Redmond
Living in Redmond, WA: The Complete Local Guide for Buyers, Sellers & New Residents
Tech-hub energy, Eastside lifestyle, and some of the best parks in King County — here’s what to know about moving to and buying a home in Redmond.
Redmond at a Glance
- Population: ~75,000
- County: King County
- School District: Lake Washington School District
- ZIP Codes: 98052, 98053
- Major Employers: Microsoft, Nintendo of America, Meta, Google
- Commute to Seattle: 25–40 minutes via SR-520
- Light Rail: Sound Transit 2 Line (Downtown Redmond Station)
- Vibe: Tech-modern meets outdoor Pacific Northwest
In This Guide
- Why People Move to Redmond
- Pro Tips From a Local Agent
- Redmond Real Estate Market Overview
- March 2026 Market Snapshot
- Redmond Neighborhoods
- Schools & Education
- Commute & Transit
- Parks, Trails & Outdoor Life
- Food, Coffee & Shopping
- Healthcare
- Climate & Weather
- Buyer & Seller FAQ
- Nearby Eastside City Guides
Why People Move to Redmond
It’s one of the most sought-after places to live on the Eastside of Seattle, and once you spend a weekend here it’s easy to see why. The city blends modern tech-corridor energy with genuine Pacific Northwest outdoor living, all wrapped in a layout that’s surprisingly walkable and bike-friendly. Microsoft’s global headquarters sits inside the city, and Nintendo of America, Meta, Google, and a long list of startups have offices nearby — which is why Redmond consistently shows up on national lists of best places for tech professionals to live.
What surprises most newcomers isn’t the tech presence — it’s the green space. The city holds the title of “Bicycle Capital of the Northwest,” with on-street bike lanes city-wide, the Sammamish River Trail running through downtown, and Marymoor Park anchoring the south end of the city. You can walk from a downtown condo to a 640-acre regional park in fifteen minutes.
For buyers comparing Eastside cities, it typically delivers more home for the dollar than Bellevue or Kirkland, with comparable schools and shorter commutes to most major tech campuses. For sellers, demand stays steady because of those same factors — jobs, schools, and lifestyle don’t go out of fashion.
Pro Tips From a Local Agent
If you’re buying or selling in Redmond, a few things consistently separate the people who get good outcomes from the people who get frustrated. After years of touring homes here, these are the patterns I see again and again.
Pro Tip 1 — Know Your ZIP Code. The city has two ZIP codes (98052 and 98053) and they behave like different markets. 98052 covers downtown, Education Hill, Grass Lawn, and Overlake — denser, more walkable, closer to Microsoft. 98053 wraps the eastern and northern edges — Union Hill, Novelty Hill, Trilogy, larger lots, more privacy. When you compare comps, make sure you’re comparing within the same ZIP.
Pro Tip 2 — Time Your Listing Around RSU Vest Dates. A meaningful share of local buyers work at Microsoft and other tech employers where compensation includes restricted stock units. Vesting events in February, May, August, and November tend to push buyer activity higher in the weeks that follow. If you’re a seller, listing in late February or early March often catches that wave.
Pro Tip 3 — The 2 Line Is Quietly Reshaping Values. Sound Transit’s 2 Line light rail extension to Downtown Redmond opened in 2024, and homes within a 10-minute walk of the Downtown Redmond and Marymoor Village stations have seen meaningfully stronger demand. If you’re buying long-term, station proximity is a real asset. If you’re selling, lead with it.
Pro Tip 4 — Pre-Inspect Before You List. Many homes here were built in the 1980s and ’90s, which means original roofs, water heaters, and Polybutylene piping issues come up regularly. A pre-listing inspection costs a few hundred dollars and almost always pays for itself by removing the buyer’s biggest negotiation lever.
Pro Tip 5 — Buyers, Don’t Skip Sewer Scopes. For homes built before 2000, get a sewer scope. Concrete and clay laterals are common in older neighborhoods, and root intrusion or belly issues can run $8,000 to $20,000 to repair. It’s the single best $300 a buyer can spend.
Pro Tip 6 — Watch the Days-on-Market Number. In early 2026, average days on market in 98052 jumped from 11 to 20 year-over-year. That doesn’t mean the market is weak — it means it’s normalizing. Buyers have more time to think; sellers need to price right out of the gate. Overpriced homes sit, and sitting kills leverage.
