First, let me apologize for the delay in publishing this latest edition of the Bryan Loveless & Associates magazine. The early part of 2025 has brought its share of personal challenges—most notably, the passing of my father, a knee replacement surgery of my own, and the joyful but time-consuming arrival of a new grandson we’re lucky to have at our house two days a week.
Beyond my own world, we continue to experience global uncertainty and unrest, elevated interest rates, and an erratic economy and stock market. These factors—alongside a noticeable increase in housing inventory—have contributed to a somewhat slower Puget Sound real estate market in early 2025.
As of June 16th, due to a recent resurgence, the Dow Jones Industrial Average is down approximately. 1% year-to-date, while the S&P 500 is up a modest 2.6% and the Nasdaq 2%. In King County, active housing inventory has roughly doubled compared to this time last year. On May 1, 2024, we had about one month of available inventory. One year later, we’re sitting at about 2 months inventory. To put that in perspective:
•0–2 months of inventory is considered a Seller’s Market
•2–4 months is a Balanced Market
•4+ months is a Buyer’s Market
The median closed sales price in King County has dropped about 1% year-over-year, now sitting at $989,000 for the month of May. So while we have been in a Seller’s market for a number of years, the trend appears to be moving toward a more neutral market environment.
Lake Washington Waterfront Market Update
Turning to the North Lake Washington waterfront—from Kirkland to Husky Stadium—2024 was a strong year. There were 37 closed waterfront home sales last year, up from 21 in 2023, with sale prices ranging from $1.6M to $13.5M and an average of $5,092,027.
As of June 16th, 2025, here’s what the current waterfront market looks like:
•18 active listings (excluding condos and vacant land), priced from $2.3M to $21.9M, averag ing $7,756,667
•2 pending sales, with an average list price of $4,975,000
•10 closed sales in 2025 so far, averaging $5,637,600
This edition of the magazine features a number of outstanding listings—both on and off Lake Washington—plus some engaging feature stories. We take a look at amazing custom fireplaces (indoor and outdoor), luxury condo living, and how to create show-stopping entrances for your home.
As a longtime Kirkland resident and Lake Washington waterfront homeowner myself, I truly believe this area offers one of the finest lifestyles anywhere. The waterfront life is special—and when it comes time to sell your home, articulating that lifestyle effectively is essential to achieving the best result. With 44 closed single-family waterfront sales on North Lake Washington over the past 5 years (compared to 4 by the next closest broker), I am confident in my ability to help you find or sell a waterfront property with maximum value.
I continue to refer high-quality vendors to my fellow homeowners to help you with any projects around your home. Just reach out if you need a great recommendation. Here’s hoping that the months ahead bring more stability—financially, socially, and globally. I wish you and your family all the best in 2025 and hope to see you on the lake!
Holmes Point Dr NE, Kirkland 11523 Holmes Point Dr NE, Kirkland
Truly exceptional signature Laurelhurst waterfront estate with 155 feet of prime Lake Washington waterfront on 1.17 acres! Architecturally significant 6,488 home with elegant atrium entry built around huge standing granite stone monolith, custom barrel ceilings and walls of windows capturing sweeping, panoramic views of the sparkling waters, Mount Rainier, golden sunrises over the Cascade Mountains and Lake Washington’s never-ending maritime performances from nearly every room. Open and light filled custom 2000 built masterpiece features 5 view bedrooms and 5.5 baths, soaring ceilings, unique spaces and finishes with Northwest wood finishes, expansive view decks and patios, and 4 car detached garage.
Offered at $11,000,000 |
Incredibly lush, arboretum-like grounds with mature species plantings, imported boulders and beautiful winding walkways to level lakeside gardens, water’s edge step in cove and frontage with 95-foot private dock all on a double lot. One-of-a-kind subterranean tunnel (perfect wine cellar?) amongst many other custom features and spaces that are all part of the amazing potential of this special offering. A+ location near renowned Laurelhurst Beach Club, just a few minutes to U-Village and world class shopping and wonderful commute to eclectic Seattle and Bellevue shops and restaurants. Don’t miss this rarest of opportunities to own one of the great Laurelhurst waterfront retreats!
