Facebook
X
Pinterest
Copy Link
How’s the Market? Q1 2025 Review of Seattle Area Real Estate
Q1 started the year off strong for Seattle-area real estate with the majority of homes selling in the first 10 days on the market and for at or above their listed prices. Median sales prices were also up compared to Q1 of last year. Buyers enjoyed more choice with new listings outpacing sales, steadily increasing our supply of available homes for sale.
What the numbers don’t show yet is that the spring market sprang early, in January and February; now that prime inventory is hitting the market, demand appears to be waning. Our advice to Home Shoppers: don’t take any chances. Just because the last new listing didn’t sell in a competitive situation, doesn’t mean the next one won’t. If you love the home, act with confidence. Our advice to Home Sellers: don’t take any chances. Prep well, price appropriately, and take that first buyer seriously. It’s unpredictable out there.
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
The Seattle real estate market continues to show encouraging signs of strength and stability as we step into 2025. Median home prices rose 6% year-over-year to $960,000, building on the 9% increase we saw in Q1 2024 and rebounding from $830,000 in Q1 2023. That’s a remarkable $130,000 gain in just two years. Inventory is also trending in the right direction, with 2,293 new listings this quarter—up 14% from Q1 2024 and significantly higher than the 1,958 new listings in Q1 2023. It appears that need is outweighing the pull of a sub 3% interest rate when considering whether or not to make a move.
Momentum is visible across several neighborhoods. West Seattle, for instance, saw 75% of homes sell at or above list price (up from 71% last year and 70% the year before), while North Seattle maintained its reputation for competitive sales—70% sold at or above list and 66% sold in the first 10 days. Madison Park & Capitol Hill remained a strong performer with an impressive median price of $1,100,000; holding steady year-over-year after a 10% jump last year.
Citywide, 71% of homes sold at or above list price—up from 69% in Q1 2024—and the average price per square foot increased to $580, up 2% from last year. Quick market movement also continues to be a theme, with 62% of homes going pending in the first 10 days.
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
The Eastside market continues its upward momentum, with a 5% year-over-year increase in median sale price to $1,680,000 in Q1—building on the 14% jump reported in Q1 2024 and the remarkable recovery from Q1 2023’s $1,400,000 low. This marks a $280,000 increase over two years, a clear signal of sustained buyer demand and market strength.
Homes are moving quickly, with 69% selling in the first 10 days—up from 65% last year. Additionally, 72% of homes sold at or above list price, improving consistently from 68% in 2024. East Bellevue (E of 405) stood out with 83% of homes selling in the first 10 days and a 10% jump in median price—continuing its leadership in market competitiveness in recent years.
We also saw notable activity in Redmond, where sales rose 10% and 75% of homes sold in the first 10 days. Kirkland held strong as well, with an 8% increase in median price to $2.21M after last year’s 32% gain. And despite West Bellevue’s sharp 18% price dip, it remains one of the most valuable submarkets with a median price of $3,200,000.
The listing count jumped 21% year-over-year, with 1,833 homes hitting the market—finally turning a corner after multiple years of historically low inventory. Overall average price per square foot also increased 4% to $699.
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
Mercer Island’s real estate market launched into 2025 with remarkable momentum. Median sale prices surged 17% year-over-year to $2,937,000—outpacing both Q1 2024’s 13% growth and 2024’s full-year 11% rise. This continued appreciation reflects strong buyer demand and an increase in high-value transactions across neighborhoods like Southend and Northend, which posted some of the highest median sales at $4,401,000 and $4,012,000 respectively.
While total sales volume declined by 21% from Q1 2024, due in part to seasonally low inventory, the market remained highly competitive. Over half (53%) of homes sold within the first 10 days—down from 73% in Q1 2024 but still a strong indicator of buyer urgency. Likewise, 47% of homes sold at or above list price, a notable drop from last year’s 65%, but consistent with Q1’s evolving pace as buyers exercise more discretion amid shifting macro conditions.
Inventory began to bounce back with 66 new listings—12% more than Q1 2024—signaling renewed confidence from sellers. Price per square foot rose modestly by 4% to $846, continuing the stable value trend seen in prior quarters.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
The condo market is off to a strong and balanced start in 2025. With a 15% year-over-year increase in Seattle’s median condo price—now at $635,000—and a 9% increase on the Eastside to $735,000, it’s clear that confidence is returning to this sector. Seattle posted a 19% rise in condo sales, while Eastside transactions grew 15%, building on the momentum established last year. Go Seattle Go! We’re always rooting for downtown condo recovery.
Woodinville condos were the breakout stars this quarter, with a remarkable 108% rise in median sale price and 41% more units sold. Likely due to new construction projects in wine country. Redmond followed suit, reporting a 27% price jump and 36% growth in volume. Meanwhile, West Bellevue remains the most expensive submarket at $1,045,000, despite some pricing fluctuations. Seattle’s North End also had a strong showing, with prices up 3% and more than half of condos selling at or above list price.
In terms of competitiveness, Mercer Island stood out with 80% of its (5) sales happening in the first 10 days—up from 52% last year. This level of demand echoes across the Eastside, where 44% of homes sold within 10 days, up from 39% last year. Seattle mirrored this pace with 35% selling in the first 10 days.
Inventory has expanded as well. New condo listings rose 34% over last year, providing buyers with more choice while keeping upward pressure on prices. The condo market is proving to be as unpredictable as all things in the US today. There are certainly bright spots and it we are cautiously optimistic that Home Shoppers are considering condos a realistic option, unlike years past.
Check out area-by-area details the full condo report.
WATERFRONT
Seattle led the pack with 10 waterfront sales in Q1 of 2025, including the highest sale in the region—an immense 15,321 square foot Magnolia home on over 3 acres and 293 feet of waterfront that sold for $21,500,000. All but 3 of Seattle’s waterfront homes sold within the first 10 days on the market with one Lake Forest Park home going for $160,000 above the asking price.
The Eastside also posted some impressive Q1 sales, including a $16m Hunts Point sanctuary and a $13.125m Italian-inspired stunner at Mercer Island’s southern tip. The most modest waterfront sale was an original 1968 beach house on 58 feet of lakefront in Bellevue that sold for $1,750,000.
This brief overview of the entire Seattle-Eastside private waterfront market, including Mercer Island and Lake Sammamish, illustrates the trends occurring in our region over time. This data is interesting and insightful but cannot replace an in-depth waterfront analysis with your trusted professional.