Redmond Real Estate Market Overview
The local real estate market is one of the most closely watched on the Eastside. Demand has historically been driven by tech employment, top-rated Lake Washington School District schools, and Redmond’s central location between Bellevue, Kirkland, and Woodinville. After a peak in 2022, prices corrected roughly 10% across the Eastside, and the latest Redmond market data shows 2025–2026 has been a slow rebalancing — more inventory, longer market times, and buyers regaining some leverage.
Housing Types in Redmond
One of the city’s strengths is the variety of housing stock available across budgets and lifestyles:
- Single-family homes — The bulk of inventory; many built in the 1980s and 1990s, with newer infill and custom builds scattered throughout
- Townhomes — Strong supply near downtown and Overlake; a popular choice for first-time buyers and right-sizers
- Condos — Concentrated downtown and along the SR-520 corridor; light-rail-adjacent buildings command a premium
- Equestrian and acreage properties — Common in Union Hill and Novelty Hill (98053), often with stables and arenas
- New construction — Several active downtown high-rise condo projects and infill subdivisions in the eastern edges
Redmond Market Snapshot — March 2026
The latest Redmond Market Pulse data from NWMLS shows a market that is cooler than the frenzy of 2022 but still healthy by historical standards. Inventory is up sharply, prices are softer year-over-year, and buyers have more room to negotiate — a meaningful shift from the multiple-offer landscape of just two years ago.
Current Market Trends: Redmond Real Estate Market Update (March 2026)
A few takeaways from the current data: residential inventory in 98052 has more than doubled year-over-year, days on market nearly doubled, and the percentage of list price received dropped from 106.3% to 101.5%. The condo market softened more sharply, with median prices down nearly 20%. None of this signals distress — it signals balance returning to a market that was running hot.
For more Redmond real estate market trends >
Redmond Neighborhoods
The city is made up of more than a dozen distinct neighborhoods, each with its own character. Here’s a working knowledge of the ones buyers ask about most.
Downtown Redmond
The walkable heart of the city. Restaurants, breweries, the Redmond Town Center outdoor mall, and the new light-rail station are all here. Housing is mostly mid-rise condos and townhomes, with newer luxury buildings going up around the transit corridor. Best suited for low-car lifestyles and anyone who wants downtown amenities at the doorstep.
Education Hill
Just east of downtown, Education Hill is named for the schools clustered along its slopes — including Redmond High School. Housing is a mix of established single-family homes, townhomes, and apartments at slightly more accessible price points than other parts of the city. Hartman Park anchors the neighborhood.
Grass Lawn
South Redmond, with quick SR-520 access. The 28-acre Grass Lawn Park is the centerpiece, with newer single-family homes and townhomes throughout, plus close proximity to Marymoor Park.
Overlake
The most urban-feeling neighborhood in Redmond, sitting at the Bellevue/Redmond border. High-rise condos, modern townhomes, and the Microsoft Connector make this a convenient choice for tech workers. The Overlake light-rail station is a short walk for many residents.
Union Hill & Novelty Hill (98053)
The eastern larger-lot enclaves. Union Hill carries a rural, equestrian-friendly character with original homesteads and the historic Union Hill Schoolhouse still standing. Novelty Hill is a touch newer, with master-planned communities like Trilogy and easy access to Redmond Ridge and Redmond Ridge East. Best for buyers who want privacy, space, and don’t mind a slightly longer commute.
North Redmond
Quieter and more suburban, with a mix of established single-family homes, newer developments, and townhomes. Farrel-McWhirter Park — a 68-acre working-farm park — is the local gem.
Sammamish Valley
The wine-country pocket between Redmond and Woodinville. Larger lots, vineyard views, and a peaceful pace.
Other neighborhoods worth exploring: Viewpoint/Idylwood (lake-adjacent, established), Avondale, Bear Creek, Willows / Rose Hill, Ames Lake, and Southeast Redmond.
For buyers in search of a tranquil setting not far from vibrant tech hubs, I’d recommend looking at Redmond’s eastern neighborhoods—Union Hill, Novelty Hill, and Trilogy. You get acreage, peace, and a five-minute drive to everything that makes the Eastside one of the best places to live in Washington.
Schools & Education in Redmond
Redmond falls within the Lake Washington School District, consistently ranked among the top public school districts in Washington State. Strong schools are one of the most common reasons families relocate here from out of state.
