Trying to choose between a townhome and a single-family home in Bothell’s 98021 can feel like comparing apples to oranges. You want the right space, the right monthly costs, and a location that fits your daily routine. In this guide, you’ll get a clear, local look at how these two options stack up in Bothell, what to expect by price band, and a checklist to compare specific listings with confidence. Let’s dive in.
Bothell 98021 market at a glance
Bothell spans both Snohomish and King counties, but ZIP 98021 sits inside Snohomish County. If you are checking taxes or services, make sure you confirm county by address. For quick context, see the ZIP map and profile for 98021 on City-Data.
Recent citywide medians vary by source. Some reports placed Bothell’s median sale price in the mid to upper 800s in early 2026, while other indexes showed typical values near the low 1 millions. Different vendors use different datasets and boundaries, so do not rely on a single headline number. At the ZIP level, 98021 has trended higher at times. For example, Prop-Metrics reported a 98021 median around 1.12 million as of late 2025. You can review Prop-Metrics’ 98021 snapshot for ZIP-specific context.
The practical takeaway is simple. Neighborhood and property type matter a lot. In many months, 98021 townhomes trade below larger detached homes, but well-located newer townhomes can overlap with older single-family homes in the same price band.
Townhome vs single-family: the day-to-day
Maintenance and monthly costs
Townhomes usually come with a homeowners association. HOA dues often cover exterior and common-area upkeep, and sometimes roof or roofline maintenance, though every community is different. In Bothell, HOA dues commonly range from about 150 to 500 dollars per month, with outliers lower or higher depending on amenities and what utilities are included. See local examples summarized in this Bothell HOA fee overview.
Single-family owners usually pay all exterior and yard costs themselves. That means setting aside funds for larger items over time. For example, a Seattle-area roof replacement can run from several thousand into the mid five figures depending on size and material. Check regional ranges from Angi’s Seattle cost guide to plan your long-term budget.
Washington law outlines disclosure and reserve expectations for associations. When you review a resale packet, verify what the HOA actually covers, what the reserves look like, and whether there are any planned special assessments. You can read the relevant state framework in RCW 64.38 on homeowners associations.
Privacy and outdoor space
Most townhomes share side walls and have smaller private yards or patios. Single-family homes are detached and more likely to offer larger yards and more separation. If you are weighing noise, yard uses, or pets, this is a key difference. For a quick primer on ownership forms and how they affect daily life, see this overview of condos vs townhouses vs single-family.
If you want future flexibility, single-family lots in Bothell often allow accessory dwelling units with conditions. Always confirm lot status and local rules, and remember that townhome or condo CC&Rs can limit ADUs even if the city allows them. Review Bothell’s ADU standards in the city code and confirm any HOA restrictions before you buy.
HOA governance and new Washington rules
When you buy into a townhome or condo community, you also buy into its rules and budget. Read the CC&Rs, bylaws, budget, reserve study, recent meeting minutes, insurance certificates, and any notices about special assessments or litigation. Washington’s updated common-interest law, known as WUCIOA, is phasing in new standards between 2026 and 2028 that affect meetings, reserves, and owner rights. Get familiar with the changes at WUCIOA.info so you know what to expect from an HOA-governed property.
Insurance: who insures what
Ownership type drives your insurance. If the townhome is part of a condominium association, the HOA’s master policy often insures the building shell and common areas. You would typically carry an HO-6 policy for interiors, personal property, and loss assessment. If the townhome is fee-simple or you buy a detached single-family home, you will likely need an HO-3 policy that covers the dwelling and contents. Ask for the HOA’s insurance declarations and speak with your insurer about deductibles and gaps. For a clear comparison, see Allstate’s guide to HO-6 vs HO-3.
Parking, storage, and street rules
Many newer Bothell townhomes include private garages and assigned spaces, while older or denser communities might rely on guest parking or on-street rules that the HOA enforces. Single-family homes usually offer driveways, garages, and municipal street parking. Review listing details and community rules closely. For a sense of how a townhome garage can be configured locally, this Bothell townhome example page shows private garage parking as a feature.
What you can get by price band in Bothell
Local NWMLS snapshots show that Bothell behaves as a set of price bands, with different dynamics in each range. Here is how choices often line up.
- Under 599,000 dollars. Selection is limited. You may find smaller condos or townhomes, but a direct townhome versus detached comparison is not common here.
- 600,000 to 749,000 dollars. Active for well-priced homes. Expect smaller or older townhomes, some condos, and the occasional very small detached home in outlying pockets. You will trade off on size, finish level, or commute.
- 750,000 to 949,000 dollars. One of the most active resale ranges. You can comparison shop townhomes against single-family homes in this band. Townhomes often deliver newer layouts and lower maintenance. Older detached homes might offer bigger yards and more privacy.
- 950,000 to 1.15 million dollars and higher. You will see larger detached homes, premium townhome communities in walkable areas, and newer construction. In these ranges, buyers weigh condition, lot size, and specific location details, including school boundaries and commute routes.
Across these bands, many months have shown a Bothell townhome median near the low 800s, with wide variation by neighborhood and age. Always compare recent solds within the same community or a tight radius.
Neighborhood and lifestyle tradeoffs in Bothell
- Canyon Park and North Creek corridor. You will find more new construction and a high concentration of townhome communities, with quick access to I-405. This area tends to fit buyers who want low maintenance and shorter Eastside commutes.
