Discovering the Northwest
We expertly guide our clients' real estate journeys to extraordinary results.
As the Pacific Northwest's largest affiliate within the global real estate network, Realogics Sotheby’s International Realty has branch offices in downtown Seattle, Bainbridge Island, Kirkland, Madison Park, Bellevue and Mercer Island. Our brokers and global real estate advisors proudly serve all property types and price points throughout the Puget Sound and beyond, including making direct referrals to multi-home and resort destinations serviced by our global network.
Realogics Sotheby’s International Realty creates new conversations within the markets it serves. Within an everchanging market, we foster a passion for evolving forward, whether we're producing our own films and print publications, developing one-of-a-kind marketing platforms, hosting lifestyle events, or giving back to our community.
With an “international” middle name, we represent the best of both worlds through a local and global reach. Given this position, we are responsible for representing the Puget Sound region to an international audience; we proudly serve global citizens, whether their address is around the corner or around the world, and are thrilled they’re choosing to make their homes here.
There’s no place quite like the Pacific Northwest. From the ample opportunities of waterfront living on the San Juans, Bainbridge Island, Lake Washington and beyond, to the in-city draw and the “silicon forest” (tech cores) of Seattle and the Eastside, you'll find magic here in Washington.
The advantages of calling this place home are abundant. Your list of reasons to move to the Pacific Northwest is as practical as it is wonderful. The region is on the rise and full of opportunities. Between 2010 and 2020, the Puget Sound region grew by 600,000 residents, and Seattle’s population saw most of that growth, increasing by 128,000.
The region is full of tremendous job growth, which led to a “brain gain” of 48,000 migratory employees just between 2016 and 2020. That’s more than twice the rate of the San Francisco Bay Area, in part because of greater affordability. Tech titans get it, and that is why urban campuses draw talent with high incomes, attainable housing, and no state income tax. Even with the recent imposition of a new capital gains tax on restricted stock units (RSUs), adding a 7% burden upon liquidity events, Washington’s moniker as the Evergreen State endures.
Yes, those are just some of the practical reasons motivated homebuyers are headed to the Pacific Northwest. But as you may already know, there’s everything else. There are the stunning vistas, the rocky shorelines and sandy beaches, and whether you’re on the slopes or the islands, are ready to launch your career or business, or are settling down for retirement, opportunities abound. If it’s your first home or a second, an exurban retreat, island escape, or in-city hub, you’ll find it here. You can use this guide as your starting point.
When you’re ready to take the next step, we’re here to help connect you with a local expert with global reach who will understand your journey and help you achieve your real estate goals in the Pacific Northwest.
Dean Jones
Realogics Sotheby’s International Realty President & CEO
To keep up with the latest regional market trends as you navigate your buying or selling journey, explore the Futurecast Forum website.
Cover Image Photo Credit: Matthew Gallant with Clarity
48 Living Life on the Water's Edge: The 2025 Waterfront Report
52 Kirkland: An Environmentally Friendly Community on the East Shore
62 How House Bill 1110 and AI Are Transforming Land Brokerage in Washington State
64 Madison Park: A Mid-City Oasis on the Shores of Lake Washington
74 Bellevue: Beautiful Views in the Puget Sound Region
82 Magazine Partners
Mountain Living
Equestrian Living
Waterfront
Golf
Metropolitan
Wine & Vineyard
A Global Reputation Paired With Regional Expertise
26,100
COUNTRIES & TERRITORIES
OFFICES WORLDWIDE
The Sotheby’s International Realty® brand harnesses the worldwide recognition and prestige of the Sotheby’s name. Auctioneers since 1744 with a fine tradition of marketing the world’s most cherished possessions, Sotheby’s is now an innovative global art business serving the most discerning clientele. Sotheby’s International Realty® benefits from this tradition and innovation through equity in the Sotheby’s brand name and marketing collaboration.
SALES ASSOCIATES
The Sotheby’s International Realty® global network encompasses 84 countries and territories, with 1,100 offices and 26,100 sales associates worldwide. This exclusive association of high-quality residential brokerage companies connects the Sotheby’s International Realty ® network to facilitate the thousands of referrals that occur annually among our offices.
Exceptional Service
A HOME ISN'T JUST A STRUCTURE OR A LOCATION. IT'S WHERE RELATIONSHIPS, PERSONAL DEVELOPMENT, AND THE ESSENCE OF LIFE UNFOLD.
If you're new to the Emerald City and seeking a home in a different region, or are a lifelong resident, Realogics Sotheby's International Realty's (RSIR) team of local experts makes every move seamless. From the latest market data and information on the hottest neighborhoods to exceptional relocation opportunities, we're here to support you.