Public Schools (Selected)
- High Schools: Redmond High School, Eastlake High School (parts of 98053), Tesla STEM High School (choice program)
- Middle Schools: Redmond Middle, Rose Hill Middle, Evergreen Middle
- Elementary Schools: Redmond, Rosa Parks, Albert Einstein, Benjamin Rush, Norman Rockwell, and several others
Private Schools
- The Bear Creek School (PK–12)
- The Overlake School (5–12)
- Eastside Catholic (nearby in Sammamish)
- Cedar Park Christian and several Montessori options
Buyer Tip — Verify School Boundaries. School boundaries don’t always match what the listing says. Lake Washington SD adjusts boundaries periodically, and a home one street over can feed into a different school. Always verify directly with the district before writing an offer if schools matter to you.
Commute & Transit
The city’s location is one of its biggest selling points. You’re close to almost everywhere on the Eastside, and Seattle is a manageable drive when traffic cooperates.
- Bellevue: ~10 minutes via SR-520 or 148th Ave
- Kirkland: 5–10 minutes via Redmond Way or NE 85th
- Seattle: 25–40 minutes via SR-520 (variable with traffic)
- Woodinville: 10 minutes via SR-202
- Sea-Tac Airport: ~35 minutes (no traffic)
Light Rail (2 Line)
Sound Transit’s 2 Line opened service to Downtown Redmond in 2024, with stations at Downtown Redmond, Marymoor Village, Overlake Village, and Redmond Technology. The line connects east-west across the Eastside and ultimately to Seattle when the full network is integrated. For commuters, this has become a real alternative to SR-520.
Bus and bike: King County Metro and Sound Transit Express bus routes serve the city, and the bike infrastructure — including the Sammamish River Trail connection to the Burke-Gilman — makes car-free commuting viable for many residents.
Parks, Trails & Outdoor Life
The city earns its “Bicycle Capital of the Northwest” reputation honestly. Between the Sammamish River Trail, an extensive on-street bike-lane network, and Marymoor Park, you can spend most of your free time outside without driving.
Marymoor Park
The headline park. 640 acres at the north end of Lake Sammamish, with sports fields, a velodrome, a 40-acre off-leash dog park, a climbing wall, summer concerts, and one of the Northwest’s best outdoor movie series. The Sammamish River Trail starts here, connecting all the way to the Burke-Gilman Trail and downtown Seattle.
Idylwood Beach Park
A swim beach on Lake Sammamish with picnic areas, a playground, and gentle water access. The local favorite for summer afternoons.
Farrel-McWhirter Park
A 68-acre working-farm park with horseback-riding trails, a barnyard with cows, goats, and chickens, and meadow trails.
Grass Lawn Park
28 acres in south Redmond with sports fields, a skate park, basketball court, splash features, and walking trails.
Redmond Central Connector
A 1.5-mile linear park and trail running through downtown. Public art, bike paths, fitness stations, and easy access to downtown restaurants. The “Redmond Lights” winter installation here is a community tradition.
Other Notable Spots
- Hartman Park (Education Hill) — sports fields and playground
- Perrigo Park (North Redmond) — open fields, walking trails
- Tolt Pipeline Trail — long-distance trail through east Redmond
- Watershed Preserve — quiet hiking and old-growth forest
Food, Coffee & Shopping
Restaurants Worth Knowing
- Pomegranate Bistro — upscale American comfort food near the downtown Whole Foods
- The Stone House — seasonal, sustainable, farm-to-table
- Blu Sardinia — wood-fired pizza and Sardinian Italian
- Spicy Talk Bistro — some of the best Sichuan on the Eastside
- Matt’s Rotisserie & Oyster Lounge — Redmond Town Center go-to
- Black Raven Brewing — beloved local brewery and taproom
Coffee
- Five Stones Coffee — downtown favorite
- Victor’s Celtic Coffee — longtime local roaster
- Caffe Ladro and Caffe Vita — reliable Pacific Northwest classics
Grocery
The area is well-stocked: Whole Foods, PCC Natural Markets, Trader Joe’s, Metropolitan Market, QFC, and Safeway are all within a short drive of downtown.
Shopping
Redmond Town Center is the main outdoor shopping district — a mix of national retailers, restaurants, and a movie theater. Bella Bottega covers daily-needs shopping in north Redmond. For higher-end retail, the Bellevue Collection is 10 minutes south.
Healthcare
Two major hospital systems serve the area:
- Overlake Medical Center (Bellevue) — 10 minutes south
- EvergreenHealth Medical Center (Kirkland) — 10 minutes west
Both have urgent-care satellites locally, plus a robust mix of clinics, specialists, and urgent-care centers within city limits.
Buyer & Seller FAQ
Is now a good time to buy here? The 2026 market is more balanced than it has been in years. Inventory is up, days on market are longer, and buyers have negotiating room they didn’t have in 2021–2022. If you’re financially ready and plan to stay 5+ years, conditions are favorable. Mortgage rates remain the bigger variable — watch them and lock when the math works for you.
