CautiousUpdated SEP 1, 2026

Bothell, WA

ZIP 98012· Snohomish County· Seattle-Tacoma-Bellevue, WA· 76,123 residents· Median income $141,653· Buyer's Market

98012 · Bothell, WA has a HavenScore of 42 — affordability is the drag — prices are stretched against local incomes.

At the ZIP's typical value, the estimated monthly payment takes 49% of the local median income (Zillow, US Census ACS) and runs $3,111 a month more than the median rent (Zillow ZORI). The buyer/seller gauge leans firmly toward buyers, and has for 7 months. Typical values moved lower over the last 90 days (Zillow ZHVI).

Saved ZIPs on Haven get an email when the score moves 5+ points as monthly data lands, when the market gauge flips between buyers and sellers, when its valuation read moves against the model value, or when distress jumps in a week.

Zillow ZHVI peaked at $1,039,686 in Jun 2022; the latest value is -7.7% from that peak, 49 months on. Since January 2019 it is +66.0%. The sharpest 12-month move was -15.3%, ending Jun 2023.

Median price
$959,690
-4.94% past 12 mo
Est. monthly payment
$5,769/ mo
20% down · 30-yr fixed · 6.71% · incl. tax + insurance
CompareShare card
40
HavenScore: higher than 16% of scored ZIPs.
▲ +2 / 90d#29/155 in WABuyer Score
Rank

Ranked #11,297 of 13,130 nationally · #761 of 996 large market ZIPs

Switch perspective

Buyer view active — Leans harder on affordability and downside risk.

Score inputs below recompute for this view

Affordability
30/100
Growth
36/100
Risk
56/100
Momentum
46/100
Livability
68/100
Score · trailing 12 mo
29 → 42
+13 points
30-day
+1
90-day
+2
1-yr
+13

Snapshot

Numbers at a glance, with a year of history under each

Median price
$959,690
down-4.9% 12 mo
Typical home value across the middle tier of homes here — a smoothed Zillow index, steadier than individual sale prices.
Median price: higher than 93% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $959,690.
Median rent
$2,658
up+1.9% 12 mo
Typical monthly rent (Zillow ZORI, with HUD fair-market rent filling in for smaller markets).
Median rent: higher than 82% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is $2,658.
Price-to-income
6.8×
Median home value divided by median household income. Under 4× has historically been comfortable; over 5× stretches most budgets.
Price-to-income: higher than 85% of scored ZIPs.
Est. monthly payment
$5,769
At the median value with 20% down, a 30-year fixed at 6.71%, plus property tax and insurance.
Est. monthly payment: higher than 76% of scored ZIPs.
Active listings
237
Homes listed for sale right now (Realtor.com). Rising inventory usually favors buyers; falling inventory favors sellers.
Active listings: higher than 95% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 237.
Days on market
38
How long the typical listing sits before going under contract. Shorter means a tighter market; longer means more room to negotiate.
Days on market: higher than 23% of scored ZIPs.
Twelve-month trend shown as a sparkline; the newest value is 38.
Price cuts
+42.31%
Share of active listings that have lowered their asking price. Rising cuts usually precede softening values.
Twelve-month trend shown as a sparkline; the newest value is +42.31%.
Median income
$141,653
Median household income here, from the latest US Census American Community Survey.
Population
76,123
Current resident estimate. Growth is a demand tailwind; decline is a structural risk.
Twelve-month trend shown as a sparkline; the newest value is 76,123.
Overvaluation
+89.11%
How far today's values sit above the long-run price trend. Positive means stretched; negative means discounted versus trend.
Vacancy
3.4%
Below-average. Share of housing units that are vacant in this ZIP, from the latest US Census ACS 5-year tables.
Owner-occupied
67%
of homes. Share of occupied housing units owned by their occupants (vs. rented), from the US Census ACS.
Denial rate
23.5%
Above-average. Share of mortgage applications denied in this ZIP, from the latest CFPB / FFIEC HMDA disclosures.
Lending activity
15,595
originations. Mortgage originations recorded in this ZIP in the most recent HMDA reporting year. Higher counts = more active lending market.
Net migration
-5.5%
net outflow. Net migration as a share of population, from IRS SOI county-to-county migration data. Positive = more people moving in than out.
Income inflow
$68k
average. Average gross income of households moving INTO this ZIP, from IRS SOI data. Higher = ZIP attracting higher-income households.

