Union Hill / Novelty Hill Corridor Guide

The Union Hill / Novelty Hill corridor is the connecting spine between central Redmond and the master-planned communities on the Novelty Hill plateau. It’s an area defined as much by the road that runs through it as by any tightly bounded subdivision — a stretch of mixed inventory that includes older established homes on substantial lots, equestrian and hobby farm properties, rural-residential parcels, and newer infill construction. For buyers who want larger lots, a more rural-residential feel, or estate-scale properties within commuting distance of Microsoft, this corridor is one of the most distinctive options in the broader Redmond market.

Where the Corridor Sits

The Union Hill / Novelty Hill corridor follows Novelty Hill Road east from Redmond Way, climbing onto the Novelty Hill plateau toward Redmond Ridge and Redmond Ridge East. Union Hill is the area on the lower slopes and approaches; Novelty Hill refers more specifically to the plateau itself and the corridor running across it.

The terrain transitions from the valley floor near central Redmond up onto the plateau, with views in some directions, substantial tree cover, and a mix of rolling and flat parcels. The corridor includes both established residential pockets and more rural-residential areas with larger lots, agricultural use, and equestrian properties.

What Inventory Looks Like

The corridor’s inventory is unusually varied:

• Older established homes on larger lots — 1970s and 1980s construction on parcels ranging from 1/2 acre to several acres
• Custom and estate homes — particularly on larger parcels with view positions or premium locations
• Equestrian properties — barns, pastures, and arena facilities on properties typically 2+ acres
• Rural-residential parcels — supporting hobby farming, gardening, and animal keeping
• Newer infill construction — increasingly common as land values support new builds
• Smaller subdivisions scattered along the corridor

Lot sizes here are notably larger than central Redmond inventory, and the price-per-acre relationship is part of how the corridor functions. Some properties have water rights, easements, or specific land-use considerations that don’t apply to typical suburban inventory.

Schools

The Union Hill / Novelty Hill corridor is served by the Lake Washington School District, with the eastern reaches potentially crossing into the Riverview School District. Always verify school assignment at the specific address — the corridor has variability that matters.

Who Buys Union Hill / Novelty Hill

The buyer profile reflects the inventory variability:

• Buyers wanting acreage within commuting distance of Microsoft and the Eastside tech corridor
• Equestrian buyers seeking barn, pasture, and arena facilities
• Hobby farmers and gardeners wanting larger lots with agricultural potential
• Estate-home buyers seeking custom inventory on premium lots
• Microsoft and tech executives wanting privacy, lot size, and rural-residential character within reasonable commute
• Long-tenured holders — some corridor properties have been with the same families for decades

Daily Life and Amenities

The corridor is primarily residential and rural-residential. Daily amenities are reached by driving:

• Downtown Redmond — 10–20 minutes west depending on corridor position
• Bear Creek Crossing (Redmond Ridge) — 5–15 minutes east, with grocery and basic retail
• Sammamish River Trail — accessible from western corridor positions
• Local parks and trails — scattered through the corridor
• Wineries and food destinations — accessible to the north in Sammamish Valley and Woodinville

The corridor is car-oriented. Walkability is limited.

Commute Profile

From the Union Hill / Novelty Hill corridor:

• Microsoft main campus: 20–30 minutes by car (depending on position and time)
• Downtown Redmond: 10–20 minutes
• Downtown Bellevue: 30–40 minutes off-peak
• Downtown Seattle: 40–55 minutes off-peak
• Bear Creek Crossing (Redmond Ridge): 5–15 minutes

Novelty Hill Road traffic during peak commute hours is significant, particularly the descent toward Redmond Way and the approach to central Redmond. Commute timing is a meaningful daily factor.

Market Positioning

The Union Hill / Novelty Hill corridor doesn’t function as a simple per-square-foot market. Valuation depends heavily on:

• Acreage and land quality
• Specific land use and any agricultural or equestrian infrastructure
• Custom home quality where applicable
• Updates and condition on older inventory
• Critical areas, easements, and any restrictions on use
• Water and septic systems
• View, privacy, and lot orientation

Per-acre pricing matters as much as per-square-foot here. For estate-scale and equestrian inventory, the comparable analysis is specialized and requires careful selection of relevant comparables.

