Torn between Redmond and Bothell for your next move on the Eastside? You are not alone. Both cities offer strong job access, parks, and a mix of homes, but the day-to-day feel, commute options, and price points can be very different. In this guide, you will see a clear, side-by-side look at lifestyle, housing, transit, schools, and practical tips to help you decide. Let’s dive in.
Quick snapshot: Redmond vs Bothell
Use these high-level cues to frame your search before you start touring homes.
- Population: Redmond about 82,200; Bothell about 51,800. These figures help you picture scale and services. Census QuickFacts provides current context.
- Household income: Redmond around $162k; Bothell around $132k. This often shows up in pricing and retail mix.
- Commute times: Average travel-to-work is about 22 minutes in Redmond vs about 29 minutes in Bothell, according to ACS estimates.
- Typical home prices: Recent snapshots from major providers show Redmond’s median sale near $1.22M with a “typical value” index about $1.34M, while Bothell’s median sale is near $865k with a “typical value” around $1.03M. The difference reflects each city’s mix of condos, townhomes, and single-family homes.
- Major employers: Microsoft’s headquarters anchors Redmond and the Overlake/Redmond Technology area, influencing jobs and transit planning. Learn more about the campus scale and presence from Microsoft’s Redmond campus overview.
- School districts: Redmond is primarily in Lake Washington School District. Bothell is primarily in Northshore School District.
Homes and neighborhoods
Pricing and product mix are the biggest reasons buyers choose one city over the other. Your budget and preferred home type will likely point you in a clear direction.
Redmond housing mix and feel
Near Downtown Redmond and Overlake you will find a dense mix of condos, mid-rise apartments, and newer townhomes. These areas support a more walkable lifestyle with quick access to food, retail, and transit. Single-family neighborhoods such as Education Hill, Idylwood, and North Redmond offer larger lots, cul-de-sacs, and a quieter suburban feel. For an overview of Redmond’s neighborhoods and development pattern, see the city’s concise About Redmond page.
Price signals generally show Redmond trading at a premium compared to nearby suburbs, but within Redmond the range is wide. Downtown condos can move quickly in some seasons, while larger single-family homes on big lots may have different timelines. Always compare recent medians by property type when you get close to making offers.
Bothell housing mix and feel
Bothell offers a balanced mix of 1970s to 1990s single-family subdivisions, newer townhome communities, and growing mixed-use buildings near Downtown Bothell and the riverfront. Many buyers find Bothell delivers more house or yard for the same budget compared with Redmond, especially outside the highest-median pockets like Westhill and Waynita.
Canyon Park and North Creek lean more suburban and employment-focused, with office parks and easy access to park-and-ride options. Downtown Bothell’s ongoing redevelopment adds restaurants, services, and walkable streets near the Park at Bothell Landing, which appeals if you want small-town charm plus modern conveniences.
Commute and transit
For many Eastside buyers, commute reliability and options can be a decision-maker. The averages below are helpful starting points, but you should still test your exact route during your target hours.
Redmond commute options
Average travel-to-work times tend to be shorter in Redmond, in part because many tech jobs cluster close to housing. The Link light rail Eastside segment now serves Redmond Technology in Overlake and extends to Downtown Redmond, with phased openings beginning in 2024 and additional stations coming online in 2025. You can track expansion details through Sound Transit’s system expansion pages. Local buses and employer shuttles add more choices.
If you drive, SR 520 is the main east-west corridor to Seattle. Expect congestion patterns to vary by time of day. Proximity to Microsoft or a nearby transit node can significantly change your daily routine.
Bothell commute options
Bothell does not have Link light rail service. Most commuters rely on I-405 for north-south travel and SR 522 for east-west trips. Regional and express buses, along with multiple park-and-ride lots, make bus-to-Bellevue or bus-to-Seattle commutes workable for many residents. Canyon Park Park-and-Ride is a major hub; see WSDOT’s park-and-ride information to explore options.
Bothell’s average commute time is typically longer than Redmond’s. If you plan to work in Bellevue, Downtown Seattle, or the University District, it is smart to time your exact route in both directions.
Schools and higher education
School assignment varies by address. Redmond is primarily served by the Lake Washington School District. LWSD operates several comprehensive high schools and also offers choice programs, including a well-known STEM magnet. You can review district high schools and programs on the LWSD high schools page.
Bothell is primarily served by the Northshore School District. NSD runs neighborhood schools and choice options across the district. For district-wide information and resources, visit the Northshore School District site. Bothell is also home to UW Bothell and Cascadia College on a shared campus near downtown, which supports local amenities, services, and cultural programming.
