Six Pines: A New Custom Home Community Just Launched in Bothell, WA

What Is Six Pines, the New Custom Home Community in Bothell, WA?

Six Pines is a new custom home community in Bothell, WA: six gated luxury homesites from MSR Communities, priced from $2,749,950, where buyers choose their own floor plan and finishes instead of a spec home.

I just got word about MSR Communities’ latest new build this week, and it’s worth a closer look if you’re shopping the upper end of the Bothell market or you’ve been waiting for a true custom-build opportunity close to Seattle. Here’s what I found when I dug into the details.

Note that it is very common to have smaller plots of land (in-fill) from an assemblage of just a few lots in closer-in areas like Bothell. The majority of new home developments in the greater Seattle area are not acres and acres of new home sites that are being built in cow pastures. Many builds include fewer homes in a smaller plot of land.

This can work well, giving home owners instant community with minimal outdoor maintenance required. But be warned, they sell out fast, so jump on this one quick, or contact me to get on my email list for more new construction update opportunities in the future.

Feature	Details
Homesites	6 total, roughly 16,000 to 24,000+ sq ft each
Home size	4,500+ square feet
Bedrooms / Baths	5 bedrooms, 5.5 baths
Garage	3- or 4-car, EV-charging pre-wired
Starting price	$2,749,950
Floor plans	Thalia and Azolla (customizable)

Where Is Six Pines Located in Bothell?

Six Pines sits at 23426 35th Ave SE in Bothell, WA 98021, on a private, dead-end road surrounded by a natural growth area. The six homesites range from roughly 16,000 to over 24,000 square feet, so you’re getting real separation from your neighbors rather than a typical new-construction lot line.

The location puts you a short drive from Canyon Park, downtown Bothell’s restaurants and shops, and the Sammamish River Trail for walking or biking. It’s also close to Woodinville wine country, so weekend tasting-room trips are practically in your backyard. Commuting to Seattle or the Eastside is straightforward from here, with easy access to I-405 and SR-522.

If you want the fuller picture on daily life here, I put together a guide on what it’s actually like living in Bothell that’s worth a read before you commit to the area.

What Makes These New Custom Homes in Bothell Different From a Typical New Build?

Most new construction in our area comes as a spec home: the builder picks the plan, the finishes, and the lot, and you either like it or you don’t. Six Pines works differently. MSR Communities is offering two base floor plans, Thalia and Azolla, both over 4,500 square feet with 5 beds and 5.5 baths, but the point of the community is that you shape the details around how you actually live.

That includes a full prep kitchen for serious hosting, a dedicated media room, a main-floor guest suite, and flexible space you can turn into a home office, gym, or multi-generational suite. Outdoor living gets real attention too, with a 13’x17′ covered deck and a 12’x22′ covered patio sized for a future pool. Every home is built to what MSR calls the “MSR Standard”: professional-grade stainless appliances, 3cm quartz counters throughout, a waterfall quartz island, soft-close cabinetry, and a floor-to-ceiling tile fireplace surround. On the practical side, you also get a 3- or 4-car garage pre-wired for EV charging, a smart thermostat, a Wi-Fi doorbell camera, and a tankless water heater.

Have questions about what a custom build like this looks like for your budget and timeline? Text HOME to 206-245-8813 and I’ll reach out to help.

Is Building at Six Pines the Right Move for You?

Custom construction isn’t the right fit for everyone, and it’s worth thinking through honestly before you fall for the renderings. A build like this typically takes longer than buying an existing home or even a spec new-construction home, since you’re making real decisions on layout and finishes rather than signing off on a model. You’ll want financing lined up that accounts for a construction timeline, and you’ll want someone reviewing the purchase and construction agreement who isn’t working for the builder.

That last point matters more than most buyers realize. The listing agents on a new-construction community represent the builder’s interests, not yours, even when they’re friendly and helpful. If you walk into a builder’s sales office without your own agent, you’re negotiating alone. Bringing a buyer’s agent costs you nothing extra in most cases since the builder typically covers that commission, so there’s little reason to skip it. I’ve walked plenty of buyers through the home buying process in Bothell, from first-time purchases to exactly this kind of custom-build negotiation, and having someone in your corner changes how those conversations go.

How New Custom Homes in Bothell Fit Into the Broader 2026 Market

According to a January 2026 NAR interview with Robert Dietz, chief economist at the National Association of Home Builders, the price gap between new and resale homes has narrowed to some of the tightest levels in decades, and builders nationally are leaning on incentives like rate buydowns and closing cost help to move inventory. Nationally, new single-family construction is only forecast to grow about 1% in 2026.

Six Pines doesn’t quite fit that national picture since it’s a small, ultra-custom community at a price point most builders aren’t playing in, but the broader trend still matters for you as a buyer: builders are more willing to negotiate right now than they’ve been in years, even at the higher end. It’s worth asking directly what MSR is offering in the way of incentives or design credits before you sign anything. And once your home is built, keep in mind your property taxes will be reassessed based on the completed structure, not the current land value. You can look up how the King County Assessor handles new-construction assessments before you budget your ongoing costs.

Frequently Asked Questions

How much do homes cost at Six Pines in Bothell, WA?

Pricing at Six Pines starts at $2,749,950 for a base 4,500+ square foot home. That base price doesn’t include upgrades, options, or premium lot selections, so your final number will likely run higher depending on the finishes and lot you choose.

How many homesites are available at Six Pines?

Only six. The homesites range from about 16,000 to over 24,000 square feet, which is unusually large for new construction this close to Seattle. Because there are so few, availability tends to move fast once a community like this is announced.

Can I customize my floor plan at Six Pines?

Yes. MSR Communities offers two base plans, Thalia and Azolla, and works with buyers to personalize interior selections and finish packages rather than locking you into a single spec design.

Do I need my own real estate agent to buy new custom homes in Bothell?

Yes, and it typically doesn’t cost you anything extra. The agents at a builder’s sales office represent the builder, not you. Bringing your own buyer’s agent gives you someone reviewing the contract, the construction timeline, and the pricing on your behalf.

How long does it take to build a custom home at Six Pines?

MSR Communities hasn’t published a specific timeline for Six Pines, but custom builds of this size typically take longer than move-in-ready new construction, often a year or more from contract to closing depending on the plan and selections. It’s a good question to ask directly during your first consultation.

Ready to talk through whether Six Pines or another new-construction option in Bothell is the right move for you? Text HOME to 206-245-8813 and I’ll reach out to set up a conversation — no pressure, just a straightforward look at your options.

Or visit the New Construction Homes in Seattle page to learn what to watch for before you buy.

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