Redmond, Washington Real Estate Market Guide: Prices, Neighborhoods and Timing

Redmond home prices are significantly higher than what buyers find in Lynnwood or most of Snohomish County. As of October 2026, the median sale price for a single-family home in Redmond sits in the range of $1.3 million to $1.5 million, depending on the neighborhood and property type. Condominiums and townhomes bring that entry point down considerably, with many units trading between $550,000 and $850,000.

Median Sale Price and Price Per Square Foot

Price per square foot in Redmond currently runs between $550 and $750 for detached homes, with newer construction and properties close to the Microsoft campus pushing toward the upper end of that range. Lot sizes vary considerably: older neighborhoods like Education Hill feature larger lots of 7,000 to 10,000 square feet, while newer infill development in Southeast Redmond often sits on 4,000 to 5,500 square foot lots. For detailed current figures, Redfin's 2026 Redmond housing market data provides regularly updated median prices, sale-to-list ratios, and inventory counts that are worth bookmarking if you are tracking this market closely.

The condo and townhome segment has grown considerably over the past several years as the city has added density near its downtown core and along NE 85th Street. These attached homes appeal to buyers who want Redmond's location without a seven-figure price tag, and they have held their value well through the broader market adjustments of 2025 and into 2026.

How Redmond Compares to Nearby Markets

Redmond prices sit below Bellevue's median but above Kirkland's for comparable single-family homes. Bellevue's median for detached homes currently exceeds $1.7 million in many zip codes, while Kirkland typically trades in the $1.1 million to $1.4 million range. Redmond lands in between, which makes it a market that draws buyers who have been priced out of Bellevue's west side neighborhoods. If you want a side-by-side look at how Kirkland's market is performing, the Kirkland, Washington real estate market guide on this site covers pricing and neighborhood breakdowns in detail.

Lynnwood, by contrast, currently sees median single-family home prices in the $700,000 to $850,000 range, which is roughly half of Redmond's median. That gap is one reason many Lynnwood-area buyers look at Redmond as a longer-term aspiration rather than an immediate move, though some buyers do make the jump when budget and life circumstances align.

2. Redmond's Distinct Neighborhoods and What They Offer

Redmond is not a single housing market. It is a collection of neighborhoods with meaningfully different price points, housing stock, lot sizes, and proximity to parks, trails, and commercial corridors. Understanding those differences is essential before you make an offer.

Downtown Redmond and Bear Creek

Downtown Redmond has transformed significantly over the past decade. The area around Redmond Town Center and along Cleveland Street now features a mix of newer condominiums, mixed-use buildings, and walkable retail. Homes and condos here tend to be newer construction, often built after 2010, with open floor plans and smaller footprints. Prices for condos in the downtown core start around $550,000 and climb past $900,000 for larger two-bedroom units with parking.

Bear Creek sits to the northeast and offers a different character: more established single-family homes on larger lots, with many properties built in the 1980s and 1990s. The Bear Creek Country Club anchors part of this area, and homes near the golf course routinely list above $1.5 million. The neighborhood borders the Sammamish River Trail, a paved multi-use path that runs 11 miles from Marymoor Park in Redmond north toward Bothell.

Education Hill and Grass Lawn

Education Hill is one of Redmond's most established residential areas, with streets of single-family homes built primarily between the 1960s and 1990s. Lot sizes here are generous, typically ranging from 7,000 to over 12,000 square feet, and many homes have been updated while retaining their original layouts. Prices on Education Hill generally fall between $1.1 million and $1.6 million for detached homes, with the higher end reserved for extensively remodeled properties or those with views of the Sammamish Valley.

Grass Lawn sits just west of Education Hill and is anchored by Grass Lawn Park, a 30-acre open space with athletic fields, a community center, and a seasonal outdoor pool. Homes in this pocket tend to be slightly smaller than Education Hill properties but sit on comparably sized lots. The neighborhood has a strong mix of 1970s ranch-style homes and two-story colonials, many of which have been renovated in recent years.

