Highlands — A Kirkland Neighborhood Guide
By Matthew Konsmo | Coldwell Banker Danforth Updated May 2026
Living in Highlands, Kirkland
Highlands is one of Kirkland’s most well-positioned residential neighborhoods — a compact, walkable, transit-adjacent community located in central-northern Kirkland, southeast of Juanita and southwest of Willows / Rose Hill. With approximately 5,198 residents and a housing stock that runs from established mid-century homes to newer infill construction and townhomes, Highlands offers an unusual combination on the Eastside: established residential character, direct Cross Kirkland Corridor trail access, walkable proximity to Lake Washington, and front-row positioning for one of the most significant transit infrastructure projects in Kirkland’s history — the I-405/NE 85th Street Bus Rapid Transit (BRT) Station.
The neighborhood’s geographic position is genuinely strategic. Highlands sits with:
- The Cross Kirkland Corridor (Eastrail) along its eastern boundary
- NE 85th Street running through its southern portion (and the future BRT Station nearby)
- Lake Washington approximately a 10-minute walk to the west
- Downtown Kirkland approximately 5-10 minutes by car or 15-20 minutes on foot
Microsoft’s main Redmond campus is roughly 15-20 minutes east. Google’s Kirkland campus is approximately 10 minutes to the south via NE 68th Street. Downtown Bellevue is approximately 15 minutes south via I-405. Downtown Seattle is roughly 25-30 minutes off-peak via SR-520 or I-405. Sea-Tac International Airport is approximately 30 minutes south.
The most distinctive feature for daily life in Highlands is its direct Cross Kirkland Corridor access. Many Highlands homes back directly onto the trail, providing a unique non-motorized commuter and recreational corridor that runs the length of Kirkland and connects to the broader regional Eastrail network — eventually linking to Renton, Bellevue, Woodinville, and beyond.
Highlands Real Estate Overview
Highlands has a layered housing-stock mix spanning roughly six decades of construction:
- 1950s-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
- Modern Northwest Contemporary new construction — substantial teardown-rebuild and infill development, particularly on streets with view potential or near the Cross Kirkland Corridor
- Modern farmhouses and contemporary new builds — increasingly common style across recent rebuilds
- Townhomes — concentrated along the arterials and in newer infill developments. Cross Kirkland Towns by Toll Brothers is one of the more visible townhome projects with direct trail-adjacent positioning
- Highpointe townhomes — established townhome inventory in the Kirkland Highpointe development
- Smaller single-family infill — cottage-style and compact single-family homes consistent with the City of Kirkland’s Highlands Neighborhood Plan policies
- Some condos — limited inventory primarily along NE 85th Street
- View-oriented homes — particularly on streets with Lake Washington, Olympic Mountains, or sunset westward views
The neighborhood is in a meaningful transition period. The Highlands Neighborhood Plan, as adopted by the City of Kirkland, actively encourages medium density multifamily development as a transition between lower intensity residential areas and the more intensive transit-oriented development planned around the BRT Station to the south. The southern area of Highlands is currently zoned for multifamily uses at a density of 12 dwelling units per acre and has not been built out to its full capacity. As the BRT Station development advances, this redevelopment potential is increasingly relevant for buyers and sellers.
Highlands Home Prices
Highlands’ price range is wide because of the housing-stock variety. Recent activity has spanned from condos and smaller townhomes in the mid-$700K to $1M range, attached townhomes typically from $1M to $1.5M (including newer Toll Brothers Cross Kirkland Towns inventory), original-condition single-family homes generally starting around $1.1M, well-located non-view homes in the $1.3M-$1.9M range, view-oriented hillside homes in the $1.9M-$2.5M range, and premium new-construction homes regularly listing in the $1.9M-$3M+ range depending on lot, location, view, and finishes.
Recent market data: median sale price approximately $1,542,812 (down 6% year-over-year per Homes.com data), with homes typically selling within 22 days on market — notably fast compared to the national average of 53 days. The neighborhood typically has approximately 3 home and condo sales per month with limited inventory at any given time, which creates competitive dynamics for well-positioned listings.
For current Kirkland and Highlands market data, see the Kirkland Real Estate Market Pulse.
