South Juanita — A Kirkland Neighborhood Guide
By Matthew Konsmo | Coldwell Banker Danforth Updated May 2026
Living in South Juanita, Kirkland
South Juanita is one of Kirkland’s most genuinely accessible Lake Washington-adjacent neighborhoods — a community resting along the eastern shore of Lake Washington just north of downtown Kirkland, anchored by Juanita Beach Park, the Juanita Bay Park wetland reserve, and the walkable Juanita Village commercial center. South Juanita combines waterfront character with one of the most diverse housing-stock mixes in north Kirkland — substantial condo inventory making the neighborhood one of the few entry points to Lake Washington-adjacent living at accessible price tiers, alongside established mid-century single-family homes and newer luxury construction.
The neighborhood’s geographic position is genuinely strategic. South Juanita sits with:
- Lake Washington to the west (waterfront access via Juanita Beach Park)
- Juanita Bay Park to the south/southwest (the major wetland reserve)
- Juanita Drive and NE 116th Street as the primary arterials
- North Juanita to the north
- Finn Hill to the west
- Highlands and Totem Lake to the south and east
Downtown Kirkland is approximately 5-10 minutes by car. Google’s Kirkland campus is approximately 10-15 minutes south. Microsoft’s main Redmond campus is roughly 15-20 minutes east. Downtown Bellevue is approximately 20 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. South Juanita has express bus access to downtown Seattle via King County Metro routes — making it one of the more transit-friendly Kirkland neighborhoods for Seattle commuters.
A brief historical note: In its earliest days, South Juanita was built up as a resort community along Lake Washington, and elements of that resort character — relaxed atmosphere, lush parks, walkable village center, established condos with waterfront orientation — still define the neighborhood today. The area was annexed into Kirkland in 1967 alongside most of the broader Juanita community.
South Juanita Real Estate Overview
South Juanita has one of the most varied housing-stock mixes in Kirkland, with substantial inventory across multiple housing types creating entry points across most price tiers:
- Condos — The neighborhood’s defining inventory category. Multiple buildings ranging from 1970s-1980s mid-rise to newer luxury construction. Notable buildings include:
- Bayview on the Lake (1975, 106 units, four-story, direct Lake Washington shoreline)
- Juanita Village Condominiums (11629 100th Avenue NE, walkable village position)
- Juanita Crest Condominium (98034 ZIP code, established mid-rise)
- Waterford (gated, secure entrance, walking distance to Juanita Beach)
- Ondine at Juanita Bay (apartments with condo conversion potential)
- Many smaller buildings throughout the neighborhood
- Townhomes — established and newer construction, often near Juanita Village or along the arterials
- Single-family homes 1960s-1980s — ranch-style, split-level, and traditional homes throughout the residential interior
- Newer custom luxury single-family homes — increasing teardown-rebuild activity producing modern construction on view lots and larger parcels
- Boutique developments — including Woods Cottages at Forbes Creek (4-home cottage community) and The Enclave (single-family community with multigenerational-friendly layouts)
- Apartments — substantial rental inventory including newer construction like Waterscape at Juanita Village
The condo inventory in particular is genuinely distinctive — South Juanita has more accessible Lake Washington-adjacent condo options than any other Kirkland neighborhood, with median condo prices substantially lower than equivalent locations in Moss Bay, Lakeview, or Houghton.
South Juanita Home Prices
South Juanita’s price range is wider than most Kirkland neighborhoods because of the housing-stock variety:
Condos:
- Range: $400K-$1.4M
- Median listing price: ~$460K
- 1BR units typically $400K-$550K
- 2BR units typically $500K-$800K
- 3BR and view units typically $700K-$1.4M
- Lake-view top-floor units command premiums
Townhomes:
- Range: $485K-$1.46M
- Recent median sale price: ~$1,199,950
- Average sale price: ~$1,223,360
Single-family homes:
- 1960s-1980s original-condition: $900K-$1.5M
- Renovated mid-century: $1.3M-$2M
- Newer custom luxury: $1.8M-$3.5M
- View-oriented and Juanita Bay-adjacent: $2M-$4M+
Days on market for South Juanita: approximately 36-39 days (compared to 55-day national average) — reflecting steady demand with some inventory absorption time.