How much do I need to earn to buy a median-priced home? With a March 2026 median residential price around $1.54M, a 20% down payment plus current rates puts qualifying household income roughly in the $300K–$350K range, depending on debts and down payment. Condos and townhomes broaden access — condo medians sit in the $640K range.
What should I do to prep my home for sale? Three things move the needle: pre-listing inspection, professional staging, and high-quality photography (including drone and twilight shots if the home has views). Light cosmetic refreshes — paint, hardware, landscaping — return multiples of their cost. Major renovations rarely do.
How long do homes typically take to sell? In early 2026, the average residential days on market in 98052 is around 20 days — up from 11 a year earlier. Well-priced, well-staged homes still sell in the first weekend; overpriced homes can sit for 60+ days.
What about new construction in the area? Several downtown high-rise condo projects are active, plus infill subdivisions in 98053. New construction usually carries a premium, but it also comes with builder warranties and modern energy standards. If you’re considering it, have an agent represent you at the builder’s sales office — there’s typically no cost to you, and you’ll have someone watching your interests during the long build cycle.
Thinking About Buying or Selling in Redmond?
Whether you’re relocating for a tech job, right-sizing, or selling a longtime family home, the Eastside market rewards local knowledge.
Explore Nearby Eastside Cities
Comparing the city to other Eastside options? Each of these has its own market dynamics and lifestyle profile:
- Bellevue City Guide — the urban core of the Eastside
- Kirkland City Guide — lakefront living and walkable downtown
- Sammamish City Guide — top-rated schools and trail access
- Woodinville City Guide — wine country, just north
- Issaquah City Guide — foothills and outdoor access
- Bothell City Guide — value north of the lake
- All Eastside Communities
Market data sourced from Northwest Multiple Listing Service (NWMLS). Information deemed reliable but not guaranteed. Equal Housing Opportunity.
Local guide · Redmond, Washington
Things to Do in & Around Redmond
Parks, dining, trails, waterfront, and city life on Seattle’s Eastside
Commute guide · Redmond, WA
Drive Times from Redmond, WA
Off-peak and rush hour estimates to Eastside, Seattle, and North Sound destinations
Drive times are typical estimates from central Redmond (Redmond Town Center area) via SR-520, I-405, or local arterials, based on WSDOT corridor data and Google Maps averages. Rush hour reflects weekday morning westbound (7–9 AM) or evening eastbound (4–6 PM). Redmond sits at the eastern end of SR-520, with direct access to Microsoft’s main campus and the Sammamish Valley. The 2 Line light rail now connects Downtown Redmond and Redmond Technology stations to Bellevue and the broader Link network, with future connections to Seattle via the I-90 floating bridge segment. I-405 Express Toll Lanes (ETLs) between Bellevue and Lynnwood can save 10–15 minutes during peak hours.
How to read this
- Click a season on the left rail to see its averages.
- The large number is the typical daytime high for that season.
- Scroll down for the city comparison and climate notes.
- All figures are long-term averages — individual years vary.
Western Washington · Almanac № 8
Redmond, by season.
A valley-floor city bracketed by ridgelines — the Sammamish River runs through its core, Marymoor Park anchors the south end, and the same cold-air drainage that fills the valley with morning fog also produces the Eastside's most pronounced frost pockets just miles from Microsoft's campus.
Winter
Dec — FebCold and damp in the valley. Redmond's river-bottom neighborhoods see measurably more freeze nights than the ridgeline neighborhoods above — the Sammamish Valley floor is one of the Eastside's reliable frost pockets when cold air settles in.
Spring
Mar — MayThe valley clears fast. The Sammamish River Trail fills with cyclists by March, the salmon returns to Bear Creek catch the attention of the herons, and by late April the valley fog is mostly a morning memory.
Summer
Jun — AugRedmond runs warmer than its lakefront neighbors in summer — inland from both Puget Sound and Lake Washington, the valley holds afternoon heat, with long evenings at Marymoor Park and weekends on the Sammamish River Trail that stretch well past nine.
Autumn
Sep — NovA slow fade. Warm dry September on the Sammamish River Trail gives way to maple and alder color in the valley by mid-October, then the cold-air drainage resumes in November — first frost arrives earlier here than in Kirkland or Bellevue.
A valley city hemmed in by ridges, with the Cascades close at hand.
