North Rose Hill — A Kirkland Neighborhood Guide
By Matthew Konsmo | Coldwell Banker Danforth Updated May 2026
Living in North Rose Hill, Kirkland
North Rose Hill is one of Kirkland’s most strategically positioned residential neighborhoods — an established residential area on the eastern side of Kirkland, north of NE 85th Street (the dividing line with South Rose Hill), with established mid-century and contemporary single-family homes, top-tier Lake Washington School District schools, and unusually strong access to the Eastside’s two largest tech employers. North Rose Hill combines suburban residential character with proximity to The Village at Totem Lake, downtown Kirkland, and the I-405 commuter corridor.
The neighborhood sits east of downtown Kirkland and Norkirk, north of South Rose Hill, west of Microsoft’s Redmond campus, and south of Totem Lake. Downtown Kirkland is approximately 5-10 minutes by car. Microsoft’s main Redmond campus is roughly 10-15 minutes east via NE 85th Street or NE 116th Way. Google’s Kirkland campus is approximately 10 minutes via 6th Street. Downtown Bellevue is 10-15 minutes south via I-405. Downtown Seattle is roughly 25-30 minutes off-peak via I-405 and SR-520. The Village at Totem Lake — Kirkland’s major mixed-use redevelopment with substantial retail, dining, and the upgraded mall reconception — is at the neighborhood’s northern edge.
North Rose Hill was largely built out between the 1960s and 1990s as Kirkland’s eastward residential expansion accelerated, with continued infill and teardown-rebuild activity over the past decade producing substantial new-construction inventory throughout the neighborhood. The character is distinctly residential — quieter than downtown-adjacent neighborhoods like Norkirk or East of Market, with more accessible price points than waterfront West of Market or Houghton.
North Rose Hill Real Estate Overview
North Rose Hill has a layered housing-stock mix spanning roughly six decades of construction, with continued new-construction activity reshaping the inventory:
- 1960s-1970s ranchers and split-levels — single-level and split-level homes on quarter-acre to third-acre lots, common throughout the residential interior
- 1980s-1990s tract homes — two-story floor plans with attached garages, often on slightly larger lots
- 1990s-2000s craftsman-style construction — increased detailing and floor-plan complexity
- Renovated craftsman and modernized mid-century homes — substantial inventory of established homes with significant updates
- Modern Northwest Contemporary new construction — extensive teardown-rebuild and infill development, particularly on streets with view potential or larger lots
- Modern farmhouses and contemporary new builds — increasingly common style across recent rebuilds
- Townhomes and condos — concentrated near the major arterials and along the southern edge near NE 85th Street
- ADU and DADU configurations — increasingly common with new construction, including detached units with separate entrances and daylight basements with ADU potential
The neighborhood’s redevelopment dynamic produces a continuously refreshing housing stock. In a typical year, dozens of North Rose Hill properties trade as teardown candidates or come back to market as completed new construction.
North Rose Hill Home Prices
North Rose Hill’s price range is wide because of the housing-stock variety. Recent activity has spanned from condos and townhomes in the high-$400K to mid-$700K range, attached townhomes typically from the high-$700K range up, original-condition single-family homes generally starting around $1M, well-located non-view homes in the $1.3M-$1.9M range, view-oriented hillside homes in the $1.8M-$2.8M range, and premium new-construction homes regularly listing in the $2M-$3.5M+ range depending on lot, location, view, and finishes.
Recent market data: median sale price approximately $1,525,000 (down 2% year-over-year), with homes typically selling within 34 days on market.
For current Kirkland and North Rose Hill market data, see the Kirkland Real Estate Market Pulse.
Schools in North Rose Hill
North Rose Hill is served by the Lake Washington School District — one of Washington’s most consistently high-performing public school districts. School assignments within North Rose Hill typically include:
- Mark Twain Elementary School — located within North Rose Hill
- Rose Hill Middle School — located within North Rose Hill
- Lake Washington High School — located in South Rose Hill, serving both North and South Rose Hill residents
Lake Washington School District periodically redraws boundaries, so buyers should always verify current school assignment with the district directly using their address-lookup tool at lwsd.org before making decisions based on school assignment.
Private school options nearby include Eastside Preparatory School, Cedar Crest Academy, and Kirkland Children’s School — useful context for buyers evaluating educational options.
