Clyde Hill Market Pulse
Four indicators that tell you where the Clyde Hill residential market is heading — sourced directly from NWMLS and refreshed monthly.
A headline number rarely tells the whole story.
Scroll down for the complete view — every chart, every data point, three full years of context. Because the difference between a good decision and a great one is almost always in the trendline beneath the number.
See all graphs & dataSource: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Clyde Hill segment. Reported figures are NWMLS data and are not guaranteed. Equal Housing Opportunity. Matthew Konsmo · Coldwell Banker Danforth.
June 2026 — Matthew’s Analysis of the Clyde Hill Market
In June 2026, the median sales price across Clyde Hill residential came in at $4M, down 38.5% from the month prior, while the median price per square foot stood at $847. Year over year the median is down 12.3%, a signal of some give in pricing power in this market.
On the supply side, Clyde Hill saw 6 new listings come to market in June 2026, against 22 homes for sale at month end. Active inventory is up 37.5% from a year ago, giving buyers a wider field of choices than they had last year. At roughly 7.1 months of supply, that points to a buyer-favored balance by the conventional rule of thumb (under three months favors sellers, over six favors buyers).
Demand stayed active: 5 pending sales and 5 closings in June 2026. The median home took about 3 days to sell — a fast pace that rewards prepared buyers. Sellers are realizing about 95.5% of their original list price — below their original asking price, leaving room to negotiate.
Taken together, the ten indicators describe a buyer-leaning Clyde Hill market. Pricing has softened modestly year over year, while inventory and pace are the levers worth watching month to month. For a buyer or seller weighing a move, the right read is rarely a single headline number — it is the direction these series are trending together, which is exactly what the full charts below lay out.
Source: Northwest Multiple Listing Service® via InfoSparks (ShowingTime). Residential sales, Clyde Hill segment. Analysis by Matthew Konsmo · Coldwell Banker Danforth. Figures are NWMLS data and are not guaranteed.
Clyde Hill vs. Its 5 Closest Markets (Data through June 2026)
Six dimensions, scored relative to the 6 markets shown — the farther a city's line reaches, the stronger it reads on that dimension. Tap a city in the legend to show or hide it.
Clyde Hill Housing Market Trends & Residential Sales Data
Thinking about buying or selling a Residential home in Clyde Hill? This page tracks the Clyde Hill real estate market using live Northwest Multiple Listing Service (NWMLS) data—updated monthly with median sale prices, days on market, closed sales, and inventory levels.
Because Clyde Hill is one of the Eastside’s small, exclusive enclaves—a single-family community of large lots and view homes between Bellevue and the Points, with limited inventory and a concentration of luxury properties—individual sales carry outsized weight in the data. Transaction volume is low, so monthly figures can swing sharply from one period to the next. Reading the numbers in that context is essential. Whether you are timing a purchase or preparing to list, the data below provides a clear, objective look at current market conditions.
Exploring the broader Points and Eastside luxury market? See our guides for nearby Medina, Hunts Point and Yarrow Point.
How Clyde Hill Compares to Nearby Markets (Data through June 2026)
Median sales price, price per square foot, and median days on market across Clyde Hill and its 5 closest NWMLS markets. Open any city for its full Market Pulse.
| City | Median Sales Price | Price / SqFt | Median Days on Market |
|---|---|---|---|
| Clyde Hill Home market | $4,000,000 baseline | $847 baseline | 3 days baseline |
| Medina 0.9 mi away · View Market Pulse | $3,727,500 ▼ −6.8% vs Clyde Hill | $1,102 ▲ +30% vs Clyde Hill | 9 days ▲ +6 days vs Clyde Hill |
| Yarrow Point 0.9 mi away · View Market Pulse | $7,500,000 ▲ +88% vs Clyde Hill | $1,316 ▲ +55% vs Clyde Hill | 5 days ▲ +2 days vs Clyde Hill |
| Hunts Point 0.9 mi away · View Market Pulse | $17,370,000 ▲ +334% vs Clyde Hill | $3,135 ▲ +270% vs Clyde Hill | 79 days ▲ +76 days vs Clyde Hill |
| Bellevue 1.7 mi away · View Market Pulse | $1,750,000 ▼ −56% vs Clyde Hill | $680 ▼ −20% vs Clyde Hill | 11 days ▲ +8 days vs Clyde Hill |
| Beaux Arts Village 3.3 mi away · View Market Pulse | $2,277,300 ▼ −43% vs Clyde Hill | $897 ▲ +5.9% vs Clyde Hill | 4 days ▲ +1 days vs Clyde Hill |
Why Direct Comps Reign Supreme
While median and average prices are useful for identifying broad market shifts, they are often too “macro” when you are trying to value a specific front door. To find the true market value of a Clyde Hill home, nothing beats a direct comparable (comp).
Contact Matthew for a Comparable Market Analysis on your home >
Direct comps account for the critical nuances that broader statistics completely ignore:
Hyper-Locality Matters
Clyde Hill is defined by elevation and view, and few markets reward location nuance more. A lot oriented toward the Seattle skyline, Lake Washington, or the Olympics can command a striking premium over a similar home a block away that looks the wrong direction—well beyond 5% to 10%. The city’s height and vegetation regulations exist precisely to protect those view corridors, which makes a given lot’s outlook a durable, valuable asset. Combine that with high underlying lot values, strong demand for the Bellevue School District, and how few homes trade here each year, and a citywide average tells you very little. A direct comp reflects the reality of the specific lot, elevation, and outlook.
Accounting for Quality and Finishes
Broad data points can’t distinguish between builder-grade finishes and high-end custom upgrades—a distinction that matters enormously at this price tier. Whether a home features standard finishes or fully custom, architect-driven materials, direct comps allow for “line-item” adjustments. Clyde Hill is an active teardown-and-rebuild market, so an original mid-century home and a brand-new estate can sit side by side on comparable lots at very different values. Line-item adjustments ensure the premium investments made in a home are actually reflected in its valuation.
The “Vibe” Factor
Statistics often treat square footage as equal, but buyers don’t. A 1960s daylight rambler held for decades and a 2026 modern custom build might share the exact same footprint, yet they appeal to entirely different buyer pools—and on a prime lot, the land itself may be the real driver. Using direct comps ensures you’re comparing “apples to apples” by matching the architectural style, character, and lifestyle appeal of a property.
The Bottom Line: If you want to know what a home is worth in today’s market, look past the ZIP code averages and focus on the most similar properties that have closed nearby—and, in a market this thin, the most comparable sales across the neighboring Points communities. That’s where the real data lives. Get the facts behind your home’s value. Contact me for a personalized CMA based on your Clyde Hill property’s specific characteristics and current market data.
Clyde Hill Market Questions, Answered by the Data
Written automatically from the live NWMLS numbers on this page — so the answers update themselves each month.