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2025, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Brooke Davis and Northwest’s Best Real Estate Video & Photography. Eastside cover photo courtesy of Joe C. Liu and Clarity Northwest Photography. Condo cover photo courtesy of Andrea Iverson and Andrew Webb, Clarity Northwest Photography.
Should You Sell Your Home Off-Market?
In today’s real estate market, sellers are often presented with different strategies for selling their homes. One of the most debated topics is whether to list a home on the open market or to sell it off-market through private channels. While there may be rare instances where an off-market sale makes sense, the reality is that exposing your home to the full market is the best way to ensure a fair, competitive, and profitable transaction.
The Risk of Fair Housing Issues in Off-Market Sales
Selling a home off-market can create unintended fair housing concerns. The Fair Housing Act exists to ensure that all buyers have an equal opportunity to purchase a home, regardless of race, religion, gender, familial status, or other protected characteristics. When a home is sold privately, the pool of potential buyers is inherently limited, which could lead to discriminatory practices—intentional or not. Open market listings ensure that every qualified buyer has the opportunity to compete, making the transaction transparent and equitable.
Competition Drives Higher Prices
One of the most compelling reasons to list on the open market is the power of competition. Real estate is fundamentally a supply-and-demand-driven industry, and competition among buyers is the most reliable way to achieve the highest possible sale price and favorable terms for a seller.
Consider recent data from metro King County: 30% of homes sold over the asking price. In Seattle, where the median home price is $945,000, those homes sold for a median of 4% over list price—translating to an additional $37,800 in a seller’s pocket. On the Eastside, where the median home price is $1,600,000, that number jumps to a 5% median premium, equating to an extra $80,000. These numbers illustrate the clear financial advantage of market exposure. The more buyers who see a home, the greater the likelihood of multiple offers, which naturally drives prices upward. Further, when buyers compete, they compete with strong terms not just on price. Things like faster closing, free rent back, earnest money delivered up front, can all be negotiated given the proper market exposure.
Why Do Some Buyers Want Off-Market Sales?
When a buyer is pushing for an off-market transaction, it’s worth questioning why. Often, buyers seeking off-market deals are looking to sidestep competition in order to secure a home for less than they’d pay in a bidding war. In some cases, they may even be investors looking to purchase a property below market value to maximize their own return. While these buyers may frame their offer as a benefit to the seller—offering convenience and a quick close—the reality is that they are often the primary beneficiaries of such transactions.
Are There Ever Valid Reasons to Sell Off-Market?
There are a few instances where an off-market sale may be appropriate. High-profile sellers who require discretion, homeowners dealing with sensitive personal circumstances, or those who have already pre-negotiated a deal with a trusted party may choose to sell privately. However, for the vast majority of sellers, the goal is to achieve the highest return with the smoothest transaction possible. That can only be accomplished with full market exposure.
Beware of Gimmicks Disguised as Benefits
Some firms may try to sell you on the idea that off-market sales are in your best interest. Be wary of these claims. Often, this is simply a tactic to get their foot in the door—to secure a listing without having to do the full marketing and exposure necessary to achieve the best result for you. If an agent is recommending an off-market sale, ask yourself who stands to benefit the most: you, them, or the buyer?
The Bottom Line: Listing on the Open Market Equals Maximum ROI
If your priority is securing the highest price and ensuring a fair and competitive process, listing your home on the open market is the clear choice. The numbers don’t lie—competition drives higher prices, and transparency ensures fairness. It’s so easy to get caught up in the whirlwind of an off-market offer. And it’s flattering to feel like your home is so appealing that people are knocking on your door before it even debuts. For some, the privacy of an off-market sale offsets the considerable dollars left on the table. But for most of us, those dollars matter. And having multiple interested buyers instead of just one means better terms and more certainty as you head towards the closing table. While off-market sales may have their place in very specific situations, they should not be embraced as a superior alternative. An experienced real estate professional will always prioritize your financial best interests over convenience-driven gimmicks.
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2025, Windermere Real Estate/Mercer Island.
How’s the Market? Annual Review of Seattle Area Real Estate
Happy New Year! Whew, we made it! With 2024 now in the books, we’re looking back fondly on a real estate market that showed positive signs of growth in virtually every sector. Median sales prices posted strong double-digit gains on the Eastside along with a healthy 8% rise in Seattle. Listings also rose, easing the strain for buyers grappling with our housing shortage.
If you’ve waited long enough and 2025 is the year for you to make a move, we recommend front loading that decision. Pent up demand (both sellers waiting to sell and buyers waiting to buy) should give us a spring full of blossoming and beautiful inventory. There is less volatility in interest rates than there has been in recent months, you’ll see that the average rate has been rock steady around 6.75% in 2023 and 2024. Overall, this is a great time to buy or sell and I know your real estate professional is excited to help you!
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
From a statistical/real estate perspective, the numbers don’t really reflect the overall vibe of the year. In a good way! It’s all positive news: prices are up, listings are up, and market time is down. The City of Seattle is in full recovery mode. Homeowners are awaiting the new density plan and eager to learn what the city has in store for the core neighborhoods around transit. It’s an exciting time. Median sold price city-wide reached a record $945,000 (modest, as that is $5000 above the previous record set in 2022) and homes sold for an average 104% of list price when they attracted a sale in the first 10 days (58% of the total sales).
Lake Forest Park and Madison Park saw the greatest price gains at 11% and 12% respectively. North Seattle was over all the “strongest” with 66% of homes selling in the first 10 days and 70% of homes selling for at or above list price. There was a modest gain in new listings across the board at 8769, while still lower than typical. The ten-year average is around 10,500 listings per year. No bad news here with average price per square foot gains of 5% to $564!
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
Welcome 2025! We (the real estate community) are feeling hopeful and bullish about what’s to come. So far, the numbers year over year support that. When we reviewed 2023 for the Eastside, the only positive statistic reported was Mercer Island’s 2% rise in the number of home sales. Looking at the 2024 report with that perspective it is ALL good news. New listings are up 14% for the year, while the number of sales are up nearly 10%. This is absorption of inventory to be excited about. Prices are up 11% to a record high of $1,600,000!
Woodinville and the area S of I-90 saw the largest price gains at 16% and 14% respectively, likely enjoying the benefits of buyers ‘pushing out’ because of the pressure of affordability in the core neighborhoods. Kirkland and West Bellevue were among the highest total sales and still a strong showing in price gains at 11% and 8%. Even though Bellevue (E of 405) saw the most modest price gains this was arguably the most popular neighborhood with 74% of homes selling in the first 10 days and 71% selling for at or above asking price!