Schools in Highlands
Highlands is served by the Lake Washington School District — one of Washington’s most consistently high-performing public school districts. School assignments within Highlands typically include:
- Peter Kirk Elementary School (located in adjacent neighborhoods; named after Kirkland’s founder)
- Kirkland Middle School (located in Norkirk)
- Lake Washington High School (located in South Rose Hill)
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 several Kirkland-area private schools — useful context for buyers evaluating educational options.
The Anchors: Cross Kirkland Corridor, Spinney Homestead Park, DERU Market
Highlands has fewer commercial anchors than larger Kirkland neighborhoods, but the ones it has are genuinely distinctive:
Cross Kirkland Corridor (Eastrail) — The 5.75-mile rail-trail runs directly along Highlands’ eastern boundary, providing the most defining outdoor amenity of the neighborhood. Many Highlands homes back directly onto the corridor or are within a 1-block walk of access points. The corridor connects to the broader Eastrail regional network and provides walkable/bikeable access to downtown Kirkland, Bellevue, and (eventually) Renton, Woodinville, and other Eastside destinations.
Spinney Homestead Park — Defining neighborhood park within Highlands. Features a small playground, picnic areas, and a large grassy field that’s actively used for soccer and casual recreation in summer and inner tubing when it snows. One of the most beloved Kirkland community parks of its size.
Highlands Park — Smaller neighborhood park with playground, athletic field, and picnic areas. Parking is limited, so walking is the recommended access mode.
Forbes Creek Park — Natural-area park along Forbes Creek, providing wooded character and trail access.
DERU Market — Family-owned fast-casual eatery and market at the heart of the neighborhood, locally renowned for Neapolitan-style pizza, soups, and sandwiches prepared from locally sourced ingredients. DERU is one of the defining commercial features of Highlands and a community gathering point.
NE 85th Street Commercial Access — Safeway, Walgreens, Dollar Tree, Starbucks, and other daily-necessities retail accessible by quick drive along NE 85th Street.
Future I-405/NE 85th Street BRT Station — Sound Transit’s Stride bus rapid transit station is being developed near the southern Highlands boundary. When operational, this will provide direct rapid transit connections to the broader Sound Transit network. The Station Area Plan includes the southern portion of Highlands and is actively shaping land use policy for the surrounding area.
Outdoor Recreation in Highlands
Highlands has substantial outdoor amenity access concentrated around the Cross Kirkland Corridor:
- Cross Kirkland Corridor (Eastrail) — direct trail access for the eastern edge of the neighborhood, connecting to a 40+ mile regional non-motorized corridor
- Spinney Homestead Park — playground, grassy field, picnic areas
- Highlands Park — playground, athletic field, picnic
- Forbes Creek Park — wooded natural area
- Forbes Lake — accessible by walking or short drive to North Rose Hill, with fishing and kayaking
- Lake Washington — approximately 10-minute walk west to the waterfront
- Marina Park (downtown Kirkland) — accessible by car or longer walk
- Houghton Beach Park — accessible by car or walking via Lake Washington Boulevard
For longer outdoor pursuits, Highlands’ 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
- Norkirk to the south/southwest — civic core of Kirkland with City Hall and historic character
- East of Market to the southwest — residential neighborhood east of Market Street
- Willows / South Juanita to the north — residential areas with Juanita Bay Park access
- Juanita to the northwest — Lake Washington-adjacent with Juanita Beach Park
- North Rose Hill to the east — across the Cross Kirkland Corridor
- South Rose Hill to the southeast — established residential
My Highlands Pro Tips: Local Insights for Living, Buying & Selling
Highlands has more variables than buyers initially realize because of the BRT Station development, the housing-stock variety, the trail access dynamics, and the south-vs-north neighborhood differences. Here’s what I tell clients before they tour homes here.
1. The Cross Kirkland Corridor Access Is the Defining Asset
This is the single most important Highlands tip. The Cross Kirkland Corridor runs along the entire eastern boundary of the neighborhood, and trail-adjacency is genuinely the strongest reason buyers choose Highlands. The proximity affects daily life in specific ways:
- Direct trail access from many properties — walking, running, biking, commuting all happen without a car
- Non-motorized commuting to downtown Kirkland, Google campus, eventually Bellevue and other Eastside destinations
- Property value impact — homes within a 5-minute walk of corridor access points consistently outperform comparable homes without trail access
- Future Sound Transit Stride bus rapid transit — planned to use parts of the corridor for infrastructure
- Trail-related considerations — homes directly backing the corridor experience some trail activity (cyclists, runners, walkers) during daylight hours
The price spread between trail-adjacent and non-trail-adjacent homes can be meaningful, particularly for properties that have direct access without a long walk.
