East of Market
– Neighborhood in Kirkland –
East of Market — A Kirkland Neighborhood Guide
By Matthew Konsmo | Coldwell Banker Danforth Updated May 2026
Living in East of Market, Kirkland
East of Market is one of Kirkland’s most established and continuously evolving neighborhoods — a residential community located east of Market Street and north of downtown Kirkland, with walkable access to the waterfront, an unusually rich mix of housing-stock eras, and one of the most active new-construction markets on the Eastside. East of Market shares many advantages with its westward neighbor (West of Market) — proximity to downtown Kirkland, the same Lake Washington School District schools, similar walkability — but with different view dynamics and a generally more accessible price tier that makes the neighborhood a strong option for buyers who want Kirkland-quality living without West of Market’s waterfront premium.
The neighborhood’s geographic position is exceptional. East of Market sits directly north of downtown Kirkland and east of Market Street, with the Cross Kirkland Corridor (Eastrail) running along its eastern edge and Google’s Kirkland campus immediately to the south near Kirkland Urban. Downtown Kirkland is a 5-15 minute walk depending on which street you’re on. Microsoft’s main Redmond campus is approximately 10-15 minutes east. Downtown Bellevue is roughly 10-15 minutes south via I-405. Downtown Seattle is approximately 25-30 minutes off-peak via SR-520 or I-405 (longer in rush hour).
East of Market has an unusually diverse character among Kirkland neighborhoods. The neighborhood was largely built out between the 1920s and 1970s, with substantial original housing stock spanning craftsman bungalows, post-war ranchers, and 1960s-70s tract construction. Beginning in the early 2000s and accelerating significantly in recent years, East of Market has seen substantial teardown-rebuild and major-remodel activity, with active local builders including Imagine Homes, Mirra Homes, Lang Homes, LNL Builds, Gerry Homes, and others producing extensive new construction throughout the neighborhood. The recent Casolare project — a 14-home boutique enclave by Windermere — represents the smaller-footprint, design-focused new construction that’s increasingly common across East of Market.
East of Market Real Estate Overview
East of Market has one of the most genuinely varied housing-stock mixes of any Kirkland neighborhood. The detached single-family core spans roughly a century of construction, from original 1920s craftsman homes through 1950s-60s mid-century, 1970s-80s tract construction, and the substantial 2010s-2020s new-construction wave that’s reshaping the neighborhood block by block.
Architectural styles you’ll encounter throughout East of Market include:
- Original 1920s-1940s craftsman bungalows — increasingly rare as teardown-rebuild activity has reduced the original inventory, but still present on some interior streets
- Mid-century ranchers and split-levels — common throughout the residential interior, often on quarter-acre lots
- 1970s-80s tract homes — two-story floor plans with attached garages
- Northwest Contemporary new construction — the dominant style of recent rebuilds, with volume, light, large windows, wide-plank hardwoods, and seamless indoor-outdoor living
- Cottage-style new construction — smaller-footprint contemporary homes designed for the neighborhood’s tighter lot sizes (Casolare and similar projects)
- Modern remodels of original homes — extensive renovations of original craftsman and mid-century homes that preserve character while updating systems and finishes
- Townhomes — limited but growing inventory, particularly near Market Street and in newer infill developments
- Condos — concentrated near downtown Kirkland and along Market Street; the Soho Condominiums and similar boutique buildings represent the smaller-scale condo inventory
East of Market’s redevelopment dynamic differs slightly from West of Market. While West of Market sees major waterfront-and-view-driven rebuilds, East of Market’s new construction tends toward smaller-footprint cottages, boutique enclaves, and design-focused infill rather than extensive estate construction. This makes East of Market generally more accessible to a wider buyer pool while still offering substantial new-construction options.
East of Market Home Prices
East of Market’s price range is narrower than West of Market but still varied because of the housing-stock and view-quality mix. Recent activity has spanned from condos 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 $1.2M, well-located non-view homes in the $1.5M-$2.5M range, view-oriented hillside homes in the $2.5M-$4M range, and premium new-construction homes regularly listing in the $2M-$5M+ range depending on lot, location, view, and finishes.