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
2024 was a solid year for Mercer Island: 11% overall price growth, on average 98% list to sales price ratio, and a respectable 32 cumulative days on market. This was a year of calm and confident decisions made by the entire real estate market. Home buyers and sellers alike. Looking to the neighborhoods there were two that stood out in relation to 2023: The Eastside and The Lakes where total sales had massive growth. 26 homeowners (vs 11 in 2023) moved on the Eastside and in the Lakes there were 4 transactions, a whopping change given that there were no sales reported on the MLS in 2023. The Island has not yet reached the peak prices from 2022, but we’re on our way!
Shifting to the condo market, 2024 was a sleepy year. With 47 new listings and 33 sales (both about 20% lower than in 2023), the average list to sales price ratio of 101% surprised us! Total median price is down YOY by about 8%, but with such little data to draw from this number tends to swing more than most. The overall price swing was from $339,000 for a studio to $1,775,000 for a 2 bedroom luxury unit. 19 of the 33 sales were 2 bedroom units. All in all condos on the island are a necessary market segment that we continue to watch closely as an overall indicator of market health.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
In reviewing last years’ report, there was so much RED! This year is a refreshing change with some positive numbers sprinkled in. Even the pockets that remain flat feel like good news, after all, a push is a win! Perspective is everything, in life and in real estate. This year was absolutely a bright spot for condos in the last several months. This was due in large part to external factors: affordability issues in single family, perceived ‘high’ interest rates, continued density issues in the ‘burbs, and major employers recall to office. Urban life in both Seattle and on the Eastside are experiencing a renaissance and we’re here for it!
The headline in Seattle is that prices are UP! Downtown saw an increase of 8% to a median price of $650,000. Though, North Seattle carried the day with an eye popping 18% increase in median price. While price per square foot was flat on average, new listings are up 21% YOY. Sellers are dipping their toes back in the market at higher prices (up 5.3%) and seeing moderate success with total sales down 3% (compared to a 26% drop in 2023). Buyers know they have options and will wait to pick off the low hanging fruit: best perceived value for their dollar.
Meanwhile, on the Eastside: prices are up, listings are up, sales are up. A nice headline, but let’s break it down. New listings rose a whopping 34% year over year (which you may remember saw a 23% dip from 2022). Demand was steady with total sales up 15% YOY; we didn’t quite absorb all of the new inventory but that is to be expected. So, even with a relatively high absorption rate prices rose to a record high median of $695,000. The stars of this price gain are, not surprisingly, Kirkland and West Bellevue at 28% and 24% respectively. We can’t wait to see what 2025 will bring!
Check out area-by-area details the full condo report.
WATERFRONT
The Eastside saw a huge boost in waterfront sales with 50% more sold in 2024 than 2023. Mercer Island and Lake Sammamish posted similar sales gains of 45% and 43% respectively. While Seattle had 2 fewer sales than the year prior, its waterfront homes sold faster than in any other area and fetched higher selling prices as compared to list prices.
The highest waterfront sale was $38,900,000 for an immense 13,590 sq. ft. Medina estate on 117 feet of Lake Washington shoreline. The most modest sale was $1,400,000 for a 1960 Ralph Anderson original on Seattle’s Arroyo Beach.
This brief overview of the entire Seattle-Eastside private waterfront market, including Mercer Island and Lake Sammamish, illustrates the trends occurring in our region over time. This data is interesting and insightful but cannot replace an in-depth waterfront analysis with your trusted professional.
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2025, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Michael Fleming and Clarity Northwest Photography. Mercer Island cover photo courtesy of The Sirianni Group and Clarity Northwest Photography. Condo cover photo courtesy of Luke Bartlett and Matthew Gallant, Clarity Northwest Photography.
How’s the Market? Q3 2024 Review of Seattle Area Real Estate
While Q3’s summertime market slowed a bit from the frenetic spring pace of Q2 (we call this the “Summer Slump”), median home values are up across the region compared to this time last year. Most homes still sold at or above their listed prices in the first 10 days on market. However, buyers had more choice with higher inventory levels AND some room to negotiate on price for those homes that stayed on the market past the 10-day mark.
What does this mean for the rest of 2024? We typically see buyer activity decrease as we head into the holidays, and of course, it’s also election season. If you’ve been considering a purchase and are of the mindset that you don’t want to compete, THIS IS YOUR MARKET! For sellers the average days on market in Q3 was 20 for Seattle and 18 for the Eastside. Which means: if your price didn’t attract a buyer in the first two weeks, it’s probably time to re-evaluate. Interest rates are better than they’ve been since mid 2022. Quality inventory is being presented to the market. If you see a great house, be prepared to move quickly. Opportunity Knocks.
Click or scroll down to find your area report:
Seattle | Eastside | Mercer Island | Condos | Waterfront
SEATTLE
Lots of good news in Seattle during our post-summer glow. Prices are up year over year by 5% to $937,000. While we’re still under the peak median of $1,000,000 set in Q2 of 2022 and $970,000 from last quarter, this is so typical for Q3. We’ve seen it every year from Q2 to Q3 going back to 2018 (except in 2020 largely because the real estate market shut down completely in Q2). Buyers had lots of choice, with more inventory to end the quarter than we’ve had since Q3 of 2022. Even with these buyer bright spots we still saw 56% of homes sell in the first 10 days and 34% over the asking price.
Average price per square foot and median price were in positive territory across the board this quarter in all neighborhoods. Richmond Beach/Shoreline and Madison Park/Capitol Hill both saw larger than typical gains in $/sq.ft. (11%) and median price (10%) respectively. North Seattle appeared to be the “hottest” market around with 64% of homes selling in the first 10 days. Again, really great numbers in Seattle given that Summer Slump was in full effect.
Click here for the full report and neighborhood-by-neighborhood statistics!
EASTSIDE
The Eastside continues to be the region’s crown jewel of real estate. Median prices are up again year over year by 8%. Most of us felt what we lovingly call the Summer Slump, and the numbers confirmed this. Prices (median) AND transactions were down 6% overall when compared against Q2 of 2024. That’s a $100,000 dip in median sales price if you missed the spring market. This is absolutely typical for the PNW and Metro King County. Seasonally our peak seasons are spring and post Labor Day/pre-holiday. This year that may be disrupted by election distractions. Time will tell if it’s a market lacking in consumer confidence or simply existential distraction.
The micro markets across the Eastside are fairly homogeneous. Among the 8 neighborhoods that we track, the median price swing was 3-11% but all in a positive direction. Total transaction volume is up 18% signaling that eventually life changes will trump a 2.5% interest rate. While homes were mostly selling in the first 10 days, multiple offers/paying over asking price were not the norm. In fact, the split between at, above, and below was relatively even.