For current Kirkland and South Juanita market data, see the Kirkland Real Estate Market Pulse.
Schools in South Juanita
South Juanita is served by the Lake Washington School District — one of Washington’s most consistently high-performing public school districts. School assignments within South Juanita typically include:
- Alexander Graham Bell Elementary School
- Kirkland Middle School (located in Norkirk)
- Juanita High School (located in Finn Hill)
Note: South Juanita’s elementary school assignment is typically Alexander Graham Bell Elementary, which is different from the Juanita Elementary assignment that may apply to other portions of the broader Juanita area. Always verify exact school assignment for any specific address.
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 area private schools.
The Anchors: Juanita Beach Park, Juanita Bay Park, Juanita Village
South Juanita’s identity centers on three major anchors within walking distance:
Juanita Beach Park — Lake Washington waterfront park with 1,000 feet of shoreline, sandy beach, playground, bathhouse with restrooms, sand volleyball courts, ballfields, tennis courts, walking path, picnic shelters, and seasonal swimming area. The defining outdoor amenity of South Juanita. Paddleboarding and public vessel launch access are also available. The park hosts the Juanita Friday Market (seasonal, June-September, 3-7 PM) and the Kirkland Wheels and Reels Drive-In Movies series.
Juanita Bay Park — ~110-acre wetland nature reserve directly adjacent to South Juanita. Boardwalks, wildlife viewing platforms, walking trails, monthly Juanita Bay Park Bird Walk Tours led by volunteer naturalists. Over 170 documented bird species, plus beavers, river otters, and other native wildlife. One of the most significant urban wetland ecosystems on the Eastside.
Juanita Village — Walkable mixed-use commercial center at the heart of South Juanita (approximately 98th Avenue NE and NE 116th Avenue). Restaurants including Café Juanita (one of Kirkland’s most acclaimed restaurants) and Urban Coffee Lounge, plus shops, services, and residential units. The village is a true neighborhood center — many residents conduct daily errands and dining within walking distance.
Forbes Creek Stairs — A distinctive South Juanita amenity: 210 steps leading to forested trails above the neighborhood. Popular for fitness enthusiasts and a defining unique feature of the area. Forbes Creek itself is a salmon-bearing creek running through the neighborhood.
Express Bus Access to Seattle — King County Metro routes (including the Super 24 stop and others) provide direct access to downtown Seattle, making South Juanita one of the more genuinely transit-friendly Kirkland neighborhoods.
Other amenities — Walgreens, tennis courts (multiple), off-leash dog park access, and various neighborhood-scale commercial services.
Outdoor Recreation in South Juanita
South Juanita has substantial outdoor amenity access concentrated around the waterfront and parks:
- Juanita Beach Park — 1,000 feet of Lake Washington shoreline, playground, sports, swimming, paddleboarding
- Juanita Bay Park — ~110-acre wetland reserve with boardwalks, wildlife viewing, bird walks
- Forbes Creek Stairs and Trails — 210-step climb to forested trails for hiking and fitness
- Jasper’s Dog Park — off-leash dog park, walking distance from South Juanita
- McAuliffe Park — 11 acres, playground, community garden, historic farmhouse
- Lake Washington water access — multiple public access points
- Cross Kirkland Corridor (Eastrail) — accessible from the southeastern edge of the neighborhood
- Big Finn Hill Park — 220+ acres of wildland accessible via short drive west to Finn Hill
- O.O. Denny Park — Lake Washington waterfront park accessible via Finn Hill
For longer outdoor pursuits, South Juanita’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 Juanita to the north — established residential with more single-family inventory
- Finn Hill to the west — Kirkland’s largest neighborhood with Big Finn Hill Park
- Highlands to the south — central Kirkland with Cross Kirkland Corridor access
- Norkirk to the south — civic core of Kirkland
- Totem Lake to the east — major mixed-use redevelopment area
- Forbes Creek sub-area to the south/southeast — newer residential development
My South Juanita Pro Tips: Local Insights for Living, Buying & Selling
South Juanita has more variables than buyers initially realize because of the condo-heavy market dynamics, the dramatic price tier variation, the Juanita Beach Park seasonal activity, and the multiple housing-type options. Here’s what I tell clients before they tour homes here.
