Not sure if Mill Creek is the right fit, or if Bothell or Lynnwood would suit you better? With price, commute, and day-to-day lifestyle all in play, the choice can feel complex. In this guide, you’ll see a clear, local comparison of home types, budgets, transit access, schools, and which buyer profiles tend to prefer each area. Let’s dive in.
Quick snapshot: prices and pace
- Median sale price, Jan 2026 (MLS-derived snapshots): Mill Creek ~$949k, Bothell ~$865k, Lynnwood ~$815k. These city medians move month to month, so use them as a recent snapshot.
- Owner-occupied home value (ACS 2020–2024): Mill Creek ~$903,800, Bothell ~$925,100, Lynnwood ~$686,900. This Census measure reflects owner-reported values and gives a long-term lens that differs from current sale medians. You can review the methodology in Census QuickFacts.
- Owner-occupancy and commute context (ACS 2020–2024): Mill Creek ~59% owner-occupied with a mean travel time of 33.0 minutes; Bothell ~65.5% and 29.1 minutes; Lynnwood ~51.1% and 29.9 minutes. These are citywide averages and helpful for big-picture planning.
How the neighborhoods feel
Mill Creek: planned, park-forward suburban living
Mill Creek is a master-planned suburban city with a pedestrian-focused Town Center, neighborhood parks, and trail networks. Many subdivisions were designed around the original golf and country club setting, and active HOAs are common. Typical listings include single-family homes in the 2,000 to 3,000 plus square foot range, with townhome and condo pockets mixed in. Explore the Town Center and community overview on the City of Mill Creek site.
Bothell: mixed-use, riverfront charm and Eastside access
Bothell blends established single-family neighborhoods with a walkable historic downtown on the riverfront, plus a university presence at UW Bothell and Cascadia College. You will find a mix of lot sizes and more infill near downtown and the campus, which gives you options at different price points. Canyon Park and the SR 522 and I-405 corridors also support practical commutes to Bellevue and Redmond. Learn more on the city’s Our Community page.
Lynnwood: retail hub now anchored by light rail
Lynnwood has long been a regional retail center around Alderwood. Today, the area around Lynnwood City Center is adding new apartments and mixed-use projects near the light rail station. Outside the core, many neighborhoods retain a classic suburban feel with a higher share of multifamily housing than Mill Creek. Buyers who prioritize transit and walkable retail often place Lynnwood at the top of the list.
Commute and transit: what changes your day
- Lynnwood: The Lynnwood Link extension launched August 30, 2024. Typical rides from Lynnwood City Center to Westlake in downtown Seattle take about 28 minutes. This is a major shift for buyers who want rail access without driving. Read more about the opening and travel times in this Lynnwood Link report.
- Bothell: There is no Link station in Bothell, but express buses and quick access to SR 522 and I-405 make Eastside commutes very manageable. If you work in Bellevue or Redmond, this location often reduces drive time compared to deeper Snohomish suburbs. See a practical overview of routes and options in this Bothell getting-around guide.
- Mill Creek: Community Transit provides local routes and Swift BRT service that feed Lynnwood and other hubs. Most residents plan a mix of bus, park-and-ride, or car commuting, especially for Eastside roles. Check current connections on Community Transit’s Mill Creek page.
Schools and boundaries to verify
School district boundaries can shift, and many neighborhoods have unique feeder patterns. Always verify a specific address with the district’s lookup tool.
- Mill Creek is served by Everett Public Schools. Review programs and boundary tools on the Everett School District page.
- Bothell is served by Northshore School District. Confirm attendance areas via Northshore’s boundary page.
- Lynnwood is part of Edmonds School District. Use the district’s resources to confirm an address on the Edmonds School District site.
Who each area tends to fit
- Profile A: You want a quiet street, yard space, and easy access to neighborhood parks. Mill Creek often rises to the top for its planned neighborhoods, trail access, and Town Center. Some Bothell neighborhoods, such as those near North Creek and parts of Canyon Park, offer a similar feel with a bit more Eastside access.
- Profile B: You commute to Bellevue or Redmond and want to trim your drive. Bothell is a pragmatic choice thanks to SR 522, I-405, and express bus options. You will find a range of single-family homes and townhomes near job corridors.
- Profile C: You value transit access and walkable retail more than a large private yard. Lynnwood City Center and Alderwood-area neighborhoods deliver light rail, regional buses, and evolving mixed-use blocks that make car-free or car-light living simpler.
What your budget tends to buy
- Around Mill Creek’s Jan 2026 median (~$949k): Many buyers focus on 3 to 4 bedroom single-family homes with neighborhood parks and HOAs. Townhomes and condos provide entry points near the Town Center.
- Around Bothell’s Jan 2026 median (~$865k): You will see a mix of older and newer single-family homes, plus townhomes near downtown and the university. Trade lot size for commute convenience as you get closer to SR 522 and I-405.
- Around Lynnwood’s Jan 2026 median (~$815k): Townhomes and condos near the station area provide strong transit access. Established single-family pockets offer yard space with quick access to retail.
For a longer-term lens, ACS owner-occupied home values suggest higher average owner value in Bothell and Mill Creek than in Lynnwood. See the methodology in Census QuickFacts.
How to choose your best fit
Use this quick checklist to move from short list to decision:
- Map your daily commute and test it at peak times. Include school drop-offs and errands.
- List top 5 must-haves: yard size, bedroom count, HOA or not, trail access, walkability.
- Verify school boundaries for any address you consider, then confirm programs that matter to you.
- Tour at different times: weekday rush, weekend retail peaks, and after dark for noise and traffic.
- Check transit plans: can you reach Link by bus or park-and-ride easily from your block?
- Review HOA documents early if applicable. Note rules, dues, and upcoming projects.
- Think resale: proximity to transit, parks, and retail often broadens your future buyer pool.
When you are ready to compare homes side by side, we will help you balance budget, commute, and lifestyle with current on-the-ground data. For a tailored neighborhood short list and a private touring plan, connect with Hawkins & O'Bryant.
FAQs
What are current median home prices in Mill Creek, Bothell, and Lynnwood?
- As of Jan 2026, recent MLS-derived snapshots show Mill Creek around $949k, Bothell around $865k, and Lynnwood around $815k. Medians shift monthly with inventory and seasonality.
How long is the light rail ride from Lynnwood to downtown Seattle?
- Typical rides from Lynnwood City Center to Westlake are about 28 minutes, based on official materials at the Aug 30, 2024 opening of Lynnwood Link.
Which school districts serve Mill Creek, Bothell, and Lynnwood, and how do I confirm my address?
- Mill Creek is in Everett Public Schools; Bothell is in Northshore; Lynnwood is in Edmonds. Use each district’s lookup tools to confirm the correct school for a specific address.
If I work in Bellevue or Redmond, which city usually reduces my drive?
- Bothell often wins for Eastside commutes because of SR 522 and I-405 access plus express bus options. Many buyers trade a bit of lot size for time savings.
Are most Mill Creek neighborhoods part of an HOA?
- Many are. Always review the listing packet and HOA documents for dues, rules, and upcoming projects before you write an offer.
Do I need a car in Mill Creek or Bothell?
- Many residents drive for daily needs. Community Transit and Swift BRT connect to Lynnwood Link and regional hubs, which helps if you want to commute by transit or run some trips without a car.
