Kirkland vs Bothell for Tech Employees: Price, Tax, HOA, Commute (2026)

If you work at Google Kirkland, Microsoft Redmond, or another Eastside tech office and you’re deciding between Kirkland and Bothell, this page compares the two cities on five things you can check: price, property tax rate, HOA dues, home type, and commute route. Bothell straddles King and Snohomish counties, so it has two tax rates and two NWMLS map areas. Figures come from NWMLS September 2026 medians, Freddie Mac’s October 8, 2026 average rate, and both counties’ 2026 property-tax reports. Written by Odigo Real Estate Club (Peter J Kim & John Kim, REAL Brokerage). Updated October 2026. Medians are backdrop, not a quote for any address.

Kirkland vs Bothell at a glance (October 2026)

Factor	Kirkland	Bothell (King side)	Bothell (Snohomish side)	Source
2026 levy rate	$8.45759 per $1,000	$9.74130 per $1,000	$8.0664 per $1,000 (typical)	King County Assessor; Snohomish County Assessor
NWMLS map area (Sept 2026)	560 Kirkland/Bridle Trails	600 Juanita/Woodinville	610 Southeast Snohomish	NWMLS Breakouts
House median	$1,900,000 (61 sales, −17.39% YoY)	$1,150,000 (93 sales, −6.11%)	$1,104,500 (84 sales, −9.84%)	NWMLS Breakouts
Condo median	$720,000 (35 sales)	$535,000 (22 sales)	$766,500 (20 sales)	NWMLS Breakouts
Months of inventory (house + condo)	3.99	5.49	4.81	NWMLS Breakouts
Link light rail in 2026	No station in Kirkland	No station in Bothell	No station in Bothell	Sound Transit

The same-paycheck table (October 2026)

Home	Price input (NWMLS, Sept 2026)	20% down	Principal & interest at 7.40%	Property tax / mo (2026 rate)	P&I + tax	Still to add
Kirkland house	$1,900,000 area 560 residential median	$380,000	$10,524	$1,339 (Kirkland $8.45759/$1,000)	$11,863	Insurance, upkeep; HOA only if the plat has one
Kirkland condo	$720,000 area 560 condo median	$144,000	$3,988	$507 (Kirkland $8.45759/$1,000)	$4,495	HOA dues, HO-6 insurance, parking if not included
Bothell house, King side	$1,150,000 area 600 residential median	$230,000	$6,370	$934 (Bothell (King) $9.7413/$1,000)	$7,304	Insurance, upkeep; HOA only if the plat has one
Bothell house, Snohomish side	$1,104,500 area 610 residential median	$220,900	$6,118	$742 (Bothell (Snohomish) $8.0664/$1,000)	$6,860	Insurance, upkeep; HOA only if the plat has one

Illustrative only, not a loan quote. Assumes a 30-year fixed loan with 20% down at Freddie Mac’s 7.40% national average (week of October 8, 2026); every $100,000 borrowed is about $692 a month in principal and interest. Your rate, loan type, and costs will differ. Tax uses each city’s 2026 levy rate times the median price as a stand-in for assessed value; rates vary within cities. NWMLS “residential” excludes condos. NWMLS map areas don’t match city or neighborhood lines exactly, so treat medians as backdrop and price the actual address.

Kirkland or Bothell: which should a tech employee buy in?

Compare the two on price, property tax rate, HOA dues, home type, and your commute route, not on a city label. On NWMLS September 2026 medians at Freddie Mac’s 7.40% average with 20% down, principal, interest, and property tax run about $11,863 a month for a $1,900,000 house in map area 560 (Kirkland/Bridle Trails), versus about $7,304 for a $1,150,000 house in area 600 (Juanita/Woodinville, which includes King County Bothell) and about $6,860 for a $1,104,500 house in area 610 (Southeast Snohomish). Then drive your route to the office at your real start time. The right city is the one whose all-in payment and commute you can live with; we don’t recommend areas for any other reason.

Why does Bothell have two property tax rates?