Click here for the full report and neighborhood-by-neighborhood statistics!
MERCER ISLAND
Fall has come for Mercer Island. The summer construction on Island Crest is done, school buses are out en force, and those filtered views that only come out in winter are starting to show. It’s time to look back fondly at the summer real estate market: prices are up YOY by 3% to $2,440,000 to end the quarter. This is likely more about trailing gains from a robust spring than it is about actual gains from Q3, given the indicators. A whopping 40% of homes sold under list price. It took 40% longer than 10 days to sell (not necessarily the same 40%) but only for about a 2% discount. This suggests that seller pricing and buyer motivation are evenly matched. There were 50 active listings at end of quarter, the most since Q2 of 2020 when real estate shut down completely.
Focusing on neighborhoods, The Lakes, Mercerwood, Mercerdale, and Mercer Island Estates saw 100% of homes sell in the first 10 days for an average of 102% of sales price. This goes to show that in any market, despite overall conditions, there will always be “hot homes.” Mid-Island had the most overall activity with 22 of the 68 sales across the Island. These occurred at $865/foot and 16 of the 22 homes sold in the first 10 days for at or above list price.
Click here for the full report and neighborhood-by-neighborhood statistics!
CONDOS – SEATTLE & EASTSIDE
Once again, we’re rooting for the Seattle condo market as it proves to be the little engine that could! Chugging along toward modest price gains even when the rest of the market seems to be struggling a bit, Seattle condo prices have held steady for the last 6 quarters, with mostly positive change. Eastside condos hit a median price all-time high in Q2 at $709,000. We’re off of that a touch to $690,000 in Q3, to be expected after a beautiful summer. The Eastside ended the quarter with 29% more listings than this time last year and only 13% more sales. Mounting inventory tends to lead to price softening. Overall, nearly 50% of condos sold for at or above their list price!
When you compare the charts in the report, there is admittedly more positive news on the Eastside than in Seattle. Overall, we’re encouraged that despite many neighborhoods experiencing a drop in sales, average price per sq. ft. held flat and median price is up overall. On the Eastside it’s still great news all around for the market, especially in West Bellevue with 26% median sales price gains and total sales up 55%.
Friendly PSA: PLEASE remember that there is a ‘first rung’ of the property ladder. CONDOS create an affordable option to start building wealth at a younger age. It’s an important real estate product that has been overlooked. I am hopeful that enterprising young homeowners return to the condo market in droves this next real estate cycle.
Check out area-by-area details the full condo report.
WATERFRONT
While a bit slower compared to last quarter, waterfront sales remained strong in Q3 with 10 on the Eastside and 8 in Seattle. Lake Sammamish moderated in summer with just 5 sales compared to the crazy 15 we saw in spring, while Mercer Island stayed fairly steady with 4 (compared to 6 in spring). The highest sale was nearly $18 million for an immense Wendell Lovett designed 6,920 sq. ft. home on 125 feet of prime “gold coast” waterfront in Medina. The most modest sale was also on the Eastside—an original 1943 cottage on 53 feet of west-facing waterfront in Kennydale.
This brief overview of the entire Seattle-Eastside private waterfront market, including Mercer Island and Lake Sammamish, illustrates the trends occurring in our region over time. This data is interesting and insightful but cannot replace an in-depth waterfront analysis with your trusted professional.
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2024, Windermere Real Estate/Mercer Island. Information and statistics derived from Northwest Multiple Listing Service and Trendgraphix, and deemed accurate but not guaranteed. Seattle cover photo courtesy of Kathryn Buchanan and Brandon Larson, Clarity Northwest Photography. Mercer Island cover photo courtesy of The Sirianni Group and Clarity Northwest Photography. Condo cover photo courtesy of Julie Wilson and Bobby Erdt, Clarity Northwest Photography. Waterfront cover photo courtesy of Anni Zilz and Andrew Webb, Clarity Northwest Photography.
2024 Seattle & Eastside Farmers Markets: Locations, Times & More
Summer is just around the corner, and so are these farmers markets! Spend an evening or weekend finding your new favorites among the tents. Think it’s all about kale? Think again. Most offer live entertainment along with a mouth-watering variety of local brews, cheese, bread, meat/seafood, honey, hand roasted coffee, and other hidden gems (in addition to the freshly picked fruits & veggies).
Seattle Metro
- Ballard
- Capitol Hill (Broadway)
- Columbia City
- Lake City
- Lake Forest Park
- Madrona
- Magnolia
- Phinney
- Pike Place
- Queen Anne
- Shoreline
- U-District
- Wallingford
- West Seattle
Greater Eastside
- Bellevue – Crossroads
- Bellevue – Downtown
- Carnation
- Duvall
- Issaquah
- Kirkland – Downtown
- Kirkland – Juanita
- Mercer Island
- North Bend
- Redmond
- Renton
- Sammamish
- Woodinville
Seattle Metro
Ballard
Seattle’s first year-round Farmers Market, selling produce exclusively from Washington state farmers along the historic cobblestone stretch of Ballard Ave.
Sundays, 9am – 2pm | Year-Round
5345 Ballard Ave NW | Seattle
sfmamarkets.com/visit-ballard-farmers-market/
Capitol Hill (Broadway)
Come for Sunday brunch from food vendors who source ingredients from local, WA state farms (many of whom you’ll also meet selling their wares at the market). Live music and street performers often make an appearance, too.
Sundays, 11am – 3pm | Year-Round
Tuesdays, 3pm – 7pm (June 4 – September 24, 2024)
E Barbara Bailey Way | Seattle
seattlefarmersmarkets.org/chfm
Columbia City
With everything from freshly harvested Asian greens to Ethiopian eats, come check out the immense variety King County’s most diverse zip code has to offer. Bring your bounty to adjacent Columbia Park for a picnic.
Wednesdays, 3pm – 7pm | May 1 – Oct 9, 2024
Special Market Days on Saturday, 11/9/24 & 12/14/24, 10am-2pm
37th Ave S & S Edmunds St | Seattle
seattlefarmersmarkets.org/ccfm
Lake City
This celebrated North End seasonal market offers unique finds grown and prepared by local farms and food artisans. Enjoy kids’ activities, too!