With unique connections, resources, and strategies, and as a part of the powerful Sotheby's International Realty® brand, the network of more than 26,100 sales associates in 84 countries and territories brings the exceptional to each homebuying journey. It's expertise that reaches down the block and around the world.
Calling the Northwest Home
Nestled in lush forests and surrounded by water, Seattle, aka the "Emerald City," embraces its natural beauty. Despite frequent rain, locals enjoy the weather, maintaining high spirits. Newcomers should invest in a raincoat and hiking boots. Seattle boasts a vibrant cultural scene with top-tier theater and diverse music venues. Its global appeal lies in its environmental sustainability, making it a progressive and unique city to settle in. Here's some brief and useful information for anyone relocating to the area.
School Districts
+ Mercer Island mercerislandschools.org
+ Bellevue bsd405.org
+ Lake Washington lwsd.org
+ Shoreline shorelineschools.org
+ Seattle seattleschools.org
+ Renton rentonschools.us
+ Bainbridge Island bisd303.org
+ Issaquah issaquah.wednet.edu
Top Colleges & Universities
+ University of Washington washington.edu
+ Pacific Lutheran University plu.edu
+ University of Puget Sound pugetsound.edu
+ Seattle University seattleu.edu
+ Northwest University northwestu.edu
+ Seattle Pacific University spu.edu
+ DigiPen Institute of Technology digipen.edu
Medical Centers
+
+
+
+ Providence
Medical Center 425.261.2000
Considering a Move?
Connect With Us
Connect with a Realogics Sotheby’s International Realty associate for personalized support and insights tailored to your bespoke relocation needs. We’ll make your transition to Seattle seamless and stress-free!
The items highlighted are simply a subset and do not encompass a comprehensive list.
Please note the information contained in these lists are derived solely from research findings or recommendations. It is intended for informational purposes exclusively and should not be construed as promotional material. Readers are encouraged to conduct their own research and base their decisions on their individual needs and preferences.
The Housing Evolution
TAKING PLACE IN THE PUGET SOUND REGION
After a long period of low supply levels, an increase in listings across the Puget Sound region has reinvigorated the real estate market. Buyers previously waiting for the right moment to make their move have entered the market with more motivation amidst rising housing trends, like a state-wide focus on new construction and multi-family developments, encouraged in part by House Bill 1110. Realogics Sotheby’s International Realty advisors continue to stay ahead of market trends, advancing technology, and the most cutting-edge strategies to navigate the dynamic market.
Price Growth Across the Region
In 2024, Agent Members in the Northwest Multiple Listing Service closed more than $54 billion in home sales, completing over 65,000 transactions at a median price of $600,000 and an increase in inventory of 14%. Other factors, such as House Bill 1110, return-to-office mandates enforced by tech companies, and wealth creation from AI, are also credited with this upturn in the housing market. This trend was reflected across counties, with median prices rising in many areas—for example, King County reached a median sale price of $960,000, and several Eastside school districts recorded gains over 10%.
The Housing Evolution
Homeownership is evolving in the Puget Sound region as affordability has forced buyers to rethink their purchases, while housing legislation reshapes the landscape further. With House Bill 1110 attempting to address the “missing middle,” many are looking for a property that is just right.
Coined "Goldilocks living," many prospective buyers are now looking to find a property that finds the right balance between affordability, space and smart design. The solution that is being provided is an increased volume of in-city condominiums, accessory dwelling units, and detached accessory dwelling units, with the idea being that the “thought per square foot” is as important as the “price per square foot.” These housing units will potentially unlock a more affordable housing supply.
The luxury housing market continues to show strength with high-demand areas, such as Mercer Island posting a median price of over $2.4 million and Issaquah posting $1.6 million, both showing large value gains within their respective areas. While stock market indices were trading at near or at all-time highs by year-end, this added further to consumer confidence and created a wealth effect. Additionally, homeowners have strong equity positions, creating market stability and limiting the risk of forced sales.
In the coming years, a general wealth transfer is expected to occur, with $90 trillion expected to be transferred from older generations. This will likely fuel home purchases, especially for Millennials looking to move from renting to ownership.
Renewed Momentum in the Puget Sound Region
The Puget Sound region housing market entered 2025 with renewed momentum, but also with a unique set of challenges that will define its trajectory in the coming years. Rising sales volumes, stronger pricing, and legislative shifts such as House Bill 1110 signal a period of opportunity for those looking to build a portfolio in the Puget Sound housing market.
