how many homes are sitting, how much competition sellers actually have, whether buyers are negotiating, or how quickly homes are moving in that price range.

That’s the part I track every month.

And depending on the neighborhood, the experience can feel completely different.

Neighborhood median prices are broad estimates and do not represent the value of every individual home. They also do not explain what is actually happening inside that price range right now.

Canyon Park is expensive… but that does not automatically mean sellers have leverage

Canyon Park is one of the most searched areas in Bothell for a reason.

Good commuter access. Northshore schools. Established neighborhoods. Larger homes.

The median home price there is sitting around the 1.25M range right now.

At first glance, that sounds strong.

But once you actually look at what is happening in that price band across Bothell, the story changes pretty quickly.

Last month in the 1.25M and above range, there were:
94 active homes
13 sold
18 canceled listings
3 expired listings

That is a lot of inventory competing for a relatively small buyer pool.

So if you are a buyer in Canyon Park right now, you probably have more leverage than you think.

There are homes sitting longer. Sellers adjusting. Homes coming back to market.

You have time to compare options instead of rushing into decisions.

If you are a seller though, this is where pricing and presentation become critical.

Because buyers in this range are extremely selective right now.

The homes that are selling are the ones that feel worth the price immediately.

North Creek is sitting right in the middle of the market split

North Creek is interesting because it falls right between two very different market experiences.

A lot of homes there land somewhere between about 1.05M and 1.35M depending on size, updates, and location.

In the 1.05M to 1.249M range last month, there were:
45 active homes
10 sold
Median showings to pending: 5

That last number is actually really interesting to me.

Only about 5 buyers on average walked through those homes before they went pending.

To me, that tells you buyers are not casually throwing offers around right now.

They are walking through homes carefully, narrowing things down, and making decisions pretty intentionally.

If you are a buyer in North Creek, this is probably one of the better situations to be in right now because you actually have choices.

And if something has been sitting for a while, buyers are absolutely paying attention to that.

If you are a seller though, you cannot really “test the market” right now at these price points.

The homes that sold quickly were the homes that stood out immediately.

Norway Hill feels very similar right now

Norway Hill is falling into a lot of the same patterns.

The homes that are updated, move-in ready, and priced correctly are still moving.

But buyers are absolutely slowing down once they get into these higher price ranges.

They are comparing everything.

Price. Condition. Layout. Location. Updates. Monthly payment.

If something feels off relative to the competition, buyers are willing to move on and wait.

That is something we are seeing much more of right now than a few years ago.

Kenmore is actually one of the stronger parts of the market right now

This is where things get interesting.

The median home price around Kenmore lands much closer to the 850K to 1.049M range.

And honestly, that is one of the healthiest parts of the Bothell market right now.

Last month in that range:
24 homes were active
19 went pending
16 sold
Median days on market was only 5
Homes sold at 100% of asking price on average

That is a completely different feel than the higher price points.

Homes that are priced correctly in this range are still getting strong activity.

So if you are a buyer around the Kenmore median, you probably still need to move fairly quickly when something good comes up.

And if you are a seller in this range, this is where the market still feels pretty solid overall.

This is why neighborhood median prices only tell part of the story

This is honestly why I think buyers and sellers get confused sometimes.

Because two neighborhoods can both sound expensive on paper while functioning completely differently in real life.

A 1.25M neighborhood median does not automatically mean homes are flying off the market.

And a lower median price does not automatically mean buyers have leverage either.

The actual experience depends on what is happening inside that price band right now.

That is the part most people never see until they are actively in the market.

Read the Full Bothell Housing Market Report

Want to see how every Bothell price point and housing type is performing right now?

Read the full Bothell housing market report here:
https://snohomesbybrandice.com/2026/05/01/bothell-housing-market-update-may-2026-with-resale-price-point-breakdown

Prefer a quick breakdown? Here’s the short version of what’s happening this month

Watch the full Bothell market update on YouTube

Brandice Raybourn
Coldwell Banker Danforth
Everett Real Estate Broker
[email protected]

425-367-3881

Relocating to Bothell? Check out my community page here:
https://bothell.snohomesbybrandice.com/home

Want to know what your neighborhood or price range actually looks like right now?

I pull this data manually every month and break it down far beyond just the neighborhood averages.

If you want to understand what buyers and sellers are actually experiencing in your area, you can request your personalized Bothell Snapshot here:
https://link.ressengine.com/widget/form/veKxWA6u4k4DnUeRy0Nq

Data sourced from NWMLS and updated monthly. Neighborhood median pricing references sourced from Zillow and Homes.com and may not reflect individual property value.