For current NWMLS-sourced market statistics specific to the corridor, contact Matthew directly.

What Sellers Should Know

Selling along the Union Hill / Novelty Hill corridor requires positioning specific to the inventory type. A few specifics:

• Property positioning matters. An equestrian property markets differently than a custom estate home or a rural-residential lot. The marketing approach should match the buyer pool.
• Documentation. Water rights, easements, septic systems, well water, any critical areas, and any commercial agricultural use should be documented.
• Specialized marketing reach. Equestrian and estate-scale buyers are often regional or national, requiring marketing reach beyond standard MLS exposure.
• Realistic timelines. Specialized properties can take longer to sell than standard suburban inventory.
• Land value where relevant. On older improvements with substantial land value, position accordingly.

What Buyers Should Know

Several specific considerations apply to corridor purchases:

• Septic systems. Most corridor properties are on private septic. Inspection, capacity, and maintenance history matter significantly.
• Well water. Many properties are on private wells rather than city water. Test water quality, evaluate well age and capacity.
• Critical areas. Streams, wetlands, and slopes can affect what you can build, modify, or expand.
• Easements and shared driveways. Common in rural-residential areas. Read the documents carefully.
• Animal keeping. If you plan equestrian or other animal use, verify zoning, parcel size requirements, and any restrictions.
• Commute realities. The drive down Novelty Hill during peak hours is significant. Test the commute at relevant times.
• Specialized financing. Some corridor properties — particularly working agricultural or equestrian — may require non-standard financing.

Frequently Asked Questions

Where exactly is Union Hill? Union Hill refers generally to the area on the lower slopes and approaches to the Novelty Hill plateau, along the Novelty Hill Road corridor east of central Redmond. The boundary between “Union Hill” and “Novelty Hill” is informal — usage varies.

Can I keep horses on Union Hill / Novelty Hill? Yes, on many corridor properties. Equestrian use is well-established in the area, with multiple existing barn, pasture, and arena facilities. Specific zoning, parcel size, and HOA restrictions vary by property — verify for any specific purchase.

Are there HOAs on the corridor? Some specific subdivisions within the corridor have HOAs, but much of the rural-residential and larger-lot inventory is non-HOA. Always verify on a per-property basis.

How does Union Hill compare to Redmond Ridge? Redmond Ridge is a master-planned community with HOA governance, consistent newer construction, and integrated amenities. Union Hill / Novelty Hill corridor is more varied — older inventory, larger lots, equestrian potential, and a more rural-residential character. The price points and buyer pools differ accordingly.

Is Union Hill / Novelty Hill rural? The corridor has rural-residential character in many areas — larger lots, animal keeping, agricultural use — but it isn’t strictly rural. It’s an established corridor with mixed inventory that includes both rural-residential and more conventional suburban properties.

Considering Union Hill / Novelty Hill?

The corridor rewards buyers who understand what they’re buying — lot size, land use, septic and well systems, commute realities, and the specific inventory type all matter more here than in standard suburban markets. Matthew Konsmo is a third-generation Western Washington real estate broker with deep familiarity in Eastside acreage and rural-residential markets, plus the residential construction background to evaluate older inventory and specialized property types.

Call Matthew directly: (425) 463-8243
Email: MatthewKonsmo@gmail.com
Schedule a consultation: matthewkonsmo.com/contact

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Neighboring Areas

The Union Hill / Novelty Hill corridor connects central Redmond to the plateau. Buyers shopping along the corridor often consider these adjacent neighborhoods:

Redmond Ridge — East on the plateau. Master-planned community with HOA governance, integrated amenities, and consistent newer construction — the planned-community alternative.

Redmond Ridge East — Further east. Newer master-planned phase with contemporary inventory.

Bear Creek — West, down off the corridor. Established single-family neighborhood with similar mature character at the foot of the plateau.

Sammamish Valley — North. Agricultural production district with working farms, wineries, and equestrian properties.

Education Hill — Southwest. Premium central Redmond family neighborhood with the LWSD school cluster — the established suburban alternative.