1. The Condo Market Is Genuinely the Defining Feature
This is the single most important South Juanita tip. The neighborhood has one of the most active condo markets in Kirkland, with approximately 23-24 active condo listings at any given time and substantial inventory across multiple buildings and eras. This affects buyer strategy in specific ways:
- Accessible entry point — median condo price ~$460K is substantially lower than other Lake Washington-adjacent Kirkland neighborhoods
- HOA-driven character — shared amenities, building maintenance, and HOA financial health all matter substantially
- Building variation is dramatic — Bayview on the Lake (1975, lakefront) vs. newer luxury construction vs. mid-rise buildings from various 1980s-2000s eras
- No rental cap for some buildings — others have restrictions, important for investor buyers
- Special assessment history — older buildings may have ongoing or pending major projects
- Building envelope condition — particularly critical for waterfront and bayside buildings (Lake Washington proximity = elevated wear)
- Pet, rental, and use restrictions vary substantially by building
Pro move: For any South Juanita condo purchase, the HOA review is often more important than the unit-level inspection. Request CC&Rs, financial statements, reserve studies, recent meeting minutes, and special assessment history early in your evaluation. Strong reserves and proactive maintenance can make an older building a better investment than a newer building with weak financial position. My residential construction background is genuinely helpful for evaluating building envelope condition and major systems.
2. The Building-Level Variation Matters
South Juanita condos vary dramatically in character, even among buildings within blocks of each other:
- Bayview on the Lake (1975, 106 units, four-story, direct shoreline) — established lakefront character, mature landscaping, dramatic views from upper units
- Juanita Village Condominiums — walkable village-center position, mixed-use character
- Juanita Crest Condominium — mid-rise residential, accessible price point
- Waterford — gated and secure, premium feel
- Ondine at Juanita Bay — modern apartment-converted living
- Various smaller buildings — boutique scale, varied character
These buildings serve different buyer profiles. Bayview on the Lake appeals to buyers seeking direct lakefront character; Juanita Village Condominiums appeals to walkability-focused buyers; Waterford appeals to buyers seeking security and privacy.
Pro move: When evaluating South Juanita condos, evaluate the building as carefully as the unit. A great unit in a struggling building can be a poor investment; an average unit in a well-managed building can be excellent. Walk multiple buildings before committing to a specific building’s lifestyle.
3. The Single-Family Sub-Market Is Distinct
South Juanita also has substantial single-family inventory, which operates as a separate sub-market from the condo dynamic:
- 1960s-1980s ranch, split-level, traditional homes — typical post-war Pacific Northwest construction
- Renovated mid-century homes — significant updates while preserving lot character
- Newer custom luxury homes — modern construction from named builders
- Boutique developments — Woods Cottages at Forbes Creek (4 cottages), The Enclave (multigenerational-friendly homes), and similar small-scale developments
Single-family pricing in South Juanita typically ranges from $900K-$3.5M+ depending on lot, location, view, age, and condition.
Pro move: When you’re searching South Juanita, be explicit about whether you’re looking at condo or single-family inventory. The two markets have very different dynamics, days on market, and buyer competition patterns. South Juanita single-family homes tend to sell faster than condos because of the more limited supply.