Thursdays, 3pm – 7pm | June 13 – Oct 3, 2024
NE 125th St & 28th Ave NE | Seattle
seattlefarmersmarkets.org/lcfm
Lake Forest Park
With an emphasis on fresh, locally grown food, this market is an epicurean’s delight. Browse hard cider, baked goods, preserves, meat, pasta, sauces, and prepared foods along with the locally harvested fruits and veggies. There is also one “Crafts Market” each summer featuring local artisans.
Sundays, 10am – 2pm | May 12 – Oct 20, 2024
17171 Bothell Way NE | Lake Forest Park
www.thirdplacecommons.org/farmers-market
Madrona
Located in one of Seattle’s most diverse neighborhoods, you’ll find artisan foods as well as seasonal produce from Washington state farmers, fishers, and ranchers.
Fridays, 3pm – 7pm | May 17 – Oct 25, 2024
MLK Way & E Union St | Seattle
sfmamarkets.com/madrona-farmers-market
Magnolia
This popular Saturday market is nestled in the tree-lined Magnolia Village. In addition to seasonal fruits and veggies, you’ll find sweet & savory pies, fresh bread, flowers, and more!
Saturdays, 10am – 2pm | June 1 – Oct 12, 2024
W McGraw St & 33rd Ave W | Seattle
seattlefarmersmarkets.org/mfm
Phinney
A popular gathering spot for both the Phinney Ridge and Greenwood communities, this market is right next door to a playground and offers live music in addition to the great mix of fresh produce and prepared food.
Fridays, 3pm – 7pm | June 7 – Sept 27, 2024
6532 Phinney Ave N | Seattle
seattlefarmersmarkets.org/pfm
Pike Place
No introduction needed…make it a day with great restaurants, eateries and retail shops, too.
Daily, 9am – 6pm (farm tables close at 4pm) | Year-Round (Closed Thanksgiving & Christmas)
Pike Place between Pine & Virginia St | Seattle
(206) 682-7453
pikeplacemarket.org
Queen Anne
Seattle’s only independent farmers market, offering food, chef demos, live music, and children’s activities.
Thursdays, 3pm – 7:30pm | May 30 – Oct 10, 2024
Spring Preview Market on May 11, 2024, 10am-3pm
Harvest Markets on Oct. 26, Nov. 23 & Dec. 14, 2024, 10am-3pm
Queen Anne Ave N & W Crockett St | Seattle
qafm.org
Shoreline
Now located at the BikeLink Park & Ride (corner of 192nd & Aurora, across from Sky Nursery), this market offers kids’ programs and live music in addition to its fresh Washington produce, organic meats, bread, honey, and prepared foods.
Saturdays, 10am – 2pm | June 1 – Oct 5, 2024 + Harvest Markets on Oct. 26 & Dec. 14
18821 Aurora Ave N | Shoreline
shorelinefarmersmarket.org
University District
Seattle’s only independent farmers market, offering food, chef demos, live music, and children’s activities.
Saturdays, 9am – 2pm | Year-Round
University Way NE (the “Ave”) between 50th & 52nd | Seattle
seattlefarmersmarkets.org/udfm
Wallingford
Located in Meridian Park, you can shop with the whole fam and then enjoy a picnic or playtime at the award-winning playground.
Wednesdays, 3pm – 7pm | May 29 – Sept 25, 2024
4800 Meridian Ave N | Seattle
sfmamarkets.com/visit-wallingford-farmers-market/
West Seattle
A South Seattle weekend destination, this market is set in the vibrant West Seattle Junction and features up to 70 vendors during the summertime peak. Great community atmosphere celebrating Washington grown food and ingredients.
Sundays, 10am – 2pm | Year-Round
California Ave SW & SW Alaska | Seattle
seattlefarmersmarkets.org/wsfm
Greater Eastside
Bellevue – Crossroads
East Bellevue’s market features fruits, veggies & dairy products from Washington state farms along with handmade soaps, candles, dog treats, herbal wellness products, and more. Don’t miss the Salvadorean pupusas, Russian-style crepes, and handmade ice cream sandwiches, too!
Tuesdays, 12pm – 6pm | June 4 – Sept 24, 2024
15600 NE 8th St | Bellevue
https://crossroadsbellevue.com/music-events/crossroads-farmers-market/
Bellevue – Downtown
Set in the heart of Downtown Bellevue, this market offers goods exclusively produced within Washington state—from seasonal fruits & veggies to flowers, fresh meats, artisan goods, and prepared cuisine. The Power of Produce (POP) club empowers kids to know where their food comes from and make healthy eating choices.
May 23 – Sept 26, 2024: Thursdays, 3pm – 7pm
Oct 3-24: Thursdays, 3pm-6pm
1717 Bellevue Way NE | Bellevue
bellevuefarmersmarket.org
Carnation
Set in the heart of the Sno-Valley farming district, you’ll find plenty of freshly picked produce along with live music and educational activities for the kids.
Tuesdays, 3pm – 7pm | June, July & August 2024
Tolt-MacDonald Park, 31020 NE 40th St | Carnation
carnationfarmersmarket.org
Duvall
Nestled alongside the scenic Snoqualmie River, this friendly market features local eggs, jams, fresh roasted coffee, arts, crafts, and baked goods in addition to the seasonal veggies, fruits, and plant starts. Live music, picnic shelters and a playground make this a fun family destination.
Thursdays, 3pm – 7pm | May 2 – October 10, 2024
Taylor Landing at 16201 Main St NE | Duvall
Parking Map
duvallfarmersmarket.org
Issaquah
Located at the historic Pickering Barn, this picturesque venue offers a variety of fresh farm and food-based products, concessions, and local artisans.
Saturdays, 9am – 2pm | May 4 – Sept 28, 2024
Holiday Markets on Oct 26, Nov 23, & Dec 14, 2024
Pickering Barn, 1730 10th Ave NW | Issaquah
Market Map
www.issaquahwa.gov/778/Farmers-Market
Kirkland – Downtown
This stunning setting on the Lake Washington shoreline turns shopping into a day at the beach. Peruse local produce and goods, then go for a swim or stroll along Moss Bay. Perfect for a picnic, too!
Wednesdays, 3pm – 7pm | June 5 – September 25, 2024
Marina Park, 25 Lakeshore Plaza | Kirkland
kirklandmarket.org
Kirkland – Juanita
Set in beautiful Juanita Beach Park on Lake Washington, you’ll find as many as 30 vendors offering farm fresh local produce, herbs, honey, nuts, flowers, plants, baked good, handcrafted items, and prepared cuisine. Make it a date with live music and a picnic at the beach. There’s a great playground for the kids, too.
