How did Bothell and Kenmore home prices compare in September 2026?
In September 2026, Kenmore led the Northshore with an average sale price of $1,143,904, up 16.3% from a year earlier, and homes sold in just 28 days. Bothell split three ways by zip code: 98011 rose 8.8% to $971,549, 98012 slipped 3.0% to $969,435, and 98021 fell 20.2% to $994,156 while days on market more than doubled to 58.
Bothell is one city, but in September it behaved like three different markets. Just across the line, Kenmore had one of its strongest months of the year.
If you own a home in either community, the headline number for “Bothell” tells you very little about your home. Your zip code, your price range, and how quickly homes around you are going under contract tell you far more.
Here is what the September 2026 numbers show, and what they mean if you are thinking about selling or buying on the Northshore.
| Area | Avg sale price | Change | Days on market | Change |
|---|---|---|---|---|
| Kenmore | $1,143,904 | +16.3% | 28 | -26.3% |
| Bothell 98021 | $994,156 | -20.2% | 58 | +114.8% |
| Bothell 98011 | $971,549 | +8.8% | 58 | -3.3% |
| Bothell 98012 | $969,435 | -3.0% | 40 | +25.0% |
Source: NWMLS, September 2026 residential sales. Changes compare September 2026 to September 2025.
Kenmore Home Prices Were the Standout in September
Kenmore’s average sale price reached $1,143,904, up 16.3% year over year, and days on market dropped 26.3% to just 28 days.
That combination is the part worth paying attention to. Prices rising while homes sell faster means buyers were competing for the right homes rather than waiting them out.
Kenmore was also the only area in this group above $1.1M. Its established neighborhoods, the north end of Lake Washington, and easy access to the Burke-Gilman Trail keep it on the short list for move-up buyers who want Eastside convenience in King County. If you want the bigger picture, my Kenmore real estate market guide for 2026 walks through it.
Bothell Home Prices Split Three Ways by Zip Code
This is where a city-wide average would mislead you.
98011 (south Bothell and downtown): The average sale price climbed 8.8% to $971,549, and days on market held steady at 58. Homes here are not flying off the market, but buyers are paying more for them than they did a year ago.
98012 (the Bothell and Mill Creek area): Prices were essentially flat, down 3.0% to $969,435, and homes took 25% longer to sell at 40 days. This is what a balancing market looks like: still healthy, just less urgent.
98021 (north Bothell): This is my own zip code, so I watch it closely. The average sale price fell 20.2% to $994,156, and days on market jumped 114.8% to 58.
Here’s what most people miss about a number like that. An average sale price reflects which homes sold that month, not what every home is worth. A year ago, the 98021 average was roughly $1.25M, which tells you more higher-priced homes closed last September. A 20% drop in the average does not mean your 98021 home lost 20% of its value.
The days on market number is the real signal. Homes in 98021 took about twice as long to sell as they did a year ago, roughly 58 days compared with about 27. That tells me buyers are being more selective, and pricing and preparation matter more now than they did twelve months ago.
Every one of these zip codes is telling a different story, and your home’s story depends on the street, the price point, and what is competing with it right now. If you want to know how your home fits into this picture, request a private real estate strategy session and I will walk you through the numbers for your neighborhood.
Why Fall 2026 Feels Different on the Northshore
The broader Greater Seattle market explains a lot of what you see in Bothell.
Mortgage rates moved up sharply this fall. Freddie Mac’s Primary Mortgage Market Survey put the 30-year fixed rate at 7.40% as of October 8, 2026, compared with 6.30% a year earlier.
Inventory has grown, too. The NWMLS August 2026 Market Snapshot reported active listings up 22.0% year over year across its service area, with Snohomish County up 39.3%, one of the largest jumps in the state. Windermere’s principal economist Jeff Tucker noted in his August local market review that the four-county Greater Seattle area ended the month with 28% more active listings than the year before.
More choices give buyers room to take their time. That is exactly what you see in 98021 and 98012. Kenmore bucking that trend makes its September even more notable.
What This Means for You
If you are thinking about selling:
- Look at your zip code, not the city. A Bothell average can hide very different conditions a few miles apart.
- Price for the market you are in today, not last spring. With homes taking longer in parts of Bothell, the first two weeks on market carry the most weight.
- Presentation counts. When buyers have more options, the well-prepared home is the one that gets the showing.
- If you are in Kenmore, the momentum is with you, but buyers still reward a home that is priced right from day one.
If you are buying:
- 98021 and 98012 may offer more room to negotiate and more time to decide.
- In Kenmore, expect well-priced homes to move quickly. Have your financing ready before you tour.
If you are weighing the two communities against each other, my Kenmore vs Bothell comparison covers the lifestyle side, and my Bothell market guide for sellers goes deeper on preparing to list.
Frequently Asked Questions
Is Kenmore more expensive than Bothell in 2026?
In September 2026, yes. Kenmore’s average sale price was $1,143,904, while Bothell’s three zip codes ranged from $969,435 to $994,156. Monthly averages can swing, so look at several months before drawing conclusions about any one area.
Why did home prices in Bothell 98021 drop 20% in September 2026?
The 20.2% drop is in the average sale price, which shifts with the mix of homes that sold. Fewer higher-priced sales than last September pulls the average down. The more telling change is days on market, which more than doubled to 58, showing that buyers are taking more time.
Is it a buyer’s market in Bothell right now?
It depends on the zip code. Days on market rose in 98021 and 98012, which gives buyers more leverage there, while 98011 held steady. Inventory across the Greater Seattle area is up from last year, so buyers generally have more choices this fall.
Your Next Step
The September numbers make one thing clear: on the Northshore, the zip code you live in matters as much as the city name. Kenmore sellers are seeing strong momentum, while parts of Bothell reward sellers who price carefully and prepare well.
Ready to talk through your next move? Request a private real estate strategy session with Alina Araujo, Real Estate Advisor at Windermere Real Estate. Serving Bothell, Kenmore, Woodinville, Kirkland, and Greater Seattle.
About Alina Araujo
Alina Araujo is a Real Estate Advisor at Windermere Real Estate/East in Kirkland, Washington, serving Bothell, Kenmore, Woodinville, Kirkland, and North Seattle. With 14 years of experience, more than 200 homes sold, and a background in mortgage lending and hospitality, she brings empathy, strategy, and local expertise to every transaction. Alina is fluent in English, Spanish, and Russian and is a Certified Luxury Home Marketing Specialist, Relocation Specialist, and Master Certified Negotiation Expert. Reach her at (206) 353-2290 or alinaaraujo.com.