Recent sample sales for context:
- 214 10th Ave, Kirkland WA 98033 — Sold July 17, 2025 for $2,200,000. 3 bed, 2.5 bath, 2,407 sq ft. Listed at $2,150,000; sold 2% over list with 28 days on market.
- East of Market 4 bed, 3.5 bath, 3,919 sq ft — Sold July 16, 2025 for $2,390,000.
For current Kirkland and East of Market market data, see the Kirkland Real Estate Market Pulse.
Schools in East of Market
East of Market is served by the Lake Washington School District — one of Washington’s most consistently high-performing public school districts. School assignments within East of Market typically include:
- Peter Kirk Elementary
- Kirkland Middle School
- Lake Washington High School
These are the same schools that serve West of Market, with assignments generally consistent across the broader downtown Kirkland area.
Lake Washington School District periodically redraws boundaries, so buyers should 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 Kirkland Children’s School — useful context for buyers evaluating educational options.
The Anchors: Downtown Kirkland, Google, and the Cross Kirkland Corridor
East of Market’s identity is built around three major anchors:
Downtown Kirkland — Directly south of East of Market across Central Way and Market Street. Downtown’s restaurants, shops, the Kirkland waterfront promenade, Marina Park, and the seasonal Kirkland Wednesday Market are all within walking distance from much of the neighborhood. Kirkland Urban — the major mixed-use development at NE 85th Street and 6th Street S — sits on the southern edge of East of Market, adding restaurants, retail, fitness, and services within easy walking or biking distance.
Google’s Kirkland Campus — Google operates a substantial Kirkland engineering campus at 6th Street near Kirkland Urban, immediately south of East of Market. The campus is one of the largest tech employer concentrations on the Eastside outside of Microsoft’s Redmond complex, and walkable East of Market homes are genuinely within walking distance of one of the region’s largest tech employers. This is unusual — most Eastside tech-adjacent residential is car-dependent.
Cross Kirkland Corridor (Eastrail) — The 5.75-mile Cross Kirkland Corridor trail runs along the eastern edge of the neighborhood, providing direct connections to Bellevue, Renton, Woodinville, and the broader Eastrail regional non-motorized network. Many East of Market homes are within a 5-10 minute walk of trail access points.
Reservoir Park — A neighborhood park on the eastern edge of East of Market, providing green space, walking paths, and a community gathering point that’s distinct from downtown Kirkland’s waterfront amenities.
Outdoor Recreation in East of Market
Beyond Reservoir Park and the Cross Kirkland Corridor, East of Market has strong outdoor amenity access:
- Marina Park — downtown Kirkland’s central waterfront park with the Kirkland Homeport Marina, beach, and event lawn (5-10 minute walk from much of East of Market)
- Heritage Park — historic park with views of Lake Washington and downtown Kirkland
- Waverly Beach Park — slightly farther but accessible by walking or biking through West of Market
- David Brink Park — small waterfront park and beach access
- Reservoir Park — neighborhood-anchored park within East of Market itself
- Cross Kirkland Corridor — direct trail connections to a 40+ mile regional non-motorized corridor
For longer outdoor pursuits, East of Market’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
- Downtown Kirkland to the south — across Market Street and Central Way, with restaurants, shops, the waterfront promenade, and Kirkland Urban
- West of Market to the west — across Market Street, with waterfront access and dramatic views (covered in detail in my West of Market neighborhood guide)
- Norkirk to the north and east — established neighborhood with similar character but generally larger lots and lower price points
- Houghton to the south — south of downtown Kirkland, established residential area
- Forbes Creek to the east — boutique residential area with newer construction (LNL Builds and similar)
- Rose Hill to the east — established residential area with strong school access and connection to Microsoft
My East of Market Pro Tips: Local Insights for Living, Buying & Selling
East of Market has more variables than buyers initially realize because of the layered construction eras, the active new-construction market, the proximity to Google and downtown Kirkland, and the topography that affects both views and walkability. Here’s what I tell clients before they tour homes here.