Fridays, 3pm – 7pm | June 7 – Sept 27, 2024
Juanita Beach Park, 9703 NE Juanita Dr | Kirkland
www.kirklandwa.gov
Mercer Island
Come on down for quality local Washington state produce, cheese, fish, meat, bread, and more. Check out the live music schedule, too!
Sundays, 10am – 2pm | June 2 – Sept 29, 2024
Harvest Market on Nov 24, 2024
Mercerdale Park, 7700 SE 32nd St | Mercer Island
www.mifarmersmarket.org
North Bend
This relaxed market enjoys live music and a spectacular Mount Si view. Vendors offer fresh produce, berries, honey, flowers, baked goods, hand-crafted items, and delicious prepared foods. Two playgrounds plus play fields and a covered picnic shelter make this a fun hangout spot. Leashed pets are welcome, too!
June 6 – August 22, 2024: Thursdays, 4pm – 8pm (Closed July 4)
August 29 – September 12, 2024: Thursdays, 3:30pm – 7:30pm
Si View Park, 400 SE Orchard Dr | North Bend
www.siviewpark.org/farmers-market.phtml
Redmond
Going strong since 1976, the Redmond Saturday Market offers a huge selection of vendors and dazzling array of produce, flowers, cheeses, preserves, salmon, tea, and handmade goods such as pottery and soaps. You’ll love the ready-to-eat foods, too.
Saturdays, 9am – 2pm | May 11 – Oct 26, 2024
9900 Willows Rd NE | Redmond
www.redmondsaturdaymarket.org
Renton
Find exclusively Washington-produced fruits, veggies, handmade goods, arts, crafts and more right in the heart of downtown Renton at Piazza Park. Food trucks, live music, and kids’ activities such as the “Healthy Kids Corner” make this a fun spot to liven up your Tuesday.
Tuesdays, 3pm – 7pm | June – Sept, 2024
Piazza Park, 233 Burnett Ave. S | Renton
www.rentonfarmersmarket.com
Sammamish
Each Wednesday, the Sammamish Commons plays host to a variety of local farmers, nurseries, bakeries, artisans, food vendors, and more. Live music and kids’ activities, too!
Wednesdays, 4pm – 8pm | May 15 – Sept 25, 2024 (Closed July 3)
Sammamish Commons, 801 228 Ave SE | Sammamish
www.sammamishfarmersmarket.org
Woodinville
Note the new hours for 2024! Come check out downtown Woodinville’s Schoolhouse District and find produce grown in the state of Washington (and picked fresh for that morning!). You’ll also have an array of boutique baked goods, sauces, cider, artisans, and more to peruse. Check out the calendar for live entertainment, music, demos, and other activities.
Saturdays, 10am – 2pm | May 4 – Sept 28, 2024
13205 NE 175th St | Woodinville
woodinvillefarmersmarket.com
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2024, Windermere Real Estate/Mercer Island.
Property Tax Relief Programs in King County
Updated 2/2025
More than 26,000 low-income seniors and disabled people in King County who qualify for a tax exemption haven’t claimed it…are you or your family member one of them?
If you are homeowner, make $84k or less per year, and are either age 61+, retired due to disability, or 57+ and the surviving spouse/domestic partner of an exemption participant, there is a good chance you qualify. You can even retroactively apply for the exemption for the prior 3 years!
Scroll down for details on this exemption plus 4 other property tax relief programs that King County offers.
In another county? Here is the full list of income thresholds for every county in Washington State, and here is another link to view the programs each county offers.
Senior/Disabled Property Tax Exemption
WHAT IS IT?
A reduction in King County property tax for seniors, people with disabilities, and disabled veterans.
WHO QUALIFIES?
- Seniors age 61+
or
- Those who cannot work due to a disability
or
- Veterans with service-related disabilities (evaluation of at least 80% or receiving compensation from the VA at the 100% rate)
or
- Those who are age 57+ AND a surviving spouse/domestic partner of an exemption participant who was enrolled at the time of their death
YOU MUST…
- Own your home
- Have occupied it as a primary residence at least 6 months out of the year
INCOME LIMIT
- $84,000 maximum annual household income for the previous year in King County (click here for other counties)
WAYS TO APPLY
- Click here to apply online
- Call 206-296-3920
- Ask your local senior center if they help with applications
Senior/Disabled Property Tax Deferral
WHAT IS IT?
The ability for seniors & disabled people to defer unpaid property tax/special assessments, including back taxes for as long as you’ve owned the home. Deferred taxes + any accumulated interest then become a lien on the property until it’s repaid.
WHO QUALIFIES?
- Seniors age 60+
or
- Those who cannot work due to a physical disability
YOU MUST…
- Own your home and have lived in it for more than 9 months in a calendar year
- Meet an equity requirement
INCOME LIMIT
- $88,998 maximum annual household disposable income in King County (click here for other counties)
HOW TO APPLY
- Call 206-263-2338
MORE TAX RELIEF PROGRAMS…
Limited Income Deferral
WHAT IS IT?
The ability to defer the second installment of your property taxes/special assessments (normally due October 31st) if you are a low-income homeowner. The deferred taxes plus interest become a lien on the property until they’re repaid.
YOU MUST…
- Have owned your property for 5 years
- Be living in the home as of January 1st of the application year AND more than 9 months during that year
- Meet an equity retirement
- Have already paid the first half of your taxes (due April 30th)
INCOME LIMIT
- $57,000 maximum annual household income in the previous year (all counties in Washington State)
HOW TO APPLY
Homeowner Improvement Exemption
WHAT IS IT?
Relief from tax increases caused by major additions or remodels.
YOU MUST…
- Own a detached single family dwelling (including mobile homes)
- File your claim for exemption with the assessor BEFORE construction is complete
HOW TO APPLY
- Call 206-263-2338
Flood & Storm Damage Property Tax Reduction
WHAT IS IT?
Tax relief for property damaged by something beyond the owner’s control. Eligible properties receive a reduction of assessed value resulting in lower property taxes. In addition, taxpayers can receive an exemption to keep taxes lower for the 3 years after they rebuild.
YOU MUST…
- Have your property on the assessment roll as of January 1st in the year it was damaged
- Have property that was destroyed, OR was in a declared disaster area and reduced in value by more than 20% as a result of the disaster
HOW TO APPLY
- Complete a Destroyed Property Claim Form and file it with King County Dept of Assessments within 3 years of the damaging event
- Call 206-263-2332 with questions
For more information on any of these programs, visit the King County Assessor’s tax relief page. You can also find info for other counties on the WA Dept of Revenue website.