Overlake and Southeast Redmond

Overlake is the neighborhood most closely associated with the Microsoft campus. It sits along the SR-520 corridor and has seen significant redevelopment, including the Overlake Village Station on the Sound Transit 2 Line, which opened in 2023. That light rail access has added a new dimension to the neighborhood's appeal. Townhomes and newer condos dominate the housing stock here, with prices generally ranging from $700,000 to $1.1 million.

Southeast Redmond, sometimes called the Redmond Ridge or Trilogy area, features newer planned communities built in the 2000s and 2010s. Homes here tend to be larger, often 2,500 to 4,000 square feet, on smaller lots with HOA-maintained common areas. Prices range from about $1.2 million to $1.8 million for single-family homes, with the upper end occupied by newer construction near the Trilogy golf community.

3. Commute Times and Connectivity From Redmond

Redmond's location makes it one of the most transit-connected cities on the Eastside. The Sound Transit 2 Line now serves three stations within or adjacent to Redmond: Redmond Technology Station (near the Microsoft campus), Overlake Village Station, and Downtown Redmond Station, which opened in mid-2024. That rail access is a meaningful differentiator from most Snohomish County cities, including Lynnwood, where light rail connectivity to the Eastside still requires a transfer through Seattle.

Driving and Transit to Seattle and Bellevue

By car, Redmond to downtown Seattle takes roughly 25 to 40 minutes off-peak via SR-520, and 45 to 65 minutes during peak commute hours, depending on bridge traffic. Redmond to Bellevue's downtown core is a much shorter drive, typically 15 to 20 minutes via NE 8th Street or SR-520. For those who commute to Bellevue or the Microsoft campus, Redmond is genuinely close.

The light rail connection to Seattle from Downtown Redmond Station takes approximately 45 to 55 minutes to Westlake Station in downtown Seattle, depending on time of day and dwell times. That is competitive with driving during rush hour and removes the parking and bridge-toll costs from the equation. King County Metro also operates several express routes connecting Redmond to Bellevue and the SR-520 corridor.

What Redmond Means for Lynnwood-Area Buyers

Buyers currently living in or considering Lynnwood sometimes ask whether buying in Redmond instead makes sense for their commute. The honest answer depends entirely on where you work. Lynnwood sits about 30 miles north of Redmond by road, and the drive between them on I-405 takes 35 to 55 minutes off-peak and can exceed 70 minutes during heavy traffic. Lynnwood's own light rail station, which opened in 2024, connects to Seattle's downtown core but does not offer a direct rail link to the Eastside without a transfer.

For buyers who work in Seattle or north of the city, Lynnwood is often the more practical base. For buyers whose work is concentrated on the Eastside, particularly in Redmond or Bellevue, the price premium of buying in Redmond itself may be offset by shorter commutes and lower transportation costs over time. The relocating to Washington guide for Lynnwood buyers covers this kind of geographic trade-off in more depth for out-of-state buyers still mapping the region.

4. Market Conditions and Timing in October 2026

The Redmond real estate market in October 2026 is operating in a more balanced environment than the extreme seller's market of 2021 and 2022, but it has not shifted into clear buyer's territory. Inventory remains constrained relative to demand, particularly for detached single-family homes priced below $1.4 million, which continue to attract multiple offers when priced correctly.

Inventory Levels and Days on Market

Active listings in Redmond currently represent roughly two to three months of supply for single-family homes, which leans toward seller-favorable conditions. Condos and townhomes are sitting slightly longer, with closer to three to four months of supply available. Median days on market for detached homes in Redmond is currently around 18 to 28 days, compared to a broader Snohomish County median that is running longer. You can read more about how Snohomish County's days-on-market figures have shifted in the Snohomish County days on market comparison for 2026 article on this site.

Homes priced above $1.7 million are taking longer to move, often sitting 45 to 60 days before going under contract. That segment has seen the most price softening since the 2022 peak, with some sellers accepting offers 3 to 6 percent below original asking price. The luxury end of the Redmond market requires more patience and more precise pricing than the entry-level and mid-range segments.

What Sellers Need to Know Right Now

Sellers in Redmond who price accurately at market value are still seeing strong results. The days of listing 10 percent above comparable sales and expecting full offers are largely gone in most price bands, but well-prepared homes in the $1.1 million to $1.4 million range are still generating competitive interest. Presentation matters more now than it did in 2021: updated kitchens, clean landscaping, and professional photography move homes faster than properties that skip those steps.