Place

What it is like to live here, and what could flood or burn

Place profile
WalkabilityBelow-average walkability
EPA index 9.9 of 20 · EPA Smart Location Database · Jun 2021 · above 70% of scored ZIPs
Transit accessStop within a 10-minute walk
651 m to the nearest stop · EPA Smart Location Database · Jun 2021 · above 36% of scored ZIPs
Typical commuteTypical commute
24 minutes one way · US median ZIP 22 · US Census ACS · above 35% of scored ZIPs
Jobs nearbyModerate employment nearby
812 jobs per sq mi · US Census LODES · above 67% of scored ZIPs
Physical riskRelatively Moderate (FEMA)
FEMA National Risk Index composite · Dec 2025 release · above 67% of scored ZIPs

Bands are each source’s own · tick marks the national median ZIP · not blended into the score

Hazard ledger · FEMA National Risk Index

Tract-level rolled up to ZIP · not a property-level rating · no future-year projection · refreshed annually (Dec 2025 release) · county tick = median of 27 scored ZIPs in Snohomish County

Everyday prices · BEA Regional Price Parities

Everyday prices in the Seattle metro run 11% above the US average (BEA Regional Price Parities, 2024).

Rents in the index run 51% above the US average.

$75,000 at US-average prices buys what $83,350 buys here.

Metro-level index, US = 100 · 2024 · the Seattle metro, not this ZIP alone

Housing cost burden · US Census ACS
Owners spending over 50% of income6%
US median ZIP 6%
Renters spending over 30% of income48%
US median ZIP 45%

What drives the score

Five pillars, each scored 0–100

Affordability

30/100

Growth momentum

36/100

Market risk

56/100

Momentum

46/100

Livability

68/100
Walkability
1–20 index · June 2021 vintage·EPA Smart Location Database
9.9
Transit access
Ranked against every scored ZIP·EPA Smart Location Database
650.7
Job density
Jobs per square mile, ranked against every scored ZIP·US Census LODES
811.8

See every input behind the pillars, with its value and source

Inside: Affordability: Price-to-income, Property tax rate, Median income · Growth momentum: 12-month price change, 12-month rent change, Population · Market risk: Overvaluation, Active listings, Price cuts · Momentum: Days on market, Buyer / seller gauge, Demand dial

Try Haven free for 14 days

Market signals

Tailwinds and headwinds right now

Top 6 of 14 signals
Tailwinds0
—
Headwinds6
  • High price-to-income
    6.8× income — well above the national median
  • Declining prices
    -4.9% year-over-year
  • Population outflow
    -5.5% net — people leaving
  • Elevated unemployment
    5.1% unemployment rate
  • Potentially overvalued
    89% above historical price-to-income
  • Widespread price cuts
    42% of listings cutting price
Buyer / seller gauge

Market conditions

Buyer's Market

Buyers hold the leverage. Concessions and below-asking offers are common.

-53
Strong buyerBalancedStrong seller
Trend
Stable
Gauge since Mar 2026Buyer's Market now

Cycle read. Softening: prices -4.9% over the trailing year, with the market leaning toward buyers.

Asking vs closed
Typical value (index)
$959,690
Zillow ZHVI · Sep 2026
Median sale price
$958,750
Redfin · Sep 2026
Sale-to-list
99.5%
Redfin · Sep 2026
Sold above list
21.3%
Redfin · Sep 2026

The Zillow figure is a smoothed index of typical value, not a list price; the Redfin figures are closed sales for the month shown.