Buyer's Guide Realogics
Why You Should Partner With a Buyer's Agent
As your dedicated guide, RSIR advisors will help you find exactly what you are looking for, ensure you pay the right price for it, take care of all paperwork, guide you through the inspection and repair process, and successfully get you to closing. Your advisor will perform in-depth research on your desired neighborhood’s market, previewing listings to ensure they meet your qualifications and gathering market data to guarantee you’re getting the most out of your budget.
Buying a home is a major endeavor, and your advisor will not expect you to be an expert—that’s their job. They’ll guide you through the entire process, from the initial goal-setting conversations and providing comparative market analysis to negotiations, inspections, and carrying you through the closing day. They handle each step with the utmost care and attention.
Navigating Financing
In this section, we have provided an overview of various financing options that are available to potential homebuyers in our market. It is essential to understand the intricacies of each loan type to make informed decisions when purchasing property. You can choose from a range of financing options, including conventional loans, FHA, VA, and USDA loans. It would be best if you asked your lender to explain the eligibility criteria, benefits, and potential drawbacks of each option. This will empower you to select the financing solution that best suits your needs and financial situation. Discussing your financial options is the first step to home ownership.
Conventional
Fannie Mae:
• Fixed-rate options
• Fixed ARM options
• Primary, secondary, and investment properties
• High balance
• HomeReady
• Manufactured homes
• Cash-out refinance
• Temporary buydowns
• One-time close: Construction-to-Perm
Freddie Mac:
• Fixed-rate options
• Fixed ARM options
• Primary, secondary, and investment properties
• Super Conforming
• Home Possible
• Medical professional program
• HomeOne
• Imagine
USDA
• Fixed-rate
• 100% financing
• Streamline assist refinances
FHA
• Fixed-rate options
• Fixed ARM options
• Manufactured homes
• Non-occupying borrowers
• High balance
VA
• Fixed-rate options
• Fixed ARM options
• Manufactured homes
• 100% financing on purchase transactions
• Interest rate reduction refinance loan
• Cash-out transactions
• High balance loan amount
JUMBO
A robust selection that appeals to multiple borrowers:
• LTV up to 90%
• Fixed-rate options
• Fixed ARM options
• Interest only
• Primary, secondary, and investment properties
• Loan amounts up to $3 million
10 Essential Advantages of RSIR Representation
Deep Knowledge & Access
RSIR advisors' market expertise covers pricing trends, desirable neighborhoods, and homebuyer and home sellerpreferences, ensuring you have comprehensive insights and priority access to all available listings.
Negotiation & Confidentiality
Through countless transactions, RSIR advisors have honed their negotiation skills to craft winning strategies and secure the best possible terms while protecting your interest.
Vast Network
RSIR advisors’ access to a broad network of industry professionals, including inspectors, mortgage brokers, and other real estate advisors, uncovers opportunities and expedites the process.
Problem Solving
With a track record of overcoming complex issues that may arise during the buying or selling process, RSIR advisors are equipped to handle any obstacles.
Contract Navigation
RSIR advisors’ expertise in real estate transaction paperwork helps you avoid errors in contracts, disclosures, and reports.
Time Saving
RSIR advisors handle the behind-the-scenes work, from property research to paperwork, streamlining your experience.
Trusted Advisor
As your trusted advisors, RSIR brokers apply their expertise and skills with your best interests in mind. They go above and beyond to provide you with the level of service required for a truly exceptional real estate experience.
Professional Development
The real estate market and its regulations are continually evolving. RSIR stays current with housing market changes and regulations through continuous education, ensuring informed service that stays ahead of the curve.
Risk Mitigation
A real estate transaction is often one of the biggest financial transactions a person will make in their lifetime, and one of the most complicated. RSIR advisors are there to protect you through everything from complex contracts to inspections.
Future Guidance
Even after closing, RSIR advisors remain available as a resource for general advice on homeownership, market trends, and local services.
+ Purchase Timeline
+ Financing Pre-Approval
+ Assess Market Conditions and Values
+ Listing Information Review
+ Home Tours and Open Houses
+Your Advisor Will Help You Review and Understand the Offer Documents
+ Comparative Market Value Analysis
+ Create Timeline of Events
+ Open Escrow Account
+ Lender Appraisal
+ Property Inspection and Investigation
+ Financial Parameters and Costs
+ Buyer Service Agreement
+ Learn Property Types
+ Neighborhood Pros and Cons
+ Exploring Options/ Learning the Market
+ Find the Home You Wish to Buy
+ Negotiation of Best Terms and Price
+ Offer Acceptance
+ Buyer Good-Faith Deposit
+ Preliminary Title Report
+ Review of Disclosures and Reports
+ Removal of Contingencies of Sale
+ Final Walk-Through
+ Review and Sign Closing Documents
+ Record of the Deed
+ Close of Escrow
+ Buyer Final Deposit
+ Funding of Loan
+ Delivery of Keys
+ Move In
Find Your New Home
Find Your Style
While you might love craftsman homes or the sleek look of a modern kitchen in a penthouse apartment, you’ll be happiest if you consider what type of home will work best for you. Single-family homes offer more privacy, freedom, and space. Condos often come with condo associations that handle a lot of the outside maintenance for you, but a condo might not have the green space you need and you’ll pay monthly dues to the association.