When you evaluate specific homes, confirm school assignment for the exact address through the district tools and review Washington’s OSPI report card if you want academic metrics.
Parks, trails, and weekend fun
Redmond outdoor highlights
Redmond’s signature outdoor asset is Marymoor Park, a major regional park with fields, trails, a concert venue, and direct access to the Sammamish River Trail. It is a quality-of-life anchor for many residents. Explore its features via the city’s Marymoor Park overview. Redmond Town Center and smaller neighborhood parks round out a very active, park-forward lifestyle.
Bothell outdoor highlights
Bothell centers its riverfront and community life around the Park at Bothell Landing and a network of nearby trails. The city has continued to invest in downtown walkability and small-business growth, which adds to the appeal if you want a quieter, small-city vibe with easy access to green spaces. Get a feel for options on the city’s Parks and Recreation page.
Who is happiest where?
Every buyer is different, but a few patterns can help you focus your search.
- Redmond tends to fit buyers who want transit access, short commutes to large tech employers, and walkable town-center amenities. If your schedule includes frequent campus visits or hybrid days, this convenience can be worth the premium.
- Bothell works well if you want more space for the price, a strong single-family mix, and quicker access to I-405 or SR 522. The presence of UW Bothell and a growing downtown scene adds energy without giving up a suburban feel.
- Remote or hybrid workers can go either way. If you value a vibrant, walkable core and rail access, lean Redmond. If you want a yard, extra square footage, and a quieter street, lean Bothell.
Budget tradeoffs and price context
Recent market snapshots show Redmond’s median sale price near $1.22M with a typical value index around $1.34M. Bothell’s median sale shows about $865k and a typical value near $1.03M. The gap shifts by neighborhood and by property type. For example, a downtown Redmond condo can price very differently than a North Redmond single-family home, and a newer Bothell townhome might be closer to a Redmond condo than you expect.
A quick tip: look at both the recent median sale and a value index when you compare cities. The median sale is what closed recently, which can skew based on what type of homes sold that month. A value index aims to track overall home values, which can smooth out volatility but will not mirror the latest closed-sale mix.
Practical checklist to choose your fit
Use this simple plan to go from research to clarity.
- Test your commute both ways at your actual travel times. Do a morning and evening run. Averages are helpful, but real-world timing matters more than mean travel time.
- Confirm school assignment for any address you consider. District boundaries and choice programs differ by street and can change year to year.
- Compare both numbers: recent median sale and a value index. Label them clearly and expect differences between condos, townhomes, and single-family homes.
- If proximity to a specific employer matters, map the nearest light rail station or park-and-ride and check any employer shuttle or parking policy before you commit.
- If you are open to condo or townhome living, review HOA budgets, pet policies, parking, and any rental caps up front. These are common decision points on the Eastside.
Commute tips to reduce friction
- In Redmond, combine light rail at Overlake or Downtown Redmond with local buses for reliable peak travel. Check expansion updates on Sound Transit’s site.
- In Bothell, explore express bus routes and park-and-ride locations via WSDOT’s park-and-ride page. If you drive, learn the I-405 express lane timing and SR 522 peak patterns.
- If you split work between Seattle and Bellevue, try an early test drive on SR 520 and a late-afternoon return to gauge the true door-to-door time.
Ready to compare homes and neighborhoods with a local guide who knows both markets well? Schedule a consultation with Team NSRG to map your priorities, build a smart tour plan, and move forward with confidence.
FAQs
What are current home prices in Redmond vs Bothell?
- Recent snapshots show Redmond’s median sale near $1.22M and a typical value around $1.34M, while Bothell’s median sale is near $865k with a typical value around $1.03M; always compare by property type and neighborhood.
How do Redmond and Bothell commute times compare?
- ACS estimates show Redmond’s mean travel-to-work around 22 minutes versus about 29 minutes in Bothell, with real times depending on your exact route and hours.
Which school districts serve Redmond and Bothell addresses?
- Redmond is primarily in Lake Washington School District and Bothell is primarily in Northshore School District; confirm for a specific home via LWSD’s high schools page and the Northshore School District site.
Is there light rail in Redmond or Bothell right now?
- Redmond is served by the Link light rail Eastside segment at Redmond Technology and Downtown Redmond in phased openings from 2024 to 2025; Bothell does not have Link service and relies on highways and regional buses, with updates available on Sound Transit’s expansion pages.
What are the major parks in each city?
- Redmond’s Marymoor Park is a regional hub for fields, trails, and events, and Bothell centers outdoor life around the Park at Bothell Landing and nearby trails; see Marymoor Park details and Bothell Parks and Recreation.