Momentum check

What's changed in the last 90 days

🔒 Haven
Locked

Median price

——
🔒 Haven
Locked

Inventory

——
🔒 Haven
Locked

Days on market

——
🔒 Haven
Locked

Price cuts

——

Change vs. prior 90 days · arrow shows direction, not whether it’s good or bad

Pulse signals unlock with Haven, plus a one-line market interpretation.

The 90-day numbers behind each tile open with Haven

Trend

Where it's been

Peak
$1,039,686
Jun 2022
From peak
-7.7%
49 mo ago
Since Jan 2019
+66.0%
Worst 12 mo
-15.3%
to Jun 2023
Best 12 mo
+39.4%
since 2018

Zillow ZHVI peaked at $1,039,686 in Jun 2022; the latest value is -7.7% from that peak, 49 months on. Since January 2019 it is +66.0%. The sharpest 12-month move was -15.3%, ending Jun 2023.

Cycle position — prices vs the model’s value estimate and the payment’s share of income vs five years ago — opens with Pro

Appreciation by window

Zillow ZHVI · rank among scored ZIPs
WindowChangePer yearUS rankWashington rank
1 yeardown-4.9%-4.9%/yrHigher than 3% nationallyHigher than 2% in Washington
3 yearsup+7.9%+2.6%/yrHigher than 37% nationallyHigher than 55% in Washington
5 yearsup+21.8%+4.0%/yrHigher than 34% nationallyTop 15% in Washington
10 yearsup+118.8%+8.1%/yrTop 15% nationallyTop 22% in Washington
Since 2000up+270.6%+5.1%/yr——

Starter homes vs the top tier

Zillow ZHVI tiers · Jul 2026
Bottom third (starter homes)
$725,925
up+21% 5Yup+118% 10Y
Middle third
$959,690
up+20% 5Yup+116% 10Y
Top third
$1,225,720
up+18% 5Yup+108% 10Y

Starter homes here rose 21% in five years while top-tier homes rose 18% (Zillow ZHVI tiers) — the bottom of the market outpaced the top.

3-bedroom homes here run 54% above 2-bedrooms (Zillow ZHVI by bedroom); the WA median premium is 28%.

By home type · Zillow ZHVI mid tier
Single-family
$997,457
up+21% 5Y
Condo / co-op
$642,628
up+20% 5Y

Condos here are priced 36% below single-family homes (Zillow ZHVI by home type); over five years single-family rose 21% while condos rose 20%.

The historical reading — which months run highest and lowest here — opens with Haven

Rent, inventory, days on market, Zillow’s market heat, the % view and state and US reference lines open with Haven

Forecast

Where it's heading

The HavenScore Forecast Model (v1) projects this ZIP’s median value at 3-, 6-, and 12-month horizons, with 80% prediction intervals; Pro adds 24- and 36-month horizons.

Price Forecast

3-month projection · 80% range

🔒 Haven
—————
3-month shown  |  6 & 12 months with Haven →
3-month
$934,066
-2.7%
80% range $901.8K–$963.6K
6-month
🔒 Haven
12-month
🔒 Haven

Of the 3-month ranges we published since December 2025, 60% contained the actual price. Track record →

6- and 12-month projections, their 80% ranges, and what moves the forecast unlock with Haven.

Zillow's own published forecast has this ZIP's typical value fall 1.8% over the twelve months from July 2026 (Zillow Home Value Forecast).

Forecasts are the model’s projection, not a prediction. Actuals will differ.

See the 6- and 12-month price ranges for this ZIP and what moves the forecast

Haven · 14-day free trial · then from $8/mo

Try Haven free

Monthly cost

What you'd owe each month

Est. monthly payment
$5,769/ mo

20% down · 30-yr fixed · 6.71% · tax 0.87%

Principal$666
Interest$4,293
Property tax$696
Insurance$114
Rent vs buy
Median rent
$2,658
/ mo
Own (payment)
$5,769
/ mo
Monthly gap
+$3,111owning costs more each month

Insurance uses the average homeowners premium insurers reported for this ZIP in 2022, $1,370 a year (Treasury Federal Insurance Office).