Ask the Pros
Nobody knows more about a neighborhood than the current residents! Without being intrusive, look for an opportunity to chat with your potential neighbors. What’s their opinion of the block and the neighborhood?
Imagine Living There
Check out the local amenities in the neighborhood you are interested in and see if it works out with your day-to-day routine. Are there restaurants, stores, and other services that you enjoy close by? Is the neighborhood near a freeway so you can get on the road in a reasonable amount of time? Also, try to visit the neighborhood multiple times and at different times of the day. Lastly, walk through the streets near the home and see how it feels. You will notice more things walking than just driving by.
The Rules
If the home is part of a Homeowners’ Association (HOA) you will want to get a copy of the bylaws and study those carefully. Many HOAs have rules you would never even think of. For example, the HOA might regulate the type of plants you can have in your yard, type of fencing you can put up, whether or not you can post signs, and specific rules regarding pets.
Next Steps
Making an Offer
Once you’ve identified the property you desire, you and your real estate advisor will collaborate on drafting a purchase agreement. While many elements of the agreement adhere to standard guidelines, there are specific areas open for negotiation. The Northwest Multiple Listing Service offers standard purchase forms; however, the terms within these forms may vary and can be adjusted through negotiation.
The Price
What you offer on a property depends on a number of factors, including its condition, length of time on the market, buyer activity, and the urgency of the seller. While some buyers want to make a low offer just to see if the seller accepts, this often isn’t a smart choice, because the seller may be insulted and decide not to negotiate at all.
The Move-In Date
If you can be flexible on the possession date, the seller will be more apt to choose your offer over others.
Offer Details
Often, the seller plans on leaving major appliances in the home; however, which items stay or go is often a matter of negotiation. Typically, you will not be present at the offer presentation. Your real estate advisor will present it to the listing agent and/or seller. The seller will then do one of the following:
Accept the offer
Reject the offer
Counter the offer with changes
By far, the most common action is the counteroffer. In these cases, the experience and negotiation skills of a Realogics Sotheby’s International Realty real estate advisor are powerful in representing your best interest.
When a counteroffer is presented, you and your real estate advisor will work together to review each specific area of it, making sure to move forward with your goals in mind and ensure negotiation of the best possible price and terms on your behalf.
Buyer’s Glossary
Buyer Service Agreement
A written brokerage services agreement that serves as a contract between the broker and the buyer.
Computation of Time
The method used to compute time in purchase and sale agreements with specific parameters around what is considered the starting day, a business day, and endof-day time.
Earnest Money
A deposit made to a seller that represents a buyer’s good faith to buy a home.
Escalation Clause
When a buyer wants to submit an offer on a property for which there may be competing offers, the buyer may want to provide an escalation of the offer price to compete against other offers.
Escrow
A neutral third party oversees and confirms the financial portion of the transaction. This is required in Washington state.
Hazard Insurance
Hazard insurance, or homeowner’s insurance coverage, in Washington state protects your property against damage caused by fires, storms, earthquakes, or other natural events.
Inspection
An assessment of the seller’s home to reveal any issues or faults in the property to the buyer before closing.
NWMLS
The Northwest Multiple Listing Service consolidates the region’s real estate data so that licensed agents have access to streamlined search criteria, showing instructions, legal documents, and property sales history.
Off-Market
A home that is not for sale or is for sale but the seller has chosen to not list it on multiple listing services (MLS).
Pre-Approval
A letter from a lender stating how much they are willing to loan you for your mortgage after they have checked your finances, credit score, and any other information pertinent to receiving a loan.
Pre-Inspection
An assessment of the seller’s home before an offer has been made to uncover any necessary repairs or issues.
Pre-Qualification
A mortgage letter provides an estimate of the amount you can borrow for your home or refinance loan.
Resale Certificate
Documents provided by a condominium seller with pertinent information, such as homeowner’s association budget, restrictions or guidelines of the building, unpaid dues by the previous owner, and more.