4. The Juanita Beach Park Seasonal Activity Reality
This is one of the most important South Juanita-specific considerations. Juanita Beach Park is genuinely one of the busiest community beaches on the Eastside during summer months. South Juanita properties within walking distance experience:
- Summer weekends — substantial regional traffic and crowds at the beach
- Juanita Friday Market (June-September, 3-7 PM) — weekly farmers market with significant foot traffic and parking pressure
- Wheels and Reels Drive-In Movies in winter/spring — vehicle activity in evening hours
- Concerts and community events — summer programming brings evening crowds
- Sand volleyball and tennis activity throughout warm months
- Parking pressure on streets near the park during peak times
- Traffic on NE 116th and Juanita Drive during summer Saturdays
For some buyers, this seasonal activity is a major attraction — being at the center of one of Kirkland’s most beloved public moments. For others, the summer activity is overwhelming.
Pro move: Visit South Juanita on a busy summer Saturday — particularly during the Friday Market, a concert, or a peak swimming day — to understand the seasonal activity dynamic before committing. The character is substantially different from a quiet October weekday. Properties closest to the park experience this most; properties further from the beach (closer to Forbes Creek or the eastern South Juanita streets) are largely insulated.
5. The Express Bus to Seattle Asset
South Juanita has genuinely strong transit access to downtown Seattle via King County Metro express bus routes — particularly the route serving the Super 24 stop. For buyers who commute to Seattle:
- Direct express bus to downtown Seattle
- Walkable bus stops from many South Juanita properties
- Frequent service during peak hours
- Lower-cost commuting vs. driving and parking
- Future Sound Transit Stride bus rapid transit at the I-405/NE 85th Street station will improve regional connections further
This is meaningful because few Lake Washington-adjacent Kirkland neighborhoods have express transit access to Seattle that compares to South Juanita’s routes.
Pro move: If transit to Seattle is part of your commute strategy, test the actual route during your typical work hours before buying. Identify which bus routes serve which streets and verify schedule reliability during peak periods.
6. The Construction-Era Inspection Realities
South Juanita’s housing stock spans roughly 1960s-2020s with distinct considerations by era and housing type:
For single-family homes 1960s-1980s:
- Standard mid-century inspection items: galvanized water 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
- Lead paint required disclosure for pre-1978 homes
For 1970s-1990s condos:
- Building envelope condition (waterfront proximity = elevated wear, particularly for Bayview on the Lake and shoreline buildings)
- Plumbing and electrical systems may be at end of useful life
- HOA reserve studies are essential reading
- Roof, mechanical, and common-area system age verification
- Building-wide special assessment history
For 2000s-2020s new construction:
- Verify builder reputation and warranty terms
- Engineering permit history
- Check for any known builder defects on specific projects (Woods Cottages, The Enclave, etc.)
For Forbes Creek-area properties:
- Verify proximity to the actual creek (some properties may have salmon-stream or wetland considerations)
- Check for any environmental designations on the parcel
Pro move: Get a thorough inspection appropriate to the home’s construction era and type. For condos, the HOA review (financial statements, reserve studies, meeting minutes, special assessment history) is genuinely the most important due diligence step.
7. The Forbes Creek Sub-Area Distinction
Within South Juanita, the Forbes Creek area is sometimes treated as a distinct sub-area. This portion of the neighborhood includes:
- Newer single-family construction — boutique developments and infill homes
- Active builders — Upside Homes and other contemporary developers
- The Forbes Creek Stairs — distinctive 210-step amenity
- Forbes Creek itself — salmon-bearing creek with some environmental designation
- Different walking patterns — Forbes Creek properties are typically more car-oriented for Juanita Beach Park access
Pro move: If you’re searching listings and see “Forbes Creek” referenced, understand whether the property is in the actual Forbes Creek sub-area or is just using the name loosely. The distinction can affect both lifestyle and pricing.