1. The View Tier Determines Pricing — But Differently Than West of Market
East of Market doesn’t have West of Market’s direct lake-and-mountain view dynamic, but it has its own view tier worth understanding:
- Hillside view homes — homes on streets with elevation can have meaningful Lake Washington and Seattle skyline views from upper floors or potential second-story additions. These properties command real premiums
- Filtered or partial views — many East of Market homes have some lake or mountain visibility from specific rooms or angles
- Non-view interior streets — most East of Market homes don’t have substantial views, and pricing reflects that
- Build-up potential — some lots with currently-blocked views could capture lake-and-mountain views from a new second story or rebuild. This rebuild-for-view potential is a real factor in East of Market pricing for some properties
The price spread between non-view and view homes is meaningful but smaller than West of Market’s spread. View homes are typically $500K-$1M premium over comparable non-view homes.
Pro move: When evaluating a potential East of Market property, ask whether the current view (or lack thereof) could be improved through a second-story addition or rebuild. For some lots, the build-up potential is part of the underlying value even if the current home doesn’t capture it.
2. The Google Adjacency Is a Real Factor
Google’s Kirkland campus on 6th Street is one of the largest tech employer concentrations on the Eastside, and walkable East of Market homes are within walking distance — typically 10-15 minutes from much of the neighborhood. This affects:
- Buyer demand — East of Market homes have steady demand from Google and other tech employees who want walkable proximity to the office
- Rental dynamics — long-term and corporate rental demand is strong, which affects investor strategy
- Walking patterns — daily foot traffic during weekday commute hours is genuinely different from purely residential neighborhoods
- Restaurant and retail demand — Kirkland Urban’s tenant mix reflects the lunch-and-after-work demand from the adjacent Google campus
For buyers in tech, this adjacency can be a primary reason to choose East of Market. For other buyers, it’s a neutral or positive factor — Google’s campus presence supports neighborhood amenities without dominating the residential character.
Pro move: If walkable proximity to Google is a priority, evaluate East of Market homes within a 15-minute walk of 6th Street. Use Google Maps or test the actual route during morning commute hours to verify the walking experience.
3. The New Construction Market Is Active and Builder-Diverse
East of Market has more named-builder new construction than most Eastside neighborhoods. Active builders include:
- Imagine Homes — Northwest Contemporary
- Mirra Homes — modern with thoughtful craftsmanship
- Lang Homes — luxury with high-end finishes
- LNL Builds — boutique cottages
- Gerry Homes — cottage-style and Casolare boutique enclave
- Prestigious Builds — modern construction
- Enfort Homes — also active in West of Market
Each builder has different design sensibilities, finish quality, and price tiers. Buyers comparing East of Market new construction should evaluate builders the way they’d evaluate any major purchase decision — looking at completed projects, getting feedback from past buyers, understanding warranty terms and construction practices.
Pro move: Before falling in love with a new-construction listing, look at three or four other recent projects by the same builder — not just photos, but actual visits if possible. Construction quality varies meaningfully even among Kirkland’s better-known builders. My residential construction background is genuinely helpful for evaluating builder quality, finish work, and long-term durability — happy to walk through new-construction options together if you’re considering the route.
4. The Original Construction Era Inspection Realities
A meaningful share of East of Market original-condition homes were built between 1920 and 1975. That layered era of Pacific Northwest construction has predictable inspection findings — and the issues vary by construction era:
For 1920s-1940s craftsman homes:
- Knob-and-tube wiring — common in pre-1950s homes; flagged by most insurance carriers and often requires substantial replacement
- 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
For 1950s-1970s homes:
- Galvanized water supply lines — common before ~1965
- Cast iron drain lines — durable but eventually fail at joints
- Original electrical panels — Federal Pacific (FPE) and Zinsco panels are flagged by most insurance carriers
- Single-pane windows — common in original homes
- Cedar shake or composition roofs at end of life
- Older oil tanks — some homes were originally oil-heat; buried tank decommissioning matters for both 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 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 East of Market homes often have surprisingly good bones (Pacific Northwest construction of this era was generally well-built) but the systems-level issues are real and need to be priced into your offer.