Ensuring Success in All Market Conditions
As the market continuously shifts between highs and lows—ranging from seller’s markets (one to four months of inventory) to buyer’s markets (six or more months of inventory) and from cold to hot conditions—our advisors understand the importance of employing a wide range of strategies to guide you to success, no matter the market conditions.
As a buyer, you may hold more power if it’s a buyer’s market with more supply than there is demand, or you may be facing a seller’s market wherein you’ll be competing with many other buyers looking to make a purchase. Your RSIR advisor will have a thorough understanding of the current market conditions and be prepared to guide you through the strategies that will help you stand out from the crowd as a serious, qualified buyer.
The first step is to assemble a strong financial package. A seller is more likely to choose your offer when it has solid financing. You can pay all cash and waive all contingencies; however, if that is not for you then consider other strategies:
• Get pre-approved for a loan to prove your finances are solid.
• Work with a local lender or one preferred by the listing agent to gain an advantage.
• Opt for conventional financing and increase your earnest money amount.
• Ask the lender to call the listing agent and discuss your financial strength as a buyer.
• If the appraisal comes in low, be prepared to potentially be creative on your loan program to ensure closing on time.
Present an irresistible offer. Aligning with the seller's desired price, terms, and closing timeline will speak volumes when you make an offer. Your agent can help you find out which terms matter, including:
• Be prepared to offer at list or, if the list price is low, offer at a price based on comparables.
• Discuss with your broker shortening contingency periods or waiving them altogether.
• Be flexible about the closing date, if that will win you an advantage.
• During the negotiation, think carefully before renegotiating the price or credits after an inspection, as the seller might opt for the backup offer.
Go the extra mile. Price and terms are one thing, but you may be surprised to learn they don’t always win. When selling a foreclosure, banks sometimes choose the first offer that comes in; however, a homeowner might be swayed by a more personal touch.
• Move quickly to get the offer completed, so your agent can submit it by the offer deadline.
• Discuss when to strategically submit your offer.
• Summarize key offer terms and highlight the ones that matter in a term sheet.
• Include a photocopy of the earnest money check to show you’re serious.
• Working with a seasoned, professional agent will indicate the promise of a seamless transaction.
Understanding Costs
Who pays the closing costs?
Your contract and any applicable government regulations determine who pays which closing costs. Your real estate advisor can explain these costs to you.
The Buyer Generally Will Pay: The Seller Generally Will Pay:
Lender’s title policy premium, if it is a new loan
Escrow fee, one-half
Document preparation, if applicable
Notary fees, if applicable
Recording charges for all documents in the buyer’s name
Homeowner's Association transfer fee, one-half
All new loan charges (except those required by lender for seller to pay)
Interest on new loan from the date of funding to 30 days prior to first payment date
Assumption/change of records fees for takeover of existing loan
Beneficiary statement fee for assumption of existing loan
Home warranty premium per contract
Hazard insurance premium for first year
All pre-paid items, such as interest, or funds for an escrow account.
Owner's title insurance premium
Real estate agent's commission
*pending Buyer Service Agreement;
Escrow fee, one-half
Any loan fees required by buyer's lender per contract
All loans in seller's name (unless existing loan balance is being assumed by buyer)
Interest accrued on loan being paid off, statement fees, reconveyance fees and any prepayment penalties
Termite inspection and any termite repairs per contract
Home warranty premium per contract
Homeowner's Association transfer fee, one-half
Any judgments, tax liens, etc., against the seller
Recording charges to clear all documents of record against seller
Property taxes & utilities: pro-rated to date title is transferred plus any delinquent taxes
Any unpaid Homeowner's Association dues
Any bonds or assessments per contract.
Downtown Seattle Branch
The Realogics Sotheby’s International Realty office in downtown Seattle is committed to creating an extraordinary real estate experience for our clients searching for all property types and price points. Known as the Emerald City, Seattle is enveloped by natural beauty from sea to sky. Centered between two mountains, Seattleites enjoy panoramic vistas as an everyday occurrence, notably Mount Rainier, the awe-inspiring peak situated 14,410 feet above sea level. The city is surrounded by large bodies of water, including Elliott Bay, the Puget Sound, and Lake Washington, which is the second-largest lake in Washington State, with some of the most prized waterfront in the world. It’s this diversity of landscapes and natural splendor that defines Seattle’s true beauty.
Seattle
The Many Facets of the Emerald City
With each dawn breaking over the Pacific Northwest, Seattle comes to life. Over 780,000 souls stir as the ocean's melody resonates through the city. Sunrise catches the high-rise windows, while the rich scent of coffee weaves through the cobbled streets, curling into the cool, brisk air.