Meydenbauer Bay Waterfront
Exceptional south-facing waterfront work of art on Medina’s coveted Meydenbauer Bay! Designed by renowned architect Rick Chesmore—this signature residence features captivating, panoramic views of Mt Rainier, Bellevue skyline and all of the amazing maritime performances on the glistening waters of Lake Washington. Custom architectural masterpiece features soaring clear cedar ceilings, walls of floor-to-ceiling windows, extensive use of natural wood finishes, and an open, light-filled floorplan effortlessly merging refined luxury with relaxed lakeside living. Spanning 5,580 square feet across three thoughtfully designed levels, the home boasts 5 bedrooms and 4 baths, opens seamlessly to an expansive view deck, and lower patios perfect for year-round entertaining. The chef’s kitchen with top-of-the-line appliances, dual sinks, walk-in pantry, and a generous island all with exceptional lake views. Tranquil primary suite is a true sanctuary, complete with private deck access and hot tub, gas fireplace, radiant heated bath floors, and spacious walk-in closets.
The lower level is tailored for hosting and wellness alike, with a second kitchen, a 630+ bottle temperature-regulated wine cellar, private sauna, workshop/hobby room, and a lakefront patio with built-in granite BBQ. Lush grounds with incredible, award-winning waterfall water feature, level lawn, lakeside natural gas firepit that can also burn wood and even a putting green! The 87-foot private dock includes a boat lift, platform lift, and dual jet ski lifts—inviting endless waterfront summer fun. Every inch of this lakeside estate has been curated for effortless living and unforgettable moments. A+ location just two minutes from downtown Bellevue’s shops and restaurants, beautiful parks and top rated schools. An extraordinary Medina retreat where modern convenience meets timeless design, and waterfront dreams are realized!
Framing the Flame
Fireplace surround designs play a crucial role in defining the aesthetic of a room, offering a mix of function and style. Options range from traditional materials like brick and stone to contemporary choices such as sleek tiles, concrete, or metal. Intricate wood mantels add warmth and elegance, while minimalist designs in marble or granite provide a modern, sophisticated touch. Whether rustic, industrial, or contemporary, the right surround design compliments the overall decor and enhances the fireplace as a focal point.
Luxury Ignited
Luxury fireplaces, such as those by DaVinci, set the standard for high-end, personalized designs. These fireplaces feature clean lines, frameless glass, and advanced technology, including safe-touch surfaces and customizable flame settings. Available in linear, corner, and multi-sided configurations, they fit seamlessly into modern and sophisticated interiors. With their striking aesthetics and innovative features, DaVinci fireplaces redefine comfort and elegance, becoming both a functional heating solution and a piece of art.
Al Fresco Warmth
Outdoor built-in fireplaces transform patios and gardens into cozy retreats, perfect for year-round entertaining. Crafted from durable materials like stone, brick, or stucco, they blend seamlessly with natural surroundings. These fireplaces often incorporate features like wood storage, seating walls, or pizza ovens for added utility. Whether traditional or modern, outdoor built-in fireplaces create a warm ambiance, making them an ideal gathering spot for family and friends.
Juanita Waterfront
Spectacular waterfront acreage with incredible 119 feet of coveted south-facing Juanita Bay waterfront! Property includes a 5 bedroom, 3 bath 2,730 square foot home, originally constructed in 1922 with significant renovations including an updated kitchen, hardwood floors and large newer composite deck perfect for entertaining. 47,508 square foot lot (1.09 acres) with mature plantings and huge lawn to waterside boat house with rails to the water and 100’ dock with 6’+ deep moorage. Enjoy the amazing waterfront lifestyle and panoramic southerly vistas looking at Mt. Rainier and the Bellevue city lights along with the ever-changing waters of Lake Washington! Near perfect location, just a few blocks from Juanita Bay Park and vibrant Juanita Village, 5-7 minutes to downtown Kirkland’s eclectic shops and restaurants and I-405. Wake to rose colored sunrises and be mesmerized by the golden sunsets reflecting on city & mountain skylines, and nearly endless maritime performances. This magnificent level waterside oasis with large, level lawn is the perfect venue for festive celebrations with friends and family –or peaceful enjoyment of life at its best. Whether you choose to renovate the architecturally interesting existing home or build the large waterfront estate of your dreams, you don’t want to miss this amazing opportunity!