Pro move: When evaluating Highlands homes, prioritize streets with direct or short-walk Cross Kirkland Corridor access. Walk to the trail from any property you’re considering and consider whether the proximity is the asset you’re paying for or whether the trail noise/activity is a non-starter.
2. The BRT Station Story Is Real and Long-Term
The I-405/NE 85th Street BRT Station development is one of the most significant transit infrastructure projects in Kirkland’s history. The southern portion of Highlands is within the Station Area Plan boundaries, which means:
- Land use changes are actively planned and being implemented around the station
- Transit-oriented development zoning encourages higher density mixed-use buildings near the station
- Property values in southern Highlands streets typically benefit from improved transit access over the long term
- Construction-period inconveniences during station and corridor improvements affect nearby properties
- Future commercial mix along NE 85th Street will likely shift toward more walkable, transit-oriented uses
- Multi-family redevelopment is encouraged in the southern Highlands area (12 dwelling units per acre zoning is already in place but underdeveloped)
For buyers planning a 7-10+ year hold, this is a substantial long-term tailwind. For buyers planning a 1-3 year hold, factor in the construction-period realities and the gradual character change.
Pro move: Check the City of Kirkland’s Station Area Plan documents and the Sound Transit Stride schedule before evaluating southern Highlands properties. Understanding which phase of development is active and what’s coming next is genuinely important for Highlands specifically — more than for most Kirkland neighborhoods.
3. The NE 85th Street Crossing Reality
One of the most genuinely useful pieces of Highlands information that many guides miss: crossing NE 85th Street on foot is challenging for southern Highlands residents. The arterial carries substantial traffic, and pedestrian infrastructure is limited at some crossings. This affects:
- Walking access to Safeway and other NE 85th retail — technically close but pedestrian crossings are limited
- Walking access to the Norkirk civic core (City Hall, library) — requires crossing the arterial
- School walks for children — some streets have better pedestrian routes than others
- Bike commuting — the corridor is excellent, but crossing 85th can be challenging
The future BRT Station and Station Area Plan improvements include enhanced pedestrian infrastructure, but until those are fully built out, the crossing reality is a real consideration.
Pro move: If pedestrian access to NE 85th retail or to Norkirk matters to you, walk the actual crossing routes from any property you’re considering. Some Highlands streets have substantially better pedestrian connections than others.
4. The Northern vs. Southern Highlands Distinction
While Highlands is a compact neighborhood, there are real character differences between the northern and southern portions:
- Northern Highlands — more established residential, somewhat larger lots, closer to Juanita and Forbes Creek Park
- Southern Highlands — closer to NE 85th Street and the future BRT Station, more redevelopment activity, includes 12 dwelling units per acre zoning for potential multifamily, more walkable to NE 85th commercial corridor
These distinctions affect daily life and long-term holding strategy. Northern Highlands tends to be more stable in character; southern Highlands is more directly affected by the BRT Station development and zoning changes.
Pro move: When you’re searching Highlands, be explicit about which portion of the neighborhood you’re targeting. The listings often reference “Highlands” generically when they really mean a specific sub-area. The character differences are real even within the small geographic footprint.
5. The Mid-Century Construction Inspection Realities
A significant share of Highlands single-family homes were built between 1960 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 in homes 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.
6. The Limited Inventory Reality
Highlands has approximately 3 home and condo sales per month with limited active inventory at any given time. This creates specific dynamics:
- Competitive offer environment for well-located properties
- Limited comparable sales can make pricing less obvious than in higher-volume neighborhoods
- Quick days on market (22 days average vs. 53 day national average) reflects buyer demand
- Off-market opportunities matter more than in higher-inventory neighborhoods
- Strong listing-side leverage for sellers of well-positioned properties
Pro move: Working with an agent who is genuinely connected to the Kirkland market matters more in Highlands than in higher-inventory neighborhoods. Off-market opportunities and pre-listing introductions can make a real difference, particularly for buyers seeking specific characteristics (trail-adjacent, view-oriented, larger lot).