8. The Walkability Reality
South Juanita’s walkability is one of its strongest assets, but varies substantially by location:
- Within 5-minute walk of Juanita Village/Juanita Beach Park — many condos near 100th Avenue NE and NE 116th Street
- Within 10-15 minute walk — most central South Juanita
- Driving distance — eastern South Juanita streets, Forbes Creek area
The compact walkable core is a real asset, but it’s smaller than some buyers expect.
Pro move: Walk the actual route from any property you’re considering to Juanita Village, Juanita Beach Park, and your most common destinations (your favorite restaurant, the grocery store, the bus stop). Some streets have excellent pedestrian access; others involve crossing arterials.
9. The Juanita Bay Park Asset
Juanita Bay Park is one of the most underappreciated assets of South Juanita. The ~110-acre wetland nature reserve provides:
- Wildlife viewing — 170+ documented bird species, beavers, river otters
- Boardwalks and trails — accessible nature experience suitable for all ages
- Monthly Bird Walk Tours — volunteer naturalist-led programs
- Environmental education — interpretive signage
- Quiet recreation — meditative natural space contrasted with the active beach park
- Property value impact — homes adjacent to or with views of Juanita Bay Park typically command premium
Pro move: Take the Juanita Bay Park Bird Walk Tour or walk the boardwalks before deciding on South Juanita. The park genuinely affects neighborhood character.
10. The Long-Term Kirkland Position
South Juanita sits at a strategic position in the broader Eastside transformation:
- Direct Lake Washington access through Juanita Beach Park and shoreline-adjacent condos
- Walkable Juanita Village commercial center
- Substantial wetland and park ecosystem — Juanita Bay Park’s protected acreage
- Accessible price points across multiple housing types
- Express bus access to Seattle — strong transit positioning
- Top-tier school district — Lake Washington School District
- Continued reinvestment — both new construction and renovation activity
- Active community programming — Friday Market, Wheels and Reels, concerts
For long-term holds, South Juanita’s combination of waterfront access, walkable village, natural-area amenities, accessible price points, and transit access is genuinely difficult to replicate.
Pro move: When evaluating South Juanita for a long-term hold, focus on the durable features — walking proximity to Juanita Village or Juanita Beach Park, building quality (for condos), school assignment, and lot characteristics (for single-family). The underlying location characteristics are difficult to replicate.
Is South Juanita Right for You?
South Juanita tends to be a strong fit when:
- Accessible Lake Washington access matters (whether direct waterfront, view, or short-walk to Juanita Beach Park)
- Walkable Juanita Village commercial center is appealing
- Condo living with HOA-managed amenities is appropriate for your stage of life
- Express bus to Seattle matters for your commute
- Lake Washington School District schools are a priority
- You appreciate active seasonal community programming
- The condo-heavy market provides accessible entry to a premium location
- Juanita Bay Park’s wetland and natural-area access is valued
It may be less of a fit when:
- You want larger lot single-family homes — North Juanita or other Kirkland neighborhoods have more
- You’re sensitive to summer beach park crowds and seasonal activity
- You prefer a quieter, more residential character without commercial corridor adjacency
- HOA-governed living is a non-starter
- Direct freeway access (I-5 specifically) is a top priority
Thinking About Buying or Selling in South Juanita?
South Juanita is one of the most accessible Kirkland Lake Washington-adjacent neighborhoods to walk buyers and sellers through because of the condo-heavy market dynamics, the dramatic price tier variation, the active Juanita Beach Park context, and the walkable Juanita Village center. The right strategy depends entirely on whether you’re targeting condo, townhome, or single-family inventory and your specific goals.
If you’re considering South Juanita — whether buying a Bayview on the Lake condo, a walkable Juanita Village unit, a 1960s-1980s single-family home with renovation potential, or a newer boutique-development home — let’s talk. I can pull recent comps, evaluate HOA quality for condo purchases, walk you through what’s coming to market, and help you think through whether South Juanita fits your priorities better than North Juanita, Finn Hill, or other Kirkland neighborhoods.
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.