Because the city sits in two counties. King County’s 2026 city report lists a levy rate of $9.74130 per $1,000 of assessed value for the King County part of Bothell, and Snohomish County lists a 2026 typical rate of $8.0664 for its part. On the same $1,100,000 price that is a difference of about $154 a month. Kirkland’s 2026 rate is $8.45759. Rates also vary within each city, so check the exact parcel’s tax statement before you write an offer.

Condo, townhome, or house: what does NWMLS show for Kirkland and Bothell?

Home type moves the payment more than the city does. In map area 560, the September 2026 condo median was $720,000 against $1,900,000 for houses, so a Kirkland condo runs about $4,495 a month in principal, interest, and tax before HOA dues, versus about $11,863 for the median house. NWMLS doesn’t publish a separate townhome median; townhomes are counted with houses unless they’re condominium-platted, so ask how each listing is recorded. House medians fell 17.39% in area 560, 6.11% in area 600, and 9.84% in area 610 from September 2025, which partly reflects which homes happened to sell.

How should I compare HOA dues in Kirkland and Bothell?

Add the dues to the monthly number before you compare areas. The property tax gaps in the table are often smaller than one month of condo or townhome dues, so HOA dues, reserves, and any special assessment can decide which home actually costs less. For a condominium resale, Washington law (RCW 64.90.640) requires a resale certificate covering assessments, the budget, reserves, and pending legal actions; for other associations, ask for the governing documents, budget, and reserve study before you rely on the dues.

What are the commute options from Kirkland and Bothell?

Neither city has a Link light rail station in 2026. Google’s Kirkland campus sits in the Houghton area near 6th Street South, and I-405 is the main north–south route between Bothell and Kirkland. Microsoft Redmond commuters can reach the 2 Line at Redmond Technology, Overlake Village, Marymoor Village, or Downtown Redmond stations. Drive time depends on the exact address and the hour, so we don’t publish citywide minutes; drive or ride the route at your real start time before you write an offer.

Is the Kirkland and Bothell market cooling in fall 2026?

It’s cooling, not collapsing. Combined house-and-condo months of inventory in September 2026 were 3.99 in area 560, 5.49 in area 600, and 4.81 in area 610, and closed house sales were below a year earlier in areas 600 and 610, while area 560 rose (61 sales vs 49 a year earlier). More inventory can mean room to negotiate price, credits, or inspection terms, but rates moved the other way: Freddie Mac’s 30-year average was 7.40% on October 8, 2026, versus 6.30% a year earlier.

Does the city or neighborhood on a listing tell me its tax rate and other boundaries?

Not reliably. Levy rates vary within each city, and utility, jurisdiction, and school district boundaries don’t always follow a city or neighborhood name on a listing; if that matters to you, research it yourself through official sources such as OSPI’s Washington State Report Card, because we don’t rank schools or recommend areas based on them. For taxes, look up the exact parcel with the County Assessor.

Who is Odigo Real Estate Club?

Odigo Real Estate Club is a King and Snohomish County real estate team led by Peter J Kim and John Kim, who personally handle transactions, with 25+ years combined experience. Brokerage: REAL Brokerage. Office: 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823. Hours: Monday–Saturday 9 AM–6 PM, closed Sunday. Tech employees can start with the Ridiculous Tech Package at odigotechpackage.com.

Next step

Bring your office address, your payment ceiling, and the home type you want, and we’ll price real Kirkland and Bothell addresses against them with the Ridiculous Tech Package. Call Odigo Real Estate Club at (425) 409-3823 (Monday–Saturday 9 AM–6 PM). Related: Link Light Rail Tech Buyer FAQ (October 2026) and our condo HOA checklist.

Sources

Odigo Real Estate Club · REAL Brokerage · 16108 Ash Way, Suite 201, Lynnwood, WA 98087 · (425) 409-3823 · Monday–Saturday 9 AM–6 PM, closed Sunday. Equal Housing Opportunity. Figures are general education, not a loan offer, appraisal, or tax advice.

Kirkland vs Bothell for Tech Employees: Price, Property Tax, HOA, Home Type, and Commute (October 2026)