7. The Children’s Park Limitation
A genuine consideration mentioned by Highlands residents: the neighborhood has limited children’s park infrastructure. While Spinney Homestead Park and Highlands Park serve some needs, residents often note traveling to downtown Kirkland parks (Marina Park, etc.) for fuller playground and recreation options.
For families with young children, this affects daily life patterns — walking or driving to downtown for park visits rather than having major park infrastructure within the neighborhood.
Pro move: If having a major children’s park within walking distance is a priority, evaluate Spinney Homestead Park and Highlands Park firsthand to confirm whether they meet your needs. If they don’t, consider whether the short drive to downtown Kirkland parks is acceptable for your family’s daily routine.
8. The DERU Market Asset
DERU Market is genuinely one of the most distinctive neighborhood commercial assets on the entire Eastside. Few residential neighborhoods have a destination-quality fast-casual eatery that draws customers from across the region. For Highlands specifically, DERU functions as:
- A community gathering point — neighbors regularly meet there
- A walkable amenity — most Highlands residents can walk or quickly drive
- A local-economy anchor — a family-owned business with deep neighborhood ties
- A property value contributor — homes within walking distance of DERU benefit from the amenity
Pro move: Visit DERU Market during a typical weekday or weekend visit before deciding on Highlands. It’s the kind of neighborhood asset that genuinely affects daily life quality for residents.
9. The Long-Term Kirkland Position
Highlands sits at an unusually strategic position in the broader Kirkland transformation:
- Direct Cross Kirkland Corridor access — connection to major regional non-motorized corridor
- Future BRT Station adjacency — one of the most significant transit infrastructure projects in Kirkland’s history
- Walkable to downtown Kirkland and Lake Washington — central position
- Dual-employer access — Google (south) and Microsoft (east) both within 15-20 minutes
- Top-tier school district — Lake Washington School District performance attracts long-term family buyers
- Active redevelopment context — Station Area Plan and Highlands Neighborhood Plan policies encourage continued investment
- Limited inventory — supply constraints support property values
For long-term holds, Highlands’ combination of trail access, transit-station adjacency, central Kirkland position, and continued public/private investment is genuinely difficult to replicate.
Pro move: When evaluating Highlands for a long-term hold, focus on the durable features — Cross Kirkland Corridor access, walking proximity to amenities and downtown, school assignment, and lot characteristics — rather than current home condition. Homes can be remodeled or rebuilt; the underlying location characteristics generally cannot.
Is Highlands Right for You?
Highlands tends to be a strong fit when:
- Cross Kirkland Corridor / Eastrail access is a top priority
- You value walkable proximity to downtown Kirkland without paying downtown Kirkland prices
- Dual-employer access to Microsoft and Google matters
- Lake Washington School District schools are a priority
- You appreciate a smaller, established Kirkland neighborhood with strong character
- DERU Market and small-scale commercial access matter to you
- You’re comfortable with the upcoming BRT Station transformation context
- You value transit-adjacent positioning for long-term holds
It may be less of a fit when:
- You want direct Lake Washington views or waterfront access — Lakeview, West of Market, or Moss Bay are better fits
- You prefer a larger neighborhood with more amenity options within the boundaries
- Major children’s park infrastructure within walking distance is a non-negotiable priority
- You’re sensitive to NE 85th Street crossing limitations
- You want a neighborhood without active redevelopment pressure from the BRT Station Area Plan
Thinking About Buying or Selling in Highlands?
Highlands is one of the more underappreciated Kirkland neighborhoods to walk buyers and sellers through because of the Cross Kirkland Corridor adjacency, the upcoming BRT Station story, the central Kirkland position, and the limited inventory dynamics that create both opportunity and complexity. The right strategy depends entirely on which portion of Highlands you’re targeting and your specific goals.
If you’re considering Highlands — whether buying a trail-adjacent home, a newer townhome (Cross Kirkland Towns by Toll Brothers, Kirkland Highpointe, etc.), an original-condition single-family home with renovation potential, or a modern new-construction property — let’s talk. I can pull recent comps, walk you through what’s coming to market (including off-market opportunities), and help you think through whether Highlands fits your priorities better than alternatives like Norkirk, North Rose Hill, or East of Market.
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.