South Rose Hill — A Kirkland Neighborhood Guide
By Matthew Konsmo | Coldwell Banker Danforth Updated May 2026
Living in South Rose Hill, Kirkland
South Rose Hill is one of Kirkland’s most established residential neighborhoods — an area immediately east of downtown Kirkland and south of NE 85th Street (the dividing line with North Rose Hill), with established mid-century and contemporary single-family homes, top-tier Lake Washington School District schools, walkable proximity to downtown Kirkland (about 1.5 miles), and strong commute access to both Microsoft and Google. South Rose Hill is home to Lake Washington High School, which serves both North and South Rose Hill residents and anchors the neighborhood’s educational identity.
The neighborhood sits east of downtown Kirkland and Moss Bay, south of North Rose Hill (NE 85th Street is the dividing line), north of Bridle Trails, and west of Redmond. Downtown Kirkland is approximately 1.5 miles away — about 5 minutes by car or 25-30 minutes on foot depending on which street you’re on. Microsoft’s main Redmond campus is roughly 10-15 minutes east via NE 85th Street or NE 70th Place. Google’s Kirkland campus is approximately 10 minutes west via NE 68th Street and 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.
South Rose Hill has slightly more historic character than North Rose Hill — substantial 1920s-1960s housing stock alongside more recent mid-century inventory and active new-construction. The neighborhood includes the Plaza of Champions community installation, recognizing greater Kirkland-area residents who have achieved excellence in their fields, and remains one of Kirkland’s quieter, more established residential pockets despite its strategic location.
South Rose Hill Real Estate Overview
South Rose Hill has a layered housing-stock mix:
- 1920s-1940s craftsman and original homes — present on some streets, increasingly being preserved through renovation
- 1950s-1970s ranchers and split-levels — substantial inventory on the residential interior
- 1980s-1990s tract homes — two-story floor plans with attached garages
- Renovated craftsman and modernized mid-century homes — substantial inventory with significant updates
- Modern Northwest Contemporary new construction — extensive teardown-rebuild and infill development
- Modern farmhouses and contemporary new builds — increasingly common across recent rebuilds
- Townhomes and condos — concentrated along the major arterials (NE 85th Street, 132nd Avenue NE)
South Rose Hill’s redevelopment dynamic is similar to North Rose Hill — active teardown-rebuild and major-remodel activity is continuously refreshing the housing stock.
South Rose Hill Home Prices
South 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 $1.1M, well-located non-view homes in the $1.3M-$1.9M range, and renovated or new-construction homes regularly listing in the $1.9M-$3M+ range depending on lot, location, and finishes.
Recent active listings have ranged from $1.34M to $1.89M, with the broader South Rose Hill market generally tracking similar to North Rose Hill in median pricing while offering slightly more historic-character inventory and closer downtown Kirkland proximity.
For current Kirkland and South Rose Hill market data, see the Kirkland Real Estate Market Pulse.
Schools in South Rose Hill
South Rose Hill is served by the Lake Washington School District — one of Washington’s most consistently high-performing public school districts. School assignments within South Rose Hill typically include:
- Mark Twain Elementary School (located in North Rose Hill, serving some South Rose Hill addresses) or other neighborhood elementary depending on exact street
- Rose Hill Middle School (located in North Rose Hill)
- Lake Washington High School — located within South Rose Hill itself, 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.
The location of Lake Washington High School within South Rose Hill is a meaningful neighborhood factor — high school events, athletic activities, and school traffic affect the immediate surrounding streets during the academic year.
The Anchors: Rose Hill Meadows Park, Plaza of Champions, Downtown Kirkland Proximity
South Rose Hill’s identity is built around a few key anchors:
Rose Hill Meadows Park — Major South Rose Hill park with lots of outdoor space, trails for walking, playgrounds, and community gathering. A defining neighborhood asset.
Plaza of Champions — Community installation within or near Rose Hill Meadows Park recognizing greater Kirkland-area residents who have reached the pinnacle of achievement in their fields and contributed significantly to the community. A distinctive civic feature unique to South Rose Hill.
Lake Washington High School — Located within South Rose Hill, the high school is a community anchor for both residential and civic activity. Athletic facilities, performing arts events, and community programs use the campus year-round.
Kirkland Library — Approximately one mile from much of South Rose Hill, the central Kirkland Library is within walking distance for many residents.
Downtown Kirkland Adjacency — South Rose Hill is roughly 1.5 miles from downtown Kirkland — close enough to bike or walk on weekends, close enough to use downtown’s restaurants and waterfront as part of regular life, but residential enough to remain a quieter neighborhood.
Commercial Strip on NE 85th Street — The northern border of South Rose Hill has a small commercial strip with Taco Time, Nasai Teriyaki, Tres Hermanos, Pogacha’s Pub 85, and Starbucks — daily-necessities commercial that supports both North and South Rose Hill.
