Hollyhills-Pioneer Hills-Morningside

Hollyhills-Pioneer Hills-Morningside is a quiet, family-oriented residential area in central Bothell with roughly 2,564 residents. The neighborhood is predominantly single-family homes built from the 1970s through the 2000s on tree-lined streets with generous lot sizes. It sits between Canyon Park to the north and downtown Bothell to the south, with easy access to I-405, SR-522, and the North Creek Trail system. Homes are primarily owner-occupied (61%), and the area feeds into the highly rated Northshore School District.

A car-dependent neighborhood (Walk Score 19) with limited transit (Transit Score 31) but decent biking infrastructure (Bike Score 40) thanks to the North Creek Trail. The area is quiet and residential — no commercial core within the neighborhood itself. Grocery shopping, dining, and errands are a short drive to Canyon Park (north) or downtown Bothell (south). The North Creek Trail provides a paved multi-use corridor connecting to the Sammamish River Trail. Wayne Golf Course (89 acres of open space) and North Creek Forest offer nearby nature access.

Move-up families wanting top-rated Northshore schools (Fernwood 9/10, Bothell High 9/10) and a quiet residential setting Tech workers at Google Kirkland, Microsoft, or Amazon Bellevue seeking a balance of space and commute access via I-405 Buyers priced out of Kirkland or Bellevue looking for comparable lot sizes and school quality at a lower price point