The Anchors: Parks, Forbes Lake, The Village at Totem Lake, Major Employer Access
North Rose Hill’s identity is built around several key anchors:
Forbes Lake — A small lake within North Rose Hill providing outlets for fishing, kayaking, and picnicking. The lake is a defining natural amenity that distinguishes North Rose Hill from many Eastside residential neighborhoods that lack water features.
Mark Twain Park — Neighborhood park adjacent to Mark Twain Elementary with playground, basketball court, and walking paths. A defining community gathering point.
North Rose Hill Woodlands Park — Hillside park with walking trails, birdwatching opportunities, and natural-area character. One of Kirkland’s quieter park amenities.
The Village at Totem Lake — At the neighborhood’s northern edge, this major mixed-use redevelopment by CenterCal Properties has transformed the former Totem Lake Mall into a contemporary mixed-use destination with substantial retail (including Whole Foods, Trader Joe’s), dining, fitness, services, and residential units. Walking and quick-drive access from much of North Rose Hill.
Costco — Kirkland’s flagship Costco location is on the southern edge of North Rose Hill, drawing both residents and regional shoppers. Worth noting because of its substantial daily traffic impact.
Major Employer Access — North Rose Hill has unusually strong access to multiple major employers:
- Microsoft Redmond — 10-15 minutes east via NE 85th Street
- Google Kirkland campus — 10 minutes west via 6th Street
- EvergreenHealth Medical Center — 5-10 minutes north (major Kirkland hospital and employer)
- Downtown Bellevue — 10-15 minutes south via I-405
This combination of employer adjacency is genuinely unusual on the Eastside and is one of North Rose Hill’s strongest positional advantages.
Outdoor Recreation in North Rose Hill
Beyond Forbes Lake and the major parks, North Rose Hill has solid outdoor amenity access:
- Forbes Lake — fishing, kayaking, picnicking
- Mark Twain Park — playground, basketball, neighborhood gathering
- North Rose Hill Woodlands Park — hiking trails, birdwatching, natural area
- Cross Kirkland Corridor (Eastrail) — accessible from the western edge of North Rose Hill, providing connections to a 40+ mile regional non-motorized corridor
- Bridle Trails State Park — accessible via NE 85th Street, providing 489 acres of equestrian-oriented trails and natural area (technically in adjacent neighborhoods)
For longer outdoor pursuits, North Rose Hill’s I-405 access puts you within roughly 35-40 minutes of Snoqualmie Pass skiing in winter and 25-30 minutes of North Bend / Rattlesnake Ridge hiking year-round.
Surrounding Neighborhoods
- South Rose Hill to the south — directly south of NE 85th Street; companion guide (South Rose Hill Neighborhood Guide)
- Totem Lake to the north — major mixed-use redevelopment area with EvergreenHealth Medical Center
- Highlands to the west — established residential neighborhood north of Norkirk
- Juanita / South Juanita to the northwest — Lake Washington-adjacent neighborhoods
- Redmond to the east — accessible via NE 85th Street; Microsoft adjacency
- Bridle Trails to the southeast — equestrian community
My North Rose Hill Pro Tips: Local Insights for Living, Buying & Selling
North Rose Hill has more variables than buyers initially realize because of the dual-employer commute story, the substantial new-construction market, the layered construction eras, and the strategic position between downtown Kirkland and Totem Lake. Here’s what I tell clients before they tour homes here.
1. The Microsoft / Google Dual-Commute Advantage Is Real
North Rose Hill’s defining functional advantage is its position between Microsoft (east) and Google (west) — a genuinely unusual location on the Eastside. Most Eastside residential neighborhoods favor one direction or the other:
- Microsoft-oriented neighborhoods (Bridle Trails, Sammamish, Redmond) — typically 5-15 minutes from Microsoft but 20-30+ minutes from Google
- Google-oriented neighborhoods (downtown Kirkland, Houghton, East of Market) — close to Google but 15-25 minutes from Microsoft
- North Rose Hill — roughly equidistant, with 10-15 minutes to either
For households with one partner at Microsoft and the other at Google, or for buyers who anticipate potential job changes between major tech employers, this dual-access position is genuinely valuable and difficult to replicate elsewhere on the Eastside.
Pro move: If dual-employer access matters for your purchase decision, test both commute routes during your typical work hours before buying. Trip times can vary substantially based on which specific North Rose Hill street you’re considering and which campus access point you use.
