What’s happening in the real estate market in Bothell this fall, and how should you adjust your strategy? Whether you're buying or selling, the latest NWMLS data reveals a market in transition—still active, but shifting noticeably from the ultra-competitive conditions of the past few years. Here's what you need to know.
Bothell Market Snapshot: September 2025 (via NWMLS)
The numbers tell a clear story: inventory is rising, homes are taking longer to sell, and buyers are negotiating more than they used to. Yet prices remain relatively strong—especially for well-prepared listings.
| Metric | Value (Sept 2025) | YoY Change |
|---|---|---|
| Median Sales Price | $1,020,000 | ⬆ 6.9% |
| New Listings | 194 | ⬆ 20.5% |
| Homes for Sale | 370 | ⬆ 103.3% |
| Pending Sales | 121 | ⬌ 0.0% |
| Closed Sales | 117 | ⬆ 4.5% |
| Median Days on Market | 15 | ⬆ 50.0% |
| % of Original Price Received | 97.6% | ⬇ 2.4% |
| Months Supply of Inventory | 3.1 | ⬆ 106.7% |
Source: NWMLS InfoSparks – Bothell, September 2025
What This Means if You're Buying
More breathing room—but less urgency doesn't mean no urgency
With over 100% more inventory than this time last year, you’re no longer forced to rush into bidding wars or waive every contingency. Buyers now have more time to evaluate options, and with 3.1 months of inventory, Bothell is closer to a balanced market than it has been in years.
Still, that doesn't mean you can sleep on well-priced homes. The median days on market is just 15 days—up, yes, but still a fast-moving pace.
What to prioritize:
Financing readiness: Sellers still expect clean, pre-approved offers.
Value sensitivity: Many homes are lingering because they’re overpriced or need too much work. Focus on well-prepared, competitively priced listings.
Negotiation: With sellers averaging 97.6% of their original list price, there’s room for discounts—especially on properties with longer DOM.
What This Means if You're Selling
Pricing and presentation are everything
Your neighbor’s home may have sold in three days last year—but today, overpricing can cost you weeks and thousands. With a 3.1-month supply and active listings up 103%, buyers are comparing you to many other options. However, homes that show well and are priced correctly are still closing in about two weeks and often attract multiple offers.
Key tips for success:
Price at market, not above it: The days of overpricing and “seeing what happens” are over.
Stage and prep thoroughly: Homes that sparkle still sell quickly and close strong.
Expect negotiation: With homes closing at 97.6% of original list, be prepared for offers below asking—or to provide buyer incentives.
How Bothell Compares to Previous Years
This fall marks a noticeable shift compared to both 2023 and 2024. Inventory is not just rising—it’s surging. New listings are up 20.5%, and active listings are more than double what they were last year. Yet demand is holding relatively steady. Pending sales were flat year-over-year, and closed sales increased 4.5%.
In short: the market isn’t crashing—it’s rebalancing.
Buyers are cautious, but they’re still buying. Sellers are adjusting, but they’re still closing deals. The key to success now is alignment: your price, your presentation, and your expectations must reflect today’s data.
Final Takeaway
The real estate market in Bothell is clearly shifting this fall. It’s no longer the hyper-competitive frenzy of the last few years, but it’s not a buyer’s free-for-all either. It’s a market that rewards strategy, data, and experience.
Whether you're planning to list or looking to buy, it’s crucial to understand how these numbers impact your timing, pricing, and negotiation leverage.
Want help interpreting what this means for your next move?
Connect with Alina Araujo to schedule a one-on-one strategy session tailored to your goals.