Seattle has skillfully maintained its history as a port city while embracing its impressive, modern skyline, the iconic Space Needle fitting perfectly against the outline of Mt. Rainier.
An Economy on the Rise
Fueled by various tech sectors and Fortune 500 companies, Seattle leads U.S. cities in economic growth, with a 6.2% increase in GDP in 2023, surpassing $400 billion. The tech sector generated $133.7 billion. The city has a knack for cultivating greatness across industries, serving as the birthplace of some of the world's most lucrative companies, including Amazon, Costco and Boeing.
Additionally, the Seattle venture capital scene remains a prominent hub, with over 25 funds managing a substantial $2.1 billion in assets, focusing on startups in biotechnology and artificial intelligence thriving in Jet City.
Luxury Housing in Seattle's Dynamic Neighborhoods
The remarkably entrepreneurial spirit of Washington's largest city naturally appeals to a wealthier clientele interested in the abundant investment and employment opportunities available. Denny-Blaine, for example, is known for its upscale, historic homes. The area is located along Lake Washington, and during warmer months, residents can venture to Denny Beach, offering options to picnic, swim, and kayak in an area steeped in American history and lush greenery.
The properties range in style, from grand historic mansions to more luxurious modern estates, featuring classic examples of Tudor Revival, Colonial Revival, and Craftsman homes, as well as Mid-Century Modern and Contemporary estates. Many properties obtain features such as leaded glass windows and slate roofs, blending rustic charm and modern styles.
Broadmoor is an 85-acre gated community on the mainland south of Foster Island. The neighborhood has access to Broadmoor Golf Club, a former host of the Seattle Open on the PGA Tour, making this gated community a haven for golf enthusiasts.
The properties span a spectrum of styles, from sleek, modern contemporary designs featuring soaring ceilings and open-plan living areas, to enchanting red-brick Georgian Colonials adorned with gables, dormers and characterful, well-defined rooms.
Further inland, there are homes that command luxury prices for their bespoke designs and striking architecture. The Seattle metro area has no shortage of unique, beautiful properties that suit all lifestyles. Sources Used Axios Seattle, Top GDP Growth by Metro Area, December 2024
From statement lighting to bespoke furnishings, SDC is where inspired homeowners collaborate with interior designers to transform ideas into beautifully finished spaces. Explore thoughtfully curated showrooms, premium materials, and custom solutions tailored to your home.
Advertiser Feature: Steve Skonieczny Furniture Maker, LLC
Cultural Experiences in Jet City
Seattle is teeming with cultural options, allowing residents to freely explore the city without worrying about missing out on unique shops, captivating attractions, and art venues to fill their time.
What The Experts Say...
Three Reasons to Choose Custom Cabinetry and Woodworking
1. Get exactly what you want. Whether your goal is to use every inch of space or to create something completely custom, like a dream kitchen nook or a centerpiece fireplace, you can customize everything and bring a unique touch to your home.
2. The options are endless. Beyond the woods we see every day, there are many more that we can work with to bring exciting natural colors and textures to your design. Or you can consider combining different materials such as wood and steel into a balanced design. From materials, hardware, and finishes to style and appearance, you can find what's exactly right for you.
3. Increase the value of your home. Custom cabinetry and built-ins will not only add value to your quality of life for years to come, but also to the value of your home.
I encourage you to reach out to see what is possible.
Steve Skonieczny Furniture Maker, LLC
Builtbysketch | 206.949.2780 | srskon@gmail.com
At Benaroya Hall in Seattle, classical music lovers are enveloped by the venue's sublime acoustics. Debussy, Dvo ř ák, and Wagner's enchanting melodies dance through the air, echoing off rich dark wood walls and shimmering against the intricately coffered ceilings.
Seattle boasts a vibrant theater scene, with notable touring shows frequently visiting the city. From the Moore Theater, the oldest in Seattle, to the historic Paramount Theater, which is known for hosting Broadway shows, concerts, and other events. Meanwhile, the downtown area hosts GreenStage, an outdoor experience with workshops for the whole family, plus an annual outdoor theater festival and live performances of Shakespeare.
Perhaps the most exciting event of the year for those who participate in the art world is the Seattle Art Fair. It is an opportunity to rub elbows with influential collectors, artists, and procurers while browsing rare pieces from savants from the PNW and beyond.
Recreation by Land and Sea
Flanked on all sides by evergreen forests, the Puget Sound, and Lake Washington, residents are spoiled for choice regarding outdoor recreation.
