Selling a Home in Bothell, WA in 2026: Why More Than Half of Listings Cut Their Price

Short answer: Bothell homes are still selling, but buyers have more room to negotiate than they did a year ago. In Redfin's September 2026 data, 54.7% of Bothell homes had a price drop, only 12.0% sold above list, and the average home sold for 98.6% of its list price. Single-family homes sold in a median of 28 days at a median of $1,119,554, down 5.9% from a year earlier. If you're selling this fall or winter, the first list price matters more than it did in 2025.

Bothell sales by home type

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Source: Redfin, Bothell WA housing market, September 2026 data by property type, checked October 29, 2026. The all-types row is Redfin's three-month figure ending September 2026. Condo and townhouse rows rest on smaller sale counts, so they can move a lot from month to month. Redfin rates Bothell "somewhat competitive" (Compete Score 65) and says homes get about 2 offers on average. October 2026 figures were not out yet when we checked.

What changed from a year ago

• More price cuts. 54.7% of homes had a price drop in September, 16.5 points higher than September 2025.
• Fewer bidding wars. 12.0% of homes sold above list, 12.8 points lower than a year earlier.
• Townhouses are the slow lane. 19 townhouses sold in September at a median of 71 days, 61 days longer than a year earlier. Single-family homes took 28 days.
• Prices are down, by single digits. The three-month median of $999,524 is down 9.13% year over year, and the single-family median is down 5.9%.

How to price a Bothell home in this market

1. Price against what's for sale now, not just last spring's sales. Buyers compare your home with the active listings around it. If similar homes nearby have already cut, start where they ended up.
2. Agree on an adjustment plan before you list. With more than half of listings taking a cut, decide in writing what happens at two and four weeks without an offer: a price change, a presentation change, or different terms.
3. Be ready to negotiate on terms. When fewer homes sell over list, buyers ask for more inspection repairs and help with closing costs. Know your bottom line on net proceeds, not just the sale price.
4. Townhouse and condo sellers: compete on the unit. With 71- and 53-day medians, buyers have time to compare floor plans and HOA dues side by side. Order the resale certificate early (see below).

Excise tax and paperwork on a Bothell sale

Bothell sits in both King and Snohomish counties. DOR lists the local real estate excise tax at 0.50% on both sides, so the math is the same either way. At the $1,119,554 single-family median, state plus local REET is about $18,983 if you close by Dec 31, 2026, or $18,936 from Jan 1, 2027. At the $975,012 townhouse median it is about $16,410 (or $16,363 in 2027), and at the $489,950 condo median about $7,839 either way.

The state portion is graduated. For sales through Dec 31, 2026 it is 1.1% on the part of the price up to $525,000, 1.28% from $525,000 to $1,525,000, 2.75% from $1,525,000 to $3,025,000, and 3.0% above that. For sales beginning Jan 1, 2027, DOR has raised those thresholds to $551,000, $1,551,000 and $3,051,000 at the same rates. DOR says the seller usually pays; if the tax goes unpaid, the buyer is responsible and it can become a lien on the property. Penalties and interest apply if it isn't paid within one month of the sale date, and DOR adds a $5.00 technology fee to each transfer. Escrow normally collects it at closing.

• Seller disclosure statement (RCW 64.06.020). Unless the buyer waives it or the sale is exempt, you deliver it no later than five business days after mutual acceptance, unless otherwise agreed. The Legislature has posted a revised version of the form that takes effect Jan 1, 2027; the five-business-day timing is the same in both versions, but a 2027 closing should use the new form.
• Condo or HOA townhouse resale certificate (RCW 64.90.640). The association must provide it within 10 days of your request, and the preparation charge can't exceed $275. Ask your association which statute it operates under if you're unsure.

FAQ

How long does it take to sell a house in Bothell?

Redfin shows a median of 28 days on market for Bothell single-family homes in September 2026, and 33 days for all home types over the three months ending September. Townhouses took a median of 71 days and condos 53.

Are Bothell home prices going down?

Redfin shows the citywide median at $999,524 for the three months ending September 2026, down 9.13% from a year earlier. The single-family median was $1,119,554 in September, down 5.9%. Those describe recent sales, not a forecast.

How many Bothell listings are cutting their price?

Redfin shows 54.7% of Bothell homes had a price drop in September 2026, 16.5 points higher than a year earlier. Only 12.0% sold above list.

How much is REET on a Bothell home sale?

At the $1,119,554 single-family median, state REET plus Bothell's 0.50% local rate comes to about $18,983 if the sale closes by Dec 31, 2026, or $18,936 from Jan 1, 2027. The local rate is 0.50% on both the King County and Snohomish County sides of Bothell.

Should I wait until spring to sell in Bothell?

That depends on your home, your timing and what you are competing against. Fall listings in Bothell are selling, but slower and with more price cuts than a year ago, so the list price and a written plan for adjusting it matter more than the month.

Talk it through with a local agent

Peter Kim and Odigo Real Estate Club price Bothell homes against the active listings nearby and put the price-adjustment plan in writing before the sign goes up, with 25+ years combined experience, 593+ closings, and 122 five-star Zillow reviews. See why sellers choose us, our property valuation, the true cost of selling in Washington, or our Bothell page.

Odigo Real Estate Club · REAL Brokerage, WA #112064 · 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823 · Mon–Sat 9 AM–6 PM, closed Sunday

Sources

• Redfin, Bothell WA housing market (three months ending Sept 2026, September 2026 figures by property type, and sale-to-list / above-list / price-drop shares, Compete Score), https://www.redfin.com/city/29439/WA/Bothell/housing-market , accessed Oct 29, 2026.
• Washington State Department of Revenue, Real estate excise tax (state graduated rates for 2023–2026 and for sales beginning Jan 1, 2027; who pays; fees; penalties), https://dor.wa.gov/taxes-rates/other-taxes/real-estate-excise-tax , accessed Oct 29, 2026.
• Washington State Department of Revenue, Local real estate excise tax rates effective May 1, 2026, https://dor.wa.gov/sites/default/files/2026-03/84-0013-May26_REET.pdf , accessed Oct 29, 2026.
• Washington State Legislature, RCW 64.06.020 (seller disclosure statement; current version and the version effective Jan 1, 2027), https://app.leg.wa.gov/RCW/default.aspx?cite=64.06.020 , accessed Oct 29, 2026.
• Washington State Legislature, RCW 64.90.640 (resale of units; resale certificate), https://app.leg.wa.gov/RCW/default.aspx?cite=64.90.640 , accessed Oct 29, 2026.

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