5. Walkability to Downtown Kirkland Varies Dramatically
The “walkable to downtown Kirkland” claim is technically true for most of East of Market, but actual walking experiences vary substantially based on which street and which downtown destination:
- 5-minute walk: southern East of Market streets within 2-3 blocks of Central Way
- 10-minute walk: most of central East of Market
- 15-20 minute walk: northern East of Market and uphill streets
- Driving from northern East of Market is often the realistic option even though “downtown is close”
Topography matters here too — though less dramatically than West of Market. East of Market’s slopes are gentler than West of Market’s, but uphill walks back from the waterfront still vary by route.
Pro move: Walk the actual route from any home you’re considering to the specific destinations you’d actually use — your favorite restaurant, the grocery store at Kirkland Urban, the waterfront. Test it both directions, including with the actual bag/load you’d carry on a typical trip.
6. The ADU and DADU Reality
The City of Kirkland has been progressive on accessory dwelling units (ADUs and DADUs), and they’re increasingly common in East of Market — both built into new construction and added to original homes through renovation. Listings frequently mention “site plan for future DADU” as a value-add feature.
For buyers, ADUs/DADUs offer:
- Multigenerational living — separate space for parents, adult children, or extended family
- Rental income potential — long-term or short-term rental options (subject to City of Kirkland rules)
- Home office or studio space — flexible use as the household needs change
- Resale value premium — ADU-included properties typically command higher prices
For sellers and renovators, the City of Kirkland’s ADU rules generally permit them with specific requirements for parking, setbacks, owner-occupancy in some scenarios, and design standards. Lot size matters significantly — smaller East of Market lots may not accommodate detached ADUs even if the zoning would allow them.
Pro move: If ADU potential matters for your purchase strategy, verify the specific property’s ADU status (existing or potential to add) with the City of Kirkland during due diligence. Lot size, zoning, existing structures, and setbacks all affect what’s possible.
7. The Cross Kirkland Corridor / Eastrail Asset
The Cross Kirkland Corridor (now part of the broader Eastrail regional trail system) runs along East of Market’s eastern edge. As more Eastrail segments come online over the coming years, East of Market’s position on a major regional trail becomes increasingly valuable for:
- Bicycle commuting to downtown Bellevue, Microsoft, Woodinville, and (eventually) Renton
- Recreational walking and running on a paved, traffic-free corridor
- Property value impact — homes within a 10-minute walk of Eastrail access points consistently outperform comparable homes without trail access
- Future Sound Transit Stride bus rapid transit — planned to connect Kirkland to the broader regional transit network, with stops along the Eastrail corridor
Pro move: When evaluating East of Market homes, factor Eastrail access into your decision. Homes on or within easy walking distance of the corridor have real positioning advantages that will likely strengthen over time as the regional trail network matures.
8. Downtown Kirkland Adjacency: Asset and Variable
East of Market’s adjacency to downtown Kirkland is one of its strongest assets — but downtown’s seasonal activity creates some variables worth knowing:
- Summer weekends are extremely active in downtown Kirkland, with substantial foot traffic, restaurant crowds, and event programming
- Kirkland Wednesday Market (seasonal) brings additional activity to the downtown waterfront
- Concerts at Marina Park during summer months bring evening activity
- Independence Day fireworks at Marina Park draw crowds and traffic
- Most northern East of Market is far enough from downtown to be unaffected by these seasonal dynamics
- Southern East of Market experiences more downtown-adjacent activity
For buyers, this is generally a feature — proximity to a vibrant, walkable downtown is part of why East of Market commands a premium. But buyers who want very quiet residential character with no downtown adjacency may prefer northern East of Market or other Kirkland neighborhoods.