Find a Home | Sell Your Home | Property Research
Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative, and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
2737 77th Ave SE, Mercer Island, WA 98040 | (206) 232-0446
mercerisland@windermere.com
© Copyright 2023-2025, Windermere Real Estate/Mercer Island.
The Downside of Selling Your Home Off Market
Who wouldn’t want the enticement of a full price offer on their home before it even comes to market? At first glance it seems like a compelling opportunity, but it comes at a steep price.
With the shortage of homes today, friends and neighbors are all on the lookout for up-and-coming listings. They aren’t hard to spot amongst the buzz of spruce up activity that often occurs as a home is being prepped for the market. Often the buyer or their broker contact the seller or their broker to request an early showing and you can guess what transpires from there. You and your broker have a list price in mind and the buyer’s offer comes in at that price. What could be better?
Are you leaving money on the table?
For starters, consider that homes in the Seattle-Eastside region are typically selling well above their asking prices. Local market data shows most homes bring in 3-8% above their listed prices during the last several months. This occurs when multiple buyers are competing for the same property…something that doesn’t happen when negotiating off market with a single buyer. Consider a home at Seattle’s median price of $800,000, 3-8% equates to $24,000-$64,000 left on the table.
But that isn’t all there is to consider. In our current highly competitive market, it isn’t unusual for buyers to waive contingencies such as financing and appraisal, pre-inspect or waive the inspection contingency, and often even release their earnest money as non-refundable. This does not often happen in a non-competing situation and leaves you vulnerable to transaction challenges before closing.
In addition, it is often the buyers who can’t effectively compete in an open market that are most motivated to try to get you to sell off market. This benefits the buyer significantly, but eliminates the benefits to you of a strong seller-favored market.
What about iBuyer company offers?
iBuyers are companies that agree to pay a set amount for your home up front and then list it for sale after you move out. They have gained popularity in some markets-Phoenix and Atlanta especially. In 2019, they had 59,000 transactions nationwide or about half of one percent market share of the 5.38 million transactions last year. Amidst COVID and economic concerns, iBuyer market share was down dramatically in 2020 and remains uncertain for 2021.
Nationally, their sweet spot has been predictable subdivision homes priced around $250,000. They have traditionally avoided higher priced markets due to the added risk in pricing. And they have historically avoided Washington State because of our real property transfer tax that adds ~2% to the cost of sale.
While selling to an iBuyer might seem easy and intriguing, it helps to remember these companies are in business to make a profit at your expense. iBuyers charge a 6-10% service fee in addition to factoring in the cost of needed repairs or updates (data shows an average of 2-5% of the sale price). Atypical expenses, like our state’s 2% transfer tax, are also calculated into the net. Add it all up and it is a hefty price to pay for the convenience of not having to go through the sale process.
On other thing to note is that iBuyers also profit by selling the names of homeowners who contact them for a bid, but do not accept that bid (93-98% of inquiries, depending on the company), to real estate agents without an established client base who are willing to pay for leads. These are typically not the most successful real estate brokers in a given marketplace. Not only do sellers who use these brokers often lose out on the benefits of working with a knowledgeable and established Realtor, that broker’s marketing budget is consumed largely by paying for leads instead of prominently marketing your home.
Final thoughts
It’s so easy to get caught up in the whirlwind of an off-market offer. And it’s flattering to feel like your home is so appealing that people are knocking on your door before it even debuts. For some, the privacy of an off-market sale offsets the considerable dollars left on the table. But for most of us, those dollars matter. And having multiple interested buyers instead of just one means better terms and more certainty as you head towards the closing table.
Still have questions? Contact one of our knowledgeable brokers for assistance with how to purchase, sell, or determine the value of any property you are considering.
Find a Home | Sell Your Home | Property Research | Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
© Copyright 2020 Windermere Mercer Island.
Waterfront Defined
Terminology
These local definitions will not only to help you know the lingo when it comes to waterfront speak, but to give you quick access tools to research waterfront to your heart’s content. Here is a quick resource to commonly used terms related to waterfront real property:
Bluff Most beaches on Puget Sound are backed by bluffs. These bluffs can vary from spectacular, high eroding cliffs to low, vegetated banks. The erosion of bluffs is a significant source of sediment on many Puget Sound beaches. One way of classifying bluffs is by the amount of sediment they provide to local beaches as they erode. This is based on how fast they erode, how high they are, and how much sand and gravel they contain. In these maps, bluffs are assigned to the following categories: Exceptional Feeder Bluffs; Feeder Bluffs; Feeder Bluff – talus; and Transport Zones. This Department of Ecology Feeder Bluffs and Coastal Landforms Map is a great tool for identifying bluff categories.
Boathouse A building designed for the storage of boats or watercraft to provide protection from the elements. The building of boathouses is generally prohibited under current environment regulations, but many grandfathered boathouses remain throughout the region.
Bulkhead A solid or open pile wall of rock, concrete, steel or timber or other materials or a combination of these materials erected generally parallel to and near the ordinary high water mark for the purpose of protecting adjacent wetlands and uplands from waves or currents.
Dock A raised walkway over water, often supported by widely spread pilings or pillars. Recent dock requirements encourage the use of decking structures and systems that encourage light and air flow to the water below. Also referred to as a pier.
Dock inspection A structural and functional evaluation by an individual or company who specializes in dock construction and repair. This can involve an underwater dive evaluation when portions of the supporting structure is in question or unobservable from above.
High bank waterfront Land that sits substantially above the natural water line, making the waterfront inaccessible without stairs or other structures, if at all.
Low bank waterfront Land that sits just above the natural water line, often delineated with a bulkhead protecting the shoreline. Low and no bank waterfront abutting a navigable lake is often considered the most desirable waterfront in the Puget Sound region.
Medium bank waterfront The most subjective of terms, this represents moderate bank land that is lower than high bank and higher than low bank waterfront.
Moorage A place where a boat or ship are secured in the water. As it pertains to waterfront real estate, this is typically on a privately owned dock or boathouse.
Navigable water “Navigability or navigable” means that a body of water is capable or susceptible of having been or being used for the transport of useful commerce. The state of Washington considers all bodies of water meandered by government surveyors as navigable unless otherwise declared by a court. See Who Owns the Water?
No bank waterfront Land that graduates out to the natural water line without a bulkhead separating it from the shoreline. Often described as rolling waterfront, its spacious feel at lakeside is highly desirable.
Ordinary High Water “Ordinary high water” means, for the purpose of asserting state ownership, the line of permanent upland vegetation along the shores of nontidal navigable waters. In the absence of vegetation, it is the line of mean high water.