Outdoor Recreation in South Rose Hill
South Rose Hill has solid outdoor amenity access:
- Rose Hill Meadows Park — major neighborhood park
- Plaza of Champions — civic installation
- Cross Kirkland Corridor (Eastrail) — accessible from the western edge of South Rose Hill, providing connections to a 40+ mile regional non-motorized corridor
- Bridle Trails State Park — accessible from the southern edge, providing 489 acres of equestrian-oriented trails and natural area
- Downtown Kirkland waterfront — accessible by quick drive or 25-30 minute walk, with Marina Park, Houghton Beach Park, and David Brink Park
For longer outdoor pursuits, South 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
- North Rose Hill to the north — directly across NE 85th Street; companion guide (North Rose Hill Neighborhood Guide)
- Downtown Kirkland / Moss Bay to the west — approximately 1.5 miles, walkable or quick drive
- Norkirk to the northwest — civic core of Kirkland
- Bridle Trails to the south — equestrian community
- Redmond to the east — accessible via NE 85th Street and NE 70th Place; Microsoft adjacency
- Houghton to the southwest — Lake Washington-adjacent historic community
My South Rose Hill Pro Tips: Local Insights for Living, Buying & Selling
South Rose Hill has its own set of considerations — different from North Rose Hill in several specific ways. Here’s what I tell clients before they tour homes here.
1. The Walkability to Downtown Kirkland Is Genuinely Different
South Rose Hill’s location at roughly 1.5 miles from downtown Kirkland is one of its defining advantages. The 1.5-mile distance means:
- By car: 5 minutes to downtown Kirkland
- By bike: 8-12 minutes depending on route
- On foot: 25-30 minutes — long enough that walking isn’t always practical, but accessible enough for evening or weekend strolls
- Cross Kirkland Corridor: provides a traffic-free pedestrian/bicycle route to downtown
For buyers who want established residential character with reasonable downtown proximity, South Rose Hill is a strong middle ground between Norkirk (much closer to downtown) and Bridle Trails (further away).
Pro move: Walk or bike from a potential South Rose Hill home to downtown Kirkland at least once before buying. Routes vary in terms of pleasantness, safety, and topography — some are excellent, others involve crossing wide arterials with limited pedestrian infrastructure.
2. The Lake Washington High School Adjacency
Lake Washington High School is located within South Rose Hill. This affects neighborhood character in specific ways:
- Athletic events — football games, soccer games, and other school events generate evening and weekend traffic
- Class change times — predictable traffic and parking pressure near the school
- Performance facilities — concerts, drama productions, and community events use the campus
- Long-term stability — the high school’s presence is a permanent neighborhood asset that supports property values
- Property tax base — schools are funded by the broader district, but the campus presence anchors the neighborhood
For households with high school-aged children or anticipating them, the walking-distance high school is a real benefit. For households without that consideration, the school presence is neutral to mildly positive.
Pro move: If you’re considering a South Rose Hill home within a few blocks of Lake Washington High School, drive the area during a weekday afternoon class-change time (typically around 2:30 PM) and during a Friday night home football game to understand the activity dynamic.
3. The Historic Character Inventory
South Rose Hill has somewhat more historic-character inventory than North Rose Hill — including some craftsman-era homes from the 1920s-1940s. For buyers attracted to original character, this matters:
For 1920s-1940s craftsman homes specifically:
- Knob-and-tube wiring — common in pre-1940s homes; flagged by most insurance carriers
- Cloth-wrapped wiring — degrades over time
- Foundation issues — original poured concrete or stone foundations may have settling or moisture issues
- Lead paint — required disclosure for pre-1978 homes; remediation required for renovations
- Lead and galvanized water lines — common in original construction
- Cast iron drain lines — durable but eventually fail at joints
- Original single-pane wood windows — beautiful but inefficient
- Original wood siding — may have rot or paint failure issues
- Insulation — original homes often have minimal wall insulation
- Plaster vs. drywall — original lath-and-plaster walls are character-rich but harder to renovate
Pro move: Get a thorough inspection that includes a sewer scope, request permit history from the City of Kirkland’s online portal, and test for lead paint and asbestos before removing the inspection contingency. Original homes can be exceptional after appropriate updates — but budget realistically.
4. The Microsoft / Google Dual-Commute Advantage Applies Here Too
South Rose Hill shares North Rose Hill’s strategic position between Microsoft (east) and Google (west):
- Microsoft Redmond: 10-15 minutes east via NE 85th Street or NE 70th Place
- Google Kirkland: 10 minutes west via NE 68th Street and 6th Street
For households with employment ties to both major tech employers, or for buyers who anticipate potential job changes, this dual-access position is a real long-term asset.
Pro move: If dual-employer access matters, test both routes during your typical work hours. South Rose Hill’s geography means some streets favor the Microsoft commute slightly while others favor the Google commute — verify which is more important for your specific household.