Redmond occupies a stretch of the Sammamish River Valley and the surrounding hills of King County's inner Eastside, roughly 16 miles east of Seattle. Downtown and the valley floor sit at about 40 feet of elevation, while the city climbs east and north across a series of forested ridgelines — Education Hill tops out near 500 feet, Overlake and Rose Hill crest in the 380–420 foot range. That elevation gradient is the city's defining climate story: the valley floor behaves like a cold-air basin in calm, clear weather, collecting drainage from the surrounding ridges and producing morning fog and frost conditions measurably harsher than the lake-moderated cities to the west. At the same time, the same inland position that makes winters frost-prone also makes summers warmer — Redmond is shielded from the marine cooling effect of Puget Sound and Lake Washington, so July and August afternoon highs reliably run a degree or two above Kirkland, Bellevue, and Seattle.
The climate is Köppen warm-summer Mediterranean (Csb): cool, wet winters, warm dry summers, with annual precipitation of about 43 inches split heavily between October and April. Annual snowfall averages around 4–5 inches, though the valley floor can retain accumulation longer than surrounding ridge neighborhoods. The USDA hardiness zone is 8b across the city, supporting the Pacific madrone, big-leaf maple, red alder, Douglas fir, and western red cedar canopy that defines the Sammamish Valley's riparian corridors and the forested parks in neighborhoods like Bear Creek and North Redmond.
How Redmond differs from its Eastside neighbors.
Redmond's defining contrast is its inland valley position. Without lake moderation from Puget Sound (which benefits Seattle and Edmonds) or Lake Washington (which benefits Kirkland and Mercer Island), Redmond's valley floor runs colder overnight in winter and warmer in summer than either of those cities. Compared to Bothell and Woodinville — which share the Sammamish Valley floor further north — Redmond is climatically similar, with Woodinville's winery-district valley arguably running even colder in frost pockets during December and January. Compared to Bellevue to the south, Redmond is slightly warmer in summer and slightly colder in winter, because Bellevue's western neighborhoods pick up more marine influence through the Lake Washington corridor. Annual rainfall in Redmond at roughly 43 inches is slightly higher than Seattle's 37 inches and Kirkland's 41 inches — a modest but consistent difference tied to Redmond's inland position and closer proximity to the Cascade foothills orographic lift zone.
| City | Summer High | Winter Low | Annual Rain |
|---|---|---|---|
| Redmond | 76°F | 36°F | 43″ |
| Seattle | 73°F | 38°F | 37″ |
| Kirkland | 75°F | 37°F | 41″ |
| Bellevue | 75°F | 37°F | 41″ |
| Bothell | 76°F | 36°F | 42″ |
| Woodinville | 76°F | 36°F | 43″ |
| Sammamish | 76°F | 36°F | 43″ |
When the valley and the ridges are both at their best.
For long evening rides on the Sammamish River Trail, summer concerts and ultimate frisbee at Marymoor Park, and casual afternoons at Grass Lawn Park with Cascade views in every direction, the sweet spot runs mid-June through late September — afternoons reliably in the mid-to-upper 70s, evenings still warm, and the valley's inland position meaning fewer marine-layer clouds than the cities further west. Late April through May brings the valley corridors back to life — the Sammamish River Trail's riparian alder canopy leafs out, salmon return to Bear Creek through Marymoor, and the downtown restaurants open their patios along the Redmond Central Connector. Mid-October delivers the year's best color in the valley's big-leaf maple and alder groves, particularly along the river corridor between Marymoor and Farrel-McWhirter Farm Park before the November rains arrive in earnest.
What Redmond's climate means for the homes here.
Redmond's split topography creates two distinct homeowner profiles. Valley-floor and river-corridor properties — particularly downtown, Sammamish Valley, and the lower stretches of Bear Creek — sit in the coldest and foggiest zone of the city in winter. Drainage is a serious consideration: properties near the Sammamish River and Bear Creek floodplain require attention to FEMA flood zone designations, and the valley's clay-heavy soils mean surface water management matters year-round. Older valley-floor homes frequently lack adequate gutters for the November–January rain pattern. Ridge and hillside neighborhoods — Education Hill, Overlake, Rose Hill, North Redmond — share the standard Eastside PNW maintenance checklist: moss treatment, gutter capacity, and driveway ice risk on steep streets during the city's occasional hard freeze events. Across the entire city, Redmond's warmer-than-average summers have accelerated the shift to heat pumps as both a heating and cooling solution — new construction in Overlake and the tech-corridor corridors now treats air conditioning as a given rather than a luxury.
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.