Pier A raised walkway over water, often supported by widely spread pilings or pillars. Recent dock requirements encourage the use of decking structures and systems that encourage light and air flow to the water below. Also referred to as a dock.
Private Waterfront Land abutting the water owned exclusively by an individual land parcel. Greater waterfront footage and amenities (beach/dock/moorage) create a more valuable parcel than one with limited waterfront footage or amenities.
Shared Waterfront Land abutting the water owned in common (deeded) by owners of other often adjoining, land parcels. Fewer owner shares and deeded amenities (dock access/moorage) create a more valuable shared waterfront parcel than one with many owners or fewer amenities.
Shorelands Land which is alternately covered and left dry by the rising and falling of the water level of a lake, river, or tidal area.
“First class shorelands” means the shores of a navigable lake or river belonging to the state not subject to tidal flow, lying between the line of ordinary high water and the line of navigability, or the inner harbor line where established and within or in front of the corporate limits of any city, or within two miles thereof upon either side (RCW 79.105.060(3)). These boundary descriptions represent the general rule; however exceptions do exist. To determine if the shorelands are within two miles of the corporate limits of a city, the distance is measured along the shoreline from the intersection of the corporate limit with the shoreline.
“Second class shorelands” means the shores of a navigable lake or river belonging to the state, not subject to tidal flow, lying between the line of ordinary high water and the line of navigability, and more than two miles from the corporate limits of any city (RCW 79.105.060(17)). These boundary definitions represent the general rule; however, exceptions do exist. To determine if shorelands are more than two miles from the corporate limits of a city, the distance is measured along the shoreline from the intersection of the corporate limit with the shoreline.
(Public) Tidelands Land belonging to and held in public trust by the state for the citizens of the state, which are not devoted to or reserved for a particular use by law. Typically, the portion of land below the ordinary high water mark and the navigable water. Tide lines have been an area of great controversy in Washington State. Considered public domain through the Public Trust Doctrine. The Public Trust Doctrine does not allow the public to trespass over privately-owned uplands to access the tidelands. It does, however, protect public use of navigable water bodies below the ordinary high water mark.
“First class tidelands” means the shores of navigable tidal waters belonging to the state lying within or in front of the corporate limits of any city, or within one mile thereof upon either side and between the line of ordinary high tide and the inner harbor line; and within two miles of the corporate limits on either side and between the line of ordinary high tide and the line of extreme low tide (RCW 79.105.060(4)). In general, the line of ordinary high tide is the landward boundary. The line of extreme low tide, or the inner harbor line where established, is the waterward boundary. To determine if the tidelands are within two miles of the corporate limits of a city, the distance is measured along the shoreline from the intersection of the corporate limit with the shoreline.
“Second class tidelands” means the shores of navigable tidal waters belonging to the state, lying outside of and more than two miles from the corporate limits of any city and between the line of ordinary high tide and the line of extreme low tide (RCW 79.105.060(18)). In general, the line of ordinary high tide is the landward boundary. The line of extreme low tide is the waterward boundary. To determine if the tidelands are more than two miles from the corporate limits of a city, the distance is measured along the shoreline from the intersection of the corporate limit with the shoreline. Excerpt from the Department of Ecology Public Trust Doctrine.
Waterfront Footage The linear feet that span the water’s edge of a land parcel.
Watershed A watershed is the land area draining to a nearby river or lake, or sound.
Maps
There are many local map portals to assist in identifying topography, water conditions, hazards, and critical areas.
iMap Parcel Lookup Instructions (PDF)
Washington DNR Natural Hazards Geological Maps
Washington Geographic Information Portal Map
Department of Ecology Feeder Bluffs and Coastal Landforms Map
Department of Ecology Wetlands Inventory Map
NOAA Puget Sound Water Depth Chart
Resources
King County
King County currently has about 1200 documented residential docks and 58 private boat ramps (see shoreline land use facts). A permit is required to build, modify, alter the land abutting a shoreline.
King County Shoreline Management Fact Sheets and Links
King County Shoreline Permit Submittal Requirements (PDF)
King County Bulkhead Shoreline Requirements (PDF)
Shoreline Site Plan Requirements (PDF)
King County Shoreline Property Owner Resources
King County Lake Services and Information
Puget Sound Shoreline Stewardship Guidebook
King County Water and Shorelines Glossary
Washington State
Washington State (RCW) Aquatic Land legal definitions
DFW – Your Marine Waterfront (PDF)
DNR – Puget Sound and Coastal Geology
DNR – Puget Lowland Geological Province
Dept of Ecology – Mapping Bluffs and Beaches of Puget Sound (PDF)
WSU Guide for Shoreline Living (PDF)
UW Puget Sound Fact Book (PDF)
Environmental Protection Agency
Shoreline and Wetland Tools and Resources
King County watershed overview map
Cedar River – Lake Washington Watershed (Lake Washington waterfront properties)
Central Puget Sound Watershed (North/West Seattle waterfront on Puget Sound)
Green-Duwamish River Watershed (South Seattle waterfront properties on Puget Sound)
Sammamish Watershed (Lake Sammamish waterfront properties)
National Oceanic and Atmospheric Administration
ERMA visualization map of Puget Sound
Bluffs, landforms and habitat classifications
The Watershed Company (site evaluation contractor) Articles
A home buyer’s guide to property with critical areas
Shoreline planning and permitting
We hope this provides an outstanding starting point in your waterfront journey. In addition to this specific research, don’t forget to evaluate all the typical aspects of your potential new home and neighborhood. We’ve compiled links to research tools from schools and geological hazards to market reports and census data.
While you’re there, you can also look up neighborhood info, including crime reporting, local government resources, parks and recreation, and school boundaries.
Of course, nothing tops having an experienced broker to guide you through the process. They’ve seen hundreds upon hundreds of homes and can help you identify the solid finds from the duds with gorgeous looking veneer.
Choosing the right broker can save you thousands on your home purchase. Whether through local market knowledge and pricing analysis allowing you to make a smarter offer, recommendations and resources to thoroughly conduct your due diligence and avoid costly mistakes, or savvy contract negotiation to help you get the terms you need, having a Windermere broker on your side is one advantage you can’t afford to sacrifice.
Find a Home | Sell Your Home | Property Research | Neighborhoods | Market Reports | Our Team
We earn the trust and loyalty of our brokers and clients by doing real estate exceptionally well. The leader in our market, we deliver client-focused service in an authentic, collaborative and transparent manner and with the unmatched knowledge and expertise that comes from decades of experience.
© Copyright 2020 Windermere Mercer Island.