5. The NE 85th Street Border — Differences From North Rose Hill
Worth understanding what differentiates South Rose Hill from its northern neighbor:
- Downtown Kirkland proximity — South Rose Hill is closer (~1.5 miles vs. ~2.5+ miles)
- Lake Washington High School — located in South Rose Hill, serving both
- Rose Hill Meadows Park & Plaza of Champions — South Rose Hill anchors
- Forbes Lake — North Rose Hill asset, not in South Rose Hill
- The Village at Totem Lake — North Rose Hill border, less directly accessible from South Rose Hill
- Costco — at southern North Rose Hill / northern South Rose Hill border, accessible from both
- Historic character — somewhat stronger in South Rose Hill, with more 1920s-1940s inventory
Pro move: If you’re comparing North Rose Hill vs. South Rose Hill, prioritize based on which anchors matter most to your lifestyle. North Rose Hill favors Forbes Lake / The Village at Totem Lake / Costco-area convenience. South Rose Hill favors downtown Kirkland proximity / historic character / Lake Washington High School.
6. The Bridle Trails Transition
South Rose Hill’s southern border transitions into Bridle Trails — the equestrian-zoned community. This affects some South Rose Hill properties:
- Larger lot sizes become more common on southern South Rose Hill streets approaching the Bridle Trails border
- Different character — the gradient from suburban residential (South Rose Hill) to equestrian-rural (Bridle Trails) is gradual
- Bridle Trails State Park access — accessible from southern South Rose Hill for hiking and equestrian trails
- School district considerations — some southern South Rose Hill streets may have boundary considerations as they approach Bridle Trails
Pro move: Southern South Rose Hill streets near the Bridle Trails border can offer larger lots and access to the state park while staying within Lake Washington School District boundaries. Worth specific consideration if you want suburban-rural transition character.
7. The Mid-Century Inspection Realities
A significant share of South Rose Hill homes were built between 1955 and 1975. Standard mid-century inspection items apply:
- Galvanized water supply lines, cast iron drain lines, FPE/Zinsco electrical panels, single-pane windows, cedar shake roofs at end of life, older oil tanks, asbestos in popcorn ceilings and vermiculite insulation — all the standard mid-century inspection considerations I cover in my other neighborhood guides
Pro move: Get a sewer scope, request permit history, and ask the listing agent for any insurance claim history. Bellevue College and the City of Kirkland online permit portal make verification straightforward.
8. The Long-Term Kirkland Position
South Rose Hill sits at an unusually strategic position:
- Downtown Kirkland proximity — close enough to use downtown as part of daily life, far enough to maintain residential character
- Dual-employer access — Microsoft and Google within 15 minutes
- Top-tier school district — Lake Washington High School within the neighborhood
- Cross Kirkland Corridor / Eastrail — connection to regional non-motorized network
- Sound Transit Stride bus rapid transit (planned) — connecting Kirkland to broader regional transit
- Active new construction — continuously refreshing the housing stock
- Historic character preservation — through individual renovations and the layered construction history
For long-term holds, South Rose Hill’s combination of walkability, school anchor, employer access, and historic-character potential is genuinely difficult to replicate.
Pro move: When evaluating South Rose Hill for a long-term hold, focus on the durable features — downtown Kirkland proximity, school assignment, lot quality, historic character potential — rather than current home condition.
Is South Rose Hill Right for You?
South Rose Hill tends to be a strong fit when:
- Reasonable proximity to downtown Kirkland is a priority
- Dual-employer access to Microsoft and Google matters
- Lake Washington School District schools are a priority
- You appreciate historic-character homes alongside new construction
- Rose Hill Meadows Park access matters for outdoor recreation
- You want established Kirkland character without West of Market waterfront premium
- The walkability to high school and library matters
It may be less of a fit when:
- You want very walkable proximity to downtown Kirkland — Norkirk, East of Market, or Moss Bay are closer
- Direct lake views or waterfront access are non-negotiable — West of Market or Houghton are better fits
- You prefer larger rural-character lots — Bridle Trails has more space
- Lake Washington High School proximity is a non-starter (event noise, school traffic concerns)
Thinking About Buying or Selling in South Rose Hill?
South Rose Hill is one of the most strategically positioned Kirkland neighborhoods to walk buyers and sellers through because of the downtown Kirkland proximity, the dual-employer commute access, the historic-character inventory mix, and the walkable amenities. The right strategy depends on your specific goals.
If you’re considering South Rose Hill — whether buying a 1920s-1940s craftsman with renovation potential, a renovated mid-century home, or a modern new-construction property — let’s talk. I can pull recent comps, walk you through what’s coming to market, and help you think through whether South Rose Hill fits your priorities better than North Rose Hill, Norkirk, Houghton, or other Kirkland options.
Direct: (425) 463-8243 Email: MatthewKonsmo@gmail.com Schedule a Cons
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.