October is historically a softer month for new listings across the Seattle metro, which means less competition from other sellers. Buyers who are still active in October tend to be serious and motivated, which can work in a seller's favor. The fall 2026 seller's timing guide for the Seattle metro covers the seasonal dynamics in more detail if you are weighing whether to list now or wait until spring.

What Buyers Need to Know Right Now

Buyers entering the Redmond market in October 2026 have more room to negotiate than they did two years ago, but they should not expect sellers to accept heavily discounted offers on well-maintained homes. Mortgage rates remain elevated compared to the historic lows of 2020 and 2021, and that is keeping some buyers on the sidelines, which does reduce competition modestly. Getting fully pre-approved before viewing homes is non-negotiable in this market: sellers in Redmond routinely reject offers that come with pre-qualification letters rather than full pre-approvals.

Buyers who are also considering other Eastside markets should look carefully at what their budget buys in each city. At $1.1 million, Redmond offers more square footage and larger lots than Bellevue, but less than what the same budget delivers in Kirkland's eastern neighborhoods or in Bothell. Understanding those trade-offs before you start touring homes saves time and prevents the frustration of making offers on homes that are structurally outside your range.

For a broader view of how the Redmond market fits into Washington State's overall real estate picture, the Washington State real estate market guide for Lynnwood buyers and sellers provides useful context on statewide trends and how local markets are diverging from them.

5. Key Things to Know Before Buying or Selling in Redmond

A few specific details about Redmond's market that do not always appear in broad market summaries but matter significantly when you are making a real financial decision.

Property Tax Rates and What to Budget

Redmond sits in King County, where effective property tax rates currently average around 0.85 to 1.0 percent of assessed value annually. On a $1.3 million home, that translates to roughly $11,000 to $13,000 per year in property taxes. King County assesses properties annually, and assessed values in Redmond have generally tracked close to market value in recent years, so buyers should not expect a large gap between what they pay and what they are taxed on. Washington State has no personal income tax, but property taxes and the state's excise tax on home sales are meaningful costs to factor into your total budget.

HOA Coverage and New Construction Considerations

A significant share of Redmond's newer housing stock, particularly in Southeast Redmond and the Overlake area, falls under homeowners association governance. HOA fees in Redmond range widely: townhome communities near downtown often charge $300 to $600 per month, while single-family HOAs in planned communities like Redmond Ridge typically run $100 to $250 per month. Always review the HOA's reserve fund study and recent meeting minutes before going under contract, as underfunded reserves can signal future special assessments.

New construction in Redmond is limited by the city's geography and existing development density, which keeps supply constrained and supports price stability. When new construction does come to market, it typically prices at a premium of 10 to 20 percent above comparable resale homes, and builders in Redmond rarely offer significant concessions in the current environment. Buyers interested in new construction should compare total cost carefully, including upgrades, lot premiums, and HOA fees, before assuming new is the better value.

Parks, Trails, and Physical Amenities

Redmond has an unusually high concentration of parks and trails relative to its size. Marymoor Park is the centerpiece: a 640-acre regional park along the Sammamish River that includes a velodrome, off-leash dog area, climbing rock, sports fields, and an outdoor concert venue. The Sammamish River Trail and the Redmond Watershed Preserve, a 800-acre forested natural area in the city's north end, give residents extensive outdoor access without leaving city limits. The Burke-Gilman Trail also terminates near the Redmond Town Center area, connecting cyclists to Seattle via Kirkland and Kenmore.

For buyers coming from Lynnwood, these amenities are a notable contrast. Lynnwood has Scriber Lake Park, Edmonds-Woodway athletic facilities nearby, and easy access to the Interurban Trail, but Redmond's trail network is more extensive and more centrally integrated into the city's residential fabric. That difference shows up in how Redmond homes are priced relative to their proximity to trail access points.

For additional context on how the broader Redmond market is performing, Steadily's 2026 Redmond real estate market overview includes data on appreciation rates and rental market conditions that are useful for buyers evaluating long-term value.