2. The NE 85th Street Divider — Why North Rose Hill Differs from South Rose Hill
This is the most important Rose Hill tip and the one I find buyers underestimate most often. The City of Kirkland officially divides Rose Hill into North Rose Hill and South Rose Hill at NE 85th Street. These are functionally distinct neighborhoods with different characters:
- North Rose Hill — more established residential, Forbes Lake, Mark Twain Elementary, Mark Twain Park, Costco at southern edge, The Village at Totem Lake at northern edge. Median sale ~$1.5M.
- South Rose Hill — Lake Washington High School, Rose Hill Meadows Park, somewhat closer proximity to downtown Kirkland (~1.5 miles), historic residential character with renovation activity. Median pricing varies but generally similar tier.
Listings often use “Rose Hill” generically when they specifically mean one or the other. The two areas have different schools at the elementary and middle levels (though they share Lake Washington High School), different parks, different commercial access, and slightly different character.
Pro move: When searching Rose Hill, be explicit about which side of NE 85th Street the property is on. Verify the school assignment, the actual driving routes to your priorities (Microsoft, downtown Kirkland, etc.), and the specific sub-area character before committing.
3. The Forbes Lake Asset
Forbes Lake is one of North Rose Hill’s most underappreciated assets. Few Kirkland neighborhoods have a small lake within or directly adjacent — Forbes Lake provides:
- Kayaking and small-boat use — no motorized boats, so the lake remains quiet
- Fishing access — stocked with rainbow trout and other species
- Picnicking and walking paths around the lake perimeter
- Wildlife viewing — herons, ducks, songbirds, and other native species
- Property value impact — homes within walking distance of Forbes Lake typically command premium
Pro move: If outdoor recreation and water access matter to your purchase, prioritize streets within a 5-10 minute walk of Forbes Lake. The access is genuinely a quality-of-life differentiator within North Rose Hill.
4. The Mid-Century to Modern Construction Era Mix
A meaningful share of North Rose Hill original-condition homes were built between 1965 and 1985. That era of Pacific Northwest construction has predictable inspection findings worth budgeting for if you’re buying an unrenovated home:
- Galvanized water supply lines — common before ~1965; corrode internally over time and reduce water pressure. Expect potential repipe ($8K-$15K)
- Cast iron drain lines — durable but eventually fail at joints. Scope the lines during inspection
- Original electrical panels — Federal Pacific (FPE) and Zinsco panels are flagged by most insurance carriers and often need replacement ($2K-$4K)
- Single-pane or early dual-pane windows — replacement is expensive but high-impact for comfort and resale
- Cedar shake or composition roofs at end of life — verify age and condition
- Older oil tanks — some homes were originally oil-heat. Buried tank decommissioning matters for insurance and environmental clearance
- Asbestos in popcorn ceilings, vermiculite insulation, or original floor tile — testing is inexpensive and worth doing before any remodel
Pro move: Get a sewer scope, request permit history from the City of Kirkland’s online portal, and ask the listing agent for any insurance claim history. My residential construction background is genuinely helpful for evaluating older-era homes — happy to walk through inspection findings together.
5. The New Construction Market — Quality Varies
North Rose Hill has substantial new-construction activity from multiple builders. Quality and design varies meaningfully across the inventory:
- Modern Northwest Contemporary — the dominant style
- Modern farmhouses — increasingly common
- Cottage-style new construction — smaller-footprint design-focused homes
- Two-bedroom to two-and-a-quarter-bath modern townhomes — recent inventory from builders like TCL Construction
- Daylight basement homes with ADU potential — substantial inventory designed for multigenerational living or rental income
Pro move: Before committing to any new-construction listing, look at three or four other recent projects by the same builder. Construction quality varies meaningfully even among reputable Kirkland builders. Get specific warranty terms in writing and ask about any known builder defect history. My residential construction background helps significantly for builder evaluation.
6. The Costco Adjacency — Asset and Variable
Kirkland’s flagship Costco sits on the southern edge of North Rose Hill. This affects daily life in real ways:
- Convenience — being a quick drive from Costco is a genuine quality-of-life factor for many buyers
- Traffic patterns — Costco generates substantial daily traffic, particularly on weekends. Homes on streets directly accessing the Costco approach can experience meaningful traffic
- Property values — proximity is generally a net positive, but homes immediately adjacent to Costco access roads may experience some traffic-related softness
- Walkability — the Costco area isn’t designed for pedestrian access, so the “walkable to Costco” claim is rarely realistic
Pro move: If a property is near Costco, drive the approach routes on a Saturday morning or Sunday afternoon to understand the actual traffic dynamic. The store generates predictable peak periods.