Pro move: Visit East of Market on a busy summer Saturday — particularly during Wednesday Market or a downtown event — to understand the seasonal activity dynamic before committing.
9. The East of Market vs. West of Market Decision
Many Kirkland buyers seriously consider both East of Market and West of Market, and the decision often comes down to specific priorities:
Choose West of Market when:
- Direct lake views or waterfront access are priorities
- You want to be closer to Lake Washington for water activities
- The waterfront price premium is within budget
- Walking to Waverly Beach matters
- You prefer higher-elevation western sun exposure
Choose East of Market when:
- Walking to Google or Kirkland Urban matters more than lake access
- The price tier is more accessible for your budget while staying in walkable downtown Kirkland
- You prefer tighter walking proximity to downtown’s restaurants and shops
- Cross Kirkland Corridor / Eastrail access is a priority
- You want new-construction options across multiple builders and price tiers
- Reservoir Park as a neighborhood amenity is appealing
Both neighborhoods have similar Lake Washington School District access, similar quality of housing-stock options across price tiers, and similar walkability to downtown Kirkland. The fundamental difference is lake-and-view-orientation (West of Market) vs. east-side-walkability-and-broader-amenities (East of Market).
Pro move: If you’re undecided between the two neighborhoods, walk both on the same day at similar times. The character difference is genuine but often best understood by comparison rather than separately.
10. The Long-Term Eastside Position
East of Market sits at an unusually privileged position in the broader Eastside transformation:
- Walkable downtown Kirkland — one of the few genuinely walkable downtowns on the Eastside
- Google Kirkland campus adjacency — major tech employer within walking distance
- Cross Kirkland Corridor / Eastrail — direct connection to major regional non-motorized corridor
- Sound Transit Stride bus rapid transit (planned) — connecting Kirkland to the broader transit network
- Top-tier school district — Lake Washington School District performance attracts long-term family buyers
- Active new construction across multiple builders and price tiers — continuously refreshing the housing stock
For long-term holds, East of Market’s combination of walkability, transit access, employer adjacency, and continuous reinvestment is genuinely difficult to replicate. The neighborhood has been a top-tier Kirkland destination for decades and shows no signs of changing position.
Pro move: When evaluating East of Market for a long-term hold, focus on the durable features — view potential, lot quality, walkability to downtown Kirkland, school assignment, walkability to employer corridors — rather than current home condition. Homes can be remodeled or rebuilt; lot characteristics generally cannot.
Is East of Market Right for You?
East of Market tends to be a strong fit when:
- Walkability to downtown Kirkland is a priority
- Walking proximity to Google’s Kirkland campus matters for your work
- Lake Washington School District schools are a priority
- You appreciate a neighborhood with both established character and active new-construction investment
- Cross Kirkland Corridor / Eastrail access is part of your lifestyle
- You want Kirkland-quality living without the West of Market waterfront price tier
- You’re comfortable with construction-period activity from ongoing teardown-rebuild work
It may be less of a fit when:
- Direct lake views or waterfront access are non-negotiable — West of Market is a better fit
- You want very quiet residential character without seasonal downtown activity or Google campus daytime traffic
- Larger lots and more rural character are priorities — East of Market lots are tighter than typical Eastside large-lot neighborhoods
- You prefer a neighborhood without active redevelopment
Thinking About Buying or Selling in East of Market?
East of Market is one of the most genuinely interesting Kirkland neighborhoods to walk buyers and sellers through right now because of how much is happening simultaneously — the new-construction wave from multiple named builders, the Google campus growth, Kirkland Urban’s continuing evolution, the Eastrail buildout, and the layered construction-era housing stock that creates remodel opportunities at every price tier.
If you’re considering East of Market — whether buying an original cottage with rebuild potential, a recently remodeled mid-century home, a new-construction Northwest Contemporary, or a Casolare-style boutique enclave home — let’s talk. I can pull recent comps, walk you through what’s coming to market, and help you think through whether East of Market fits your priorities better than alternatives like West of Market, Norkirk, Houghton, or other premium Kirkland locations.
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.