New residents arriving in the city might find it helpful to visit Seattle’s Overlook Walk. This waterfront walk, illuminated by neon lights, offers panoramic 360-degree views of downtown Seattle. The pathway along the bluff is landscaped with native plants that mirror the natural surroundings. As visitors move along the varying elevations, the vegetation shifts from grasses to ferns and shrubs, highlighting species like Vine Maple, Western Sword Fern, and Nootka Rose, which reflect the region's rich plant diversity.
Individuals who prefer a more primitive experience over a paved one should spend an afternoon or two trekking through Seattle's largest green space, the 534-acre Discovery Park. More than 12 miles of trails cross the northwestern tip of the metro's landmass, meandering through meadows and forests ideal for enjoying the fall foliage or spotting resident wildlife.
When venturing offshore, many Seattle residents first experience kayaking on the tranquil waters of Lake Union, which provides perfect conditions for beginners. Instead of immediately buying gear, try renting equipment from local shoreline outfitters near launch sites at Gasworks Park, Montlake Cut, Portage Bay, and Ballard Locks. These locations each offer a distinct view of the city's geography, featuring the Olympics to the west, Mount Rainier to the south, and the Cascade Range to the east.
Taking Flight
The metro is home to Seattle-Tacoma International Airport, often abbreviated as "Sea-Tac." It's within 45 minutes of the northernmost city limit, near Westminster Triangle, and 16 minutes of the southernmost border at Bryn Mawr-Skyway when driving a personal vehicle.
Sea-Tac is also accessible through several public transit routes, including King County Metro's F and 156 Lines and Sound Transit's 560 and 574 Lines. If traveling from the downtown area, a trip aboard the Link Light Rail's 1 Line takes only 38 minutes, even in rush hour traffic.
The history of Seattle is one that informs its present, as the city strikes a balance between modern innovations and its deep-rooted connection to the wilds of the Pacific Northwest.
99 Union Street #1102
Seattle, WA 98101
Introducing Four Seasons Seattle, Private Residence 1102, a stunning property that offers two private bedroom suites, 2.25 baths, a den/office, complete with custom luxury finishes. Flawlessly orchestrated by the dedicated hospitality team, effortless living at Four Seasons Seattle transcends the definition of service, with amenities such as 24-hour room service, security, a concierge, valet, spa, pool, housekeeping, fitness center, two parking spaces, and storage. Perched at the water’s edge, experience living within the downtown core moments from the Great Wheel, newly expanded waterfront, Seattle Art Museum, premier dining and shopping. Discover a boutique setting with elegance, comfort and security that inspires you to live as you wish.
Sold at $6,750,000
2588 9th Avenue W
Seattle, WA 98119
Indulge in storybook living with this contemporary Victorian atop Queen Anne Hill, offering over $280,000 in custom upgrades! Experience refined living with crown molding, stunning woodwork and 10' ceilings. The gourmet kitchen, with Bosch & Viking appliances, invites culinary exploration within its chic black-and-white palette. A lower-level ADU, complete with an open living space, a full kitchen and a separate entry, adds versatility. Unwind on the private roof deck with westerly views and a sauna, or retreat to the ground-level patio surrounded by wraparound gardens, Galanter-Jones heated benches and cedar hot tub. Built in 2021, the home incorporates modern conveniences, including EV wiring. Nestled near Ken's Market, Macrina and Coe Elementary, it's a quiet haven with timeless allure.
Sold at $3,700,000
Realogics
Bainbridge Island Branch
Realogics Sotheby’s International Realty on Bainbridge Island, just a 30-minute ferry ride from downtown Seattle, is a boutique office embodying the essence of luxury living. Nestled in a serene, wooded island setting, Bainbridge Island offers top-tier public schools, abundant recreation, and a charming small-town ambiance. With picturesque waterfront estates and properties, alongside thriving local culture and dining, it’s a haven for those seeking both tranquility and convenience. Accessible to surrounding areas, the Kitsap Peninsula and the Olympic Peninsula, Bainbridge boasts a plethora of outdoor activities and scenic wonders. The office welcomes artists, musicians, community members, and visitors to join in celebrating local culture during the monthly Art Walk.
Bainbridge Island
Culture by the Puget Sound
Nestled just beyond the shores of the Suquamish Reserve, in the waters of Puget Sound, lies Bainbridge Island — a sanctuary of luxury where affluent families indulge amid sprawling estates, secluded docks, and towering evergreen canopies, evoking a small-town American feel.
Bainbridge's natural, scenic features have been maintained, providing incredible views of nearby Mount Rainier to the southeast and the Olympic Mountains to the west. It also offers wide-open spaces perfect for exploration and relaxation. In addition to its vibrant land area, this rural waterfront community is bordered by 53 miles of coastline, beaches and coves ready for adventure.