- Downtown Bothell and Bothell Landing. Walkable access to restaurants, the river trail, and UW Bothell. Expect more condos and townhomes with smaller yards and a lifestyle that puts daily amenities close by.
- North Creek and established single-family pockets. You will see larger lots, mature landscaping, and more privacy. This is where buyers often focus if yard size and ADU potential are top goals.
Commute note. Bothell sits between Seattle, Bellevue, and Everett, with I-405 and SR-522 as primary routes. Off-peak trips to Eastside campuses can be under 30 minutes from many areas, but peak congestion varies by subarea. If commute time is a top driver, map the routes from specific listings before you decide on home type.
A simple framework to compare two listings
When you narrow your search to a townhome and a single-family home, use this checklist to make an apples-to-apples call.
Confirm property legal form
Is it a condominium unit, a fee-simple townhouse, or a detached single-family home? Legal form affects title, what you can remodel, and insurance needs. Ask for the declaration, plat map, and resale certificate. For definitions, see this ownership overview.
Obtain and read the HOA packet
If there is an HOA, request CC&Rs, bylaws, budget, reserve study, meeting minutes, insurance certificates, and any notices of litigation or special assessments. Washington statutes outline association disclosures and reserve expectations. Review RCW 64.38 and the WUCIOA changes noted below.
Confirm monthly carrying costs
List everything: mortgage payment, HOA dues, property taxes by county, homeowners or condo insurance, utilities, and a maintenance reserve. For detached homes, many planners set aside 1 to 2 percent of home value per year to smooth out big-ticket items. For townhomes, factor in HOA dues and check if water, sewer, trash, or internet are included. Use local HOA ranges as a guide, like the 150 to 500 dollars per month noted in this Bothell summary, and plan long-term items like roofing with regional ranges from Angi’s Seattle roof guide.
Insurance check
Ask for the HOA master policy and confirm whether it is bare-walls or all-in. Then confirm with your insurer whether you need an HO-6 or HO-3 and set loss assessment coverage as needed. Start with this plain-English comparison.
Physical inspection focus areas
For single-family homes, give extra attention to the roof, siding, driveway, drainage, and landscaping. For townhomes and condos, review shared elements like roof runs, gutters, parking structures, decks, and building envelope details. Confirm what the most recent reserve study says about timing and cost of common-area repairs. Use cost guides like the Seattle roof ranges to set expectations.
Taxes and school boundaries
Confirm county parcel data for taxes, and if schools are part of your search, verify district boundaries directly. The City of Bothell maintains a page of helpful links with county parcel viewers and district resources so you can confirm by address.
Future flexibility
If you plan to add an ADU or explore rental options, confirm city allowances, lot status, and any HOA limits. Review Bothell’s ADU standards in the city code, and remember WUCIOA and RCW rules shape what associations can restrict.
Washington’s WUCIOA update in brief
Washington’s common-interest community law is updating how many HOAs operate. Provisions that affect meeting rules, resale disclosures, reserve studies, and owner rights began applying to more communities in 2026. Additional transitions are scheduled through 2028 for some older regimes. If you are considering a townhome or condo, build a little extra time into your review period to read the documents and ask questions. For an overview, visit WUCIOA.info.
Putting it together: which fits you best?
Choose a townhome if you want a low-maintenance lifestyle, are comfortable with an HOA, and prefer a newer layout at a given price point. Choose a single-family home if you want more privacy and yard space, and you are ready to manage exterior upkeep and long-term repairs on your own timeline.
In Bothell’s 98021, both options can work well. Your decision often comes down to three questions: How much time do you want to spend on maintenance, how much control do you want over your property, and what do you value most about the neighborhood you will live in each day?
Ready to compare homes side by side or talk through price bands in your target area? Reach out to Kelli Leese for local guidance, calm advice, and a plan that fits your lifestyle.
FAQs
What should I verify before buying a townhome in Bothell?
- Request the full HOA resale packet, read the CC&Rs, bylaws, budget, reserve study, insurance certificates, and meeting minutes. Confirm what dues cover and check for any special assessments. Washington’s HOA framework is outlined in RCW 64.38.
How do HOA dues in Bothell typically compare to single-family upkeep?
- Many Bothell townhome HOAs run 150 to 500 dollars per month, sometimes more if amenities or utilities are included. Detached homes skip HOA dues, but you should budget for yard care and big-ticket items like roofing. See local fee ranges summarized here and Seattle roof costs from Angi.
How do I know if a townhome is a condo or fee-simple in 98021?
- Check the legal description in the listing and request the plat or condominium map. Ownership form affects what the HOA insures and which policy you need. For definitions of condo vs townhouse vs single-family, review this guide.
Can I build an ADU on a single-family lot in Bothell?
- Often yes, within city rules. Confirm ADU size, parking, and other standards in Bothell’s code and verify any HOA limits if the property is in an association. Start with the city’s ADU standards.
What insurance do I need for a Bothell townhome or condo?
- If the home is part of a condominium, the HOA’s master policy covers common elements, and you likely need an HO-6 for interiors and loss assessment. For fee-simple townhomes or detached homes, an HO-3 is more common. See Allstate’s breakdown and confirm details with your insurer.
How are school boundaries and taxes verified for 98021 addresses?
- Use county parcel viewers to confirm taxes by address and check the school district site for boundaries. The City of Bothell’s helpful links page lists county and district resources so you can verify the exact address quickly.