7. The Village at Totem Lake Redevelopment
The Village at Totem Lake has transformed from the former Totem Lake Mall into a major mixed-use destination on North Rose Hill’s northern edge. For buyers, this matters because:
- Substantial retail and dining — Whole Foods, Trader Joe’s, Nordstrom Rack, multiple restaurants
- Continuing residential development — additional residential units continue to come online
- Future Sound Transit Stride bus rapid transit — Totem Lake Station planned for the broader area
- EvergreenHealth Medical Center adjacent — major hospital and employer
- Long-term character shift — the Totem Lake area is becoming increasingly urban, which affects nearby North Rose Hill streets
Pro move: Visit The Village at Totem Lake to understand the modern commercial environment that anchors the northern North Rose Hill experience. The transformation from the old Totem Lake Mall is genuinely substantial.
8. The Cross Kirkland Corridor / Eastrail Access
North Rose Hill is within reasonable distance of the Cross Kirkland Corridor (Eastrail), which provides direct connections to a 40+ mile regional non-motorized corridor. Some western North Rose Hill streets are within a 10-minute walk of trail access points.
Pro move: When evaluating North Rose Hill homes, factor Cross Kirkland Corridor access into your decision the way you would Forbes Lake access. The trail’s value will likely strengthen over time as the regional Eastrail network matures and Sound Transit Stride comes online.
9. The Long-Term Kirkland Position
North Rose Hill sits at an unusually strategic position in the broader Eastside transformation:
- Dual-employer access — Microsoft and Google both within 15 minutes
- The Village at Totem Lake — major mixed-use destination at the neighborhood’s edge
- EvergreenHealth Medical Center — major hospital anchor nearby
- Sound Transit Stride bus rapid transit (planned) — Totem Lake area station
- Top-tier school district — Lake Washington School District performance attracts long-term family buyers
- Active new construction — continuously refreshing the housing stock
- Strategic position between downtown Kirkland and Microsoft Redmond
For long-term holds, North Rose Hill’s combination of employer access, redevelopment adjacency, school quality, and continuous reinvestment is genuinely difficult to replicate. The neighborhood has been a top-tier Eastside destination for decades and shows no signs of changing position.
Pro move: When evaluating North Rose Hill for a long-term hold, focus on the durable features — dual-employer commute access, school assignment, lot quality, walkability to Forbes Lake or major amenities — rather than current home condition. Homes can be remodeled or rebuilt; lot characteristics generally cannot.
Is North Rose Hill Right for You?
North Rose Hill tends to be a strong fit when:
- Dual-employer access to Microsoft and Google is a priority
- Lake Washington School District schools are a priority
- You appreciate a neighborhood with mid-century to modern housing stock variety
- Forbes Lake and Mark Twain Park access matter for outdoor recreation
- The Village at Totem Lake’s amenities are appealing
- You’re comfortable with active new-construction activity throughout the neighborhood
- You want established Kirkland character without West of Market waterfront premium
It may be less of a fit when:
- Direct lake views or waterfront access are non-negotiable — West of Market or Houghton are better fits
- You want very walkable proximity to downtown Kirkland — Norkirk, East of Market, or Moss Bay are closer
- You prefer larger rural-character lots — Bridle Trails has more space
- The commercial corridor proximity (Costco, Village at Totem Lake) is a non-starter
Thinking About Buying or Selling in North Rose Hill?
North Rose Hill is one of the most strategically positioned Kirkland neighborhoods to walk buyers and sellers through because of the dual-employer commute advantage, the active new-construction market, the Forbes Lake amenity, and the proximity to The Village at Totem Lake’s transformation. The right strategy depends on your specific goals.
If you’re considering North Rose Hill — whether buying a mid-century home with renovation potential, a modern new-construction property, or a daylight basement home with ADU potential — let’s talk. I can pull recent comps, walk you through what’s coming to market, and help you think through whether North Rose Hill fits your priorities better than South Rose Hill, Norkirk, or other Kirkland options.
Direct: (425) 463-8243 Email: MatthewKonsmo@gmail.com Schedule a Consultation →
Matthew Konsmo
Associate Real Estate Broker
Coldwell Banker Danforth
Western Washington
Serving buyers and sellers with integrity and expertise. Matthew is an Associate Real Estate Broker with Coldwell Banker Danforth, helping clients navigate the Pacific Northwest market with confidence.