Real Estate on Bainbridge Island
The storybook charm of Bainbridge Island is undeniable.
Quiet streets and eclectic storefronts contrast with the urban amenities of the Seattle metropolitan area, just a 35-minute ferry ride away, offering a unique lifestyle that combines natural beauty with a sense of community. The island's mild climate makes it ideal for forest adventures in the summer and relaxing by the fire in the winter.
Properties here are notably generous in size, with waterfront properties that open onto private beaches and craftsman-style homes nestled into thickets of evergreen forests. No matter the architectural style or setting,
many homes boast expansive windows that bathe the open-concept living areas in sunlight and open to stunning outdoor amenities, perfect for hosting unforgettable gatherings.
It's currently a seller's market with properties including single-family homes amid lush greenery and waterfront estates that feature orchards, stables, sandy beaches, and seawater pools. With average sale prices exceeding $1.3 million, hopeful islanders can acquire an enviable home, ideally suited for raising a family or entertaining friends.
The Great Outdoors
Bainbridge's coastline attracts both competitive sailors and casual cruisers, offering a haven for those who enjoy handling the waves. The island hosts multiple yacht clubs and outstations, ranging from Hidden Cove's Port Madison in the north to the Bainbridge Island Marina & Yacht Club at Eagle Harbor. These clubs serve as social hubs for a sizable community of seafarers, offering facilities for private docking, regattas, and sailing lessons, all within a prominent waterfront setting that is guaranteed to create lasting memories on the waves.
The island's inland landscape is best known for its lush secondgrowth forests, featuring majestic cedars, robust Douglas firs, and rapidly growing bigleaf maples. These trees shape many of Bainbridge Island's outdoor recreational activities and create expansive green areas. An example is Bloedel Reserve's Japanese Garden, where carefully maintained flora provides a relaxing, meditative experience for visitors.
Much of the undeveloped space is dominated by hiking trails, including the Gazzam Lake Trail System, which opens into a walk-in-only beach, and the Grand Forest Park Trail, which offers a more challenging experience for those seeking it.
For outdoor enthusiasts craving sophistication, the area offers a diverse range of golf courses and lush green spaces. The semi-private Meadowmeer course, a charming 9-hole layout spanning 2,824 yards amid scenic woods, provides a tranquil escape. Spend a leisurely morning at the expansive Wing Point private course, which features 18 holes across 6,093 yards, offering a full day of elegant leisure and challenge.
Downtown Hub
Nestled within Bainbridge Island's compact landscape, its vibrant downtown buzzes with beloved local shops and community hubs. Just a short stroll from the Bainbridge Island Ferry Terminal, Winslow transforms into a spirited town center that beckons Seattle visitors with its eclectic boutiques and exquisite dining options.
Residents can enjoy craft beers, wines and small plates at a local brewery, with options like tea service, farm-to-table restaurants, specialist coffee with donuts, and Bainbridge Island Fudge. The island offers a vibrant culinary scene for all cravings.
Many of the shops specialize in their proprietors' passions, offering bespoke treasures and thoughtfully curated collections. Craft lovers can immerse themselves in a sea of hand-dyed yarns, interior design enthusiasts can discover charming pieces perfect for a coastal vibe, and art aficionados can explore arts and crafts stores and experiences.
From April to November, the Town Square transforms into the Bainbridge Island Farmers' Market, offering shoppers the opportunity to explore locally grown produce and artisanal crafts while enjoying live music.
Bainbridge’s Arts and Culture
Bainbridge Creative District, a Washington State-certified area, pulses with artistic energy. A vibrant hub within a neighborhood, it invites all ages to ignite their creativity and celebrate craftsmanship.
The Bainbridge Island Art Museum presents 15 to 20 new exhibits annually, alongside its steadfast permanent collection, blending contemporary Puget Sound artists, such as Chris Maynard’s ethereal Firmament, featuring Marabou stork feathers, and Heikka Seppä’s stirring Iron Heart installation.
Discover the vibrant pulse of Bainbridge Island's creative scene. Aspiring artists eager to hone their skills should explore the Modern School of Art, a hub dedicated to inspiring art education and lively events that nurture the creative spirit. At Realogics Sotheby’s International Realty’s
Bainbridge Island office, we invite the community to explore the work of featured local artists and musicians during the island’s monthly Art Walk, where locals and visitors gather to appreciate the vibrant culture cultivated on Bainbridge Island.
Traveling In-and-Out
Traveling from Bainbridge Island to downtown Seattle is just a short 35-minute trip aboard the WA-305 Seattle-Bainbridge Ferry. There are departures approximately every 40 minutes on Monday through Friday.
Once the ferry arrives in downtown