Payment share of income

49%of the ZIP’s median income at the median value ($5,769/mo against $141,653 · Zillow, Freddie Mac PMMS, US Census ACS). Your own marker appears once you set an income or price in the calculator below.

Price-to-income · ZIP vs state vs US

Median home value ÷ median household income · Zillow ZHVI, US Census ACS · under 4× has historically been comfortable

Run the numbers

Your price, rate, down payment and income

Like for like: a 3-bedroom here rents for about $3,520 a month (HUD Small Area Fair Market Rent, FY2026) against a typical 3-bedroom value of $843k (Zillow ZHVI by bedroom) — a 5.0% gross rent yield.

Cost of ownership over time

Cumulative housing cost, interest paid, and equity built · 20% down · ZIP median income $141,653

See the 1-, 5-, and 30-year cost of owning here

Inside: Total housing cost · Interest paid · Principal paid · Equity built

Try Haven free for 14 days

Equity assumes flat home value; real appreciation could push it higher · Rate 6.71%

Not subscribing? The four-page report for ZIP 98012 is $19 once, no subscription. Haven is $12/mo while you hunt — cancel when you close.

Pro featurefrom $25/mo

Take the full report for this ZIP with you.

A four-page editorial PDF: market summary, full pillar breakdown, 5-year history with forecast, alternatives, and a 30-year cost-of-ownership table.

HavenScore Report98012Market AnalysisGENERATED FOR PRO MEMBERS78PILLAR BREAKDOWNHAVENSCORE.APP · PRO REPORT🔒 Pro

Not subscribing? Get this ZIP's report for $19, once — no subscription.

  • Branded PDF with all metrics
  • Includes forecast + scorecards
  • Suitable for client presentations
  • Unlimited exports
Try Pro free for 14 daysCompare plans

Comparable ZIPs

Same shape, lower entry

ZIPs the score groups near 98012 on Affordability and Growth — sorted by lowest median value. Each tile names what the lower price trades: commute (ACS), walkability band (EPA) and hazard rating (FEMA).

ZIP 98251
Gold Bar
WA
36
  • Saves $482k
  • Longer commute (+19 min)
  • Similar walkability
  • Higher hazard risk
$477,618-0.16%
ZIP 98206
Everett
WA
40
  • Saves $413k
$546,995+1.90%
ZIP 98201
Everett
WA
36
  • Saves $409k
  • Similar commute
  • Similar walkability
  • Higher hazard risk
$550,861-0.92%
ZIP 98294
Sultan
WA
38
  • Saves $399k
  • Longer commute (+8 min)
  • Less walkable
  • Higher hazard risk
$560,528+0.52%

Sources

Every number, traced

Every metric above is sourced from public datasets, normalized against the national ZIP distribution. Home values and rents refresh monthly; demographics refresh annually.

Zillow Research
Home values, rents, inventory, transactions
Realtor.com
Inventory, days on market, price-cut share
Redfin
Sale prices, transaction volume
US Census ACS
Income, population, vacancy, cost burden
Freddie Mac PMMS
Current 30-year fixed mortgage rates
FHFA HPI
Long-term price trends
HUD Small Area FMR
Per-ZIP fair market rents (rural fallback)
BEA & IRS
Personal income growth, net migration
Lending & accessibility
Lending and neighborhood-access signals
Research the restNo crime or school rating here — why. The primary sources:GreatSchools→NCES School Search→FBI Crime Data Explorer→

Get the HavenScore Weekly

Data-driven market takes and the week's biggest ZIP movers, every Tuesday. Want this ZIP specifically? Save it to your account — saved ZIPs get a monthly digest of what changed.

Optional — tells us which markets readers care about.

Free. Unsubscribe anytime.