Offered at $6,250,000 | MLS 2352789 & 2354902
Holmes Point Waterfront
This stunning west-facing Lake Washington residence offers refined modern living in one of the Eastside’s most desirable waterfront enclaves. Originally built in 2012, the 3,267-square-foot home has been thoughtfully reimagined with a 780-square-foot addition and extensive updates completed over the past six years. Highlights include a fully refreshed chef’s kitchen, a luxurious new primary suite, new wide-planked hardwood floors on all three levels, new media and laundry rooms, and a new mini-split heating and cooling system. The open-concept layout is flooded with natural light, framed by floor-to-ceiling windows that showcase sweeping southwest views—sparkling lake waters, the Olympic Mountains, the Seattle skyline, glowing sunsets, and year-round maritime performances. Set on approximately 62 feet of premium lakefront, the home features multiple outdoor entertaining areas, including expansive decks, patios, a level lawn at the water’s edge, a small beach, and a large private dock with deep-water moorage and a boat lift. Ideally situated next to over 600 acres of protected forest, trails, and lakefront parks, and within the award-winning Lake Washington School District, this home offers a truly unparalleled waterfront lifestyle. Celebrate iconic Northwest traditions from your own dock—Opening Day festivities, 4th of July fireworks, Seafair spectacles, and the magic of Christmas Ships. Whether you crave the vibrant energy of summer on the lake or the quiet beauty of winter storms, this is resort-style living at its finest.
Pending at $5,455,000 | MLS 2369854 & 2373216
Champagne Point Waterfront
Stunning Lake Washington waterfront residence in an arboretum-like setting situated on coveted Champagne Point – one of the quietest lanes on all of Lake Washington! Private 10,471 SF level lot, with 40 feet of Southwest facing waterfront. Charming 4 bed, 3.5 bath residence offers truly unrivaled views down the wide part of Lake Washington, Mount Rainier, the Olympics, twinkling lights of city skylines, golden sunsets, and endless maritime performances! Thoughtfully reimagined with an extensive, high-quality remodel in 2002, the home features a light-filled floor plan with warm Eucalyptus floors, French doors, and expansive view decks and balconies that invite indoor-outdoor living. The chef’s style kitchen dazzles with seafoam granite countertops and top-of-theline appliances including Wolf range & Subzero refrigerator. Enchanting gardens surround the home, with stone paths winding through the grounds fit for a master gardener. A private dock with a covered 5,000 lb boat lift, a swimming platform and hot tub on water’s edge completes this rare lakeside retreat. This magnificent and impeccable home offers a combination of quiet solitude, level property with extensive parking all on a peaceful rare waterfront dead-end lane. A+ location is a short stroll to 600 acres of protected forests and trails, just 10 minutes from historic Inglewood Golf Club and vibrant Juanita Village & 15 minutes to eclectic downtown Kirkland. This is your opportunity to live the Lake Washington waterfront dream in an amazing artistic storybook home and setting that will appeal to the most discerning buyer!
Offered at $5,000,000 | MLS 2388714 & 2386871
The Suite life
UNpacking the Appeal of Luxury Condo Living: In recent years, luxury condo living has become synonymous with prestige, convenience, and a dynamic urban lifestyle. Offering unparalleled amenities, breathtaking views, and cutting-edge design, these upscale residences appeal to professionals, retirees, and families alike who seek the perfect blend of sophistication and ease. But what exactly makes luxury condos so irresistible?
One of the most significant draws of luxury condo living is the convenience it offers. Located in prime city areas, these condos put residents at the heart of cultural, business, and entertainment hubs. Whether it’s walking distance to trendy restaurants, a short commute to work, or immediate access to theaters and shopping, everything is just steps away. Additionally, the inclusion of on-site services like 24-hour concierge, valet parking, and package handling elevates the living experience. Residents no longer have to worry about mundane tasks, allowing them to focus on enjoying their lifestyle.
Luxury condos are designed to feel like a private resort, with amenities that cater to every aspect of modern living. Rooftop decks, pools, state-of-theart fitness centers, spa services, and private lounges are just the beginning. Many condos also have exclusive features like yoga studios, or even golf simulators. For families, playrooms, kid-friendly spaces, dog runs to make life convenient.
Security is a top priority, with most buildings offering round-the-clock surveillance, secured entry systems, and even private elevators. These features give residents peace of mind, knowing their home is safe.
Luxury condo living is more than just owning a beautiful home—it’s embracing a lifestyle that prioritizes comfort, elegance, and convenience. From worldclass amenities to prime locations, these residences offer a sanctuary in the heart of bustling cities. For those looking to elevate their living experience, luxury condos provide the ultimate urban retreat!
Stunning Riviera Waterfront
Beautiful Lake Washington waterfront home on approximately 60 feet of prime frontage. Enjoy the epic, never-ending vistas of the glistening waters – with the house sitting beyond the neighbors to either side - creating panoramic views looking at the Cascades including the Three Fingers Mountains to the north, across at St. Edwards State Park and south down the lake! 2,509 square foot, 3 bedroom, 3.5 bath, multi-level home remodeled 2016-2017, with unique spaces and wonderful views from nearly every room, along with two spacious entertaining decks. High-end stainless-steel appliances, including Miele dishwasher & refrigerator, Viking Oven, Wolf warming drawer and True beverage fridge and fridge drawer. Stunning outlooks from the rooftop deck and also the waterside deck – perfect for memorable summer gatherings of all sizes. Across the street from the Burke-Gilman trail on quiet Riviera Drive – walk/bike/run to U-Village & beyond! Don’t miss this incredible opportunity for a quality Lake Washington waterfront home with magnificent water’s edge vistas of rose-colored sunrises, spectacular mountains, the ever-changing leaves at St Edwards State Park and amazing maritime performances!
Offered at $2,500,000 | MLS 2360237
Snohomish Estate
Sprawling Snohomish estate with immaculate 2,965 square foot house and 2,865 square foot detached shop on 5.87 acres! Built in 2017, this 4 bedroom, 3 bathroom home features a light-filled main level with a large chef’s island kitchen with high-end appliances & designer tile, walk-in pantry & mudroom, living room with fireplace & elegant dining room. Spacious primary bedroom with ensuite bath, dual vanities, standalone tub, glass wall shower & walk-in closet. Three more bedrooms & bonus / family room on upper level. Covered porch & extensive surrounding patios enveloped in the tranquil grounds. Additional features include central A/C, 8-person hot tub, whole house water filtration system & generator. Vast detached shop with additional studio space, upper bedroom & ¾ bathroom – perfect for in home businesses or detached guest apartment. 6+ parking spots in the shop and separate carport with ample space for RV/boat/tractor/toys of all types! Idyllic and sunny setting with chicken coop, beautiful level lawns, and verdant wooded areas beyond. Don’t miss this amazing opportunity in sought-after Maltby!
Offered at $1,850,000 | MLS 2381001
Mid-Century Riviera Waterfront
Charming mid-century modern home with 50 feet of prime waterfrontage on sought-after Rivieria Place! Originally built in 1962, this 1,980 square foot home enjoys expansive views of Mt Rainier & the Cascade Mountains, St Edwards State Park to the east & both ends of Lake Washington. House sits on 14,502 square foot lot with 5,648 square feet of uplands and 8,854 square feet of second class shorelands. The 3 bedroom, 2 bathroom home, with various renovations over the years including an updated kitchen and standing seam metal roof, features vaulted ceilings with massive old growth timber beams and natural wood ceilings, brick fireplace, and cherry hardwood floors. Original lakeside patio was enclosed into a wonderful, light-filled sunroom with fireplace. Deck & level lawn overlook the water with 87foot dock & 7+ feet of moorage depth. Across the street from the Burke-Gilman trail on quiet Riviera Place – walk/ bike/run to U-Village & beyond! Don’t miss this incredible opportunity for a quality Lake Washington waterfront home with magnificent vistas of rose-colored sunrises, spectacular mountains, the ever-changing leaves at St Edwards St Park and amazing, never-ending maritime performances!
Offered at $2,300,000 | MLS 2379494
GRAND ENTRANCE
First Impressions Matter
Agrand entrance to a home sets the tone for elegance and sophistication, offering a warm yet impressive welcome. Large, sweeping driveways create a sense of grandeur and ease, guiding guests through an expansive space that signals prestige. Adding elements like ornate gates, well-manicured landscaping, or a cobblestone pathway enhances the overall aesthetic, creating a visual journey that builds anticipation as one approaches the house. The choice of materials, such as natural stone or polished concrete, can lend a timeless appeal while ensuring durability.
Stonework on pillars, walls, or entryways brings a sense of permanence and craftsmanship, blending seamlessly with architectural styles from classic to contemporary. Water features, such as fountains or reflecting pools, elevate the entrance with their serene and luxurious presence. Strategically placed lighting highlights these features at night, adding drama and charm. Together, these elements create a harmonious and memorable arrival experience, making the home a true showpiece.
Mercer Island Home
Amazing, centrally located Mercer Island 3,060 SF, 4 Bedroom, 3 Bath home offers classic mid-century style with a generous multilevel floor plan. Signature property includes light-filled living room with masonry fireplace, walls of windows & vaulted ceilings, elegant dining room & spacious bedrooms. Expansive lower level features a family room & rec room. Two decks adjoin two separate levels & an additional patio space prove perfect for summer BBQs! Lush grounds & quiet setting, located on a peaceful & private lane in the coveted Mercerwood neighborhood. Prime location just minutes from Bellevue and Seattle, with easy access to I-90, I-5 & I-405. Highly rated Mercer Island Schools, near library & walking distance to Northwood Elementary School & Mercer Island High School. Don’t miss this incredible opportunity with amazing potential!
Offered at $1,860,000 | MLS 2358332
RIDGETOP MOUNTAIN RETREAT
Gated, private log home with mesmerizing views perched above 200+ feet of waterfront on pristine Winters Lake! Built in 2009, this custom 4,605 square foot, 3 bedroom, 4 bathroom home features a magnificent 2 story living room with soaring ceilings & walls of glass that frame the idyllic views of the Cascade Mountains, surrounding forests, and the peaceful lake below. Light-filled chef’s kitchen with walk-in pantry and dining room surrounded by glass doors opening to the views and deck. Spacious primary bedroom with ensuite bath and private deck. Upper level loft with family room / flex space, bedroom & ¾ bath. Vast lower level with huge views, new flooring & paint, perfect for an additional family room, recreation room, hobby enthusiasts haven, or amazing man cave! Lower level also includes a mother-in-law / guest apartment with full kitchen, bedroom, ¾ bath & separate access & deck. Attached 2-car garage & ample driveway parking. Tranquil & sprawling grounds set on the crest of a ridge with private gated entry. This home is a truly special mountain retreat!
Offered at 1,500,000 | MLS 2373567
KIRKLAND’S GOLD COAST
Situated on the glistening shores of Lake Washington, off one of the most coveted lanes on West of Market’s gold coast, this stunning southwest-facing NW industrial modern home has sweeping, panoramic views of the Seattle skyline, Olympic Mountains, and Lake Washington. Thoughtfully curated design by renowned Thielsen Architects, with 6,550 total interior square feet built with substantial concrete and structural steel elements. The gracious 5,539 square foot main home includes 4+ Bedrooms and 3.5 Baths, multiple kitchens and both interior and exterior gathering areas, and is further enhanced with an elegant detached 2 Bedroom, 2 Bath, 1,011 square foot guest home with cathedral ceilings, walls of windows, and amazing rooftop deck. Effortlessly blending modern sophistication with lakeside serenity, this one-of-a-kind waterfront estate features an incredible new dock, expansive outdoor living spaces, and breathtaking vistas from every level.
The main level is an entertainer’s dream, boasting a chef’s kitchen with caterer’s wing, open-concept living, and a sprawling view deck. Upstairs, the tranquil primary suite offers a spa-like bath and awe-inspiring views. The lake level is built for fun, with a rec room, guest suite, and kitchenette—perfect for summer gatherings. Completing this signature offering are garages for four cars and the amazing private upper garden with fruit trees and raised beds, all of which make this an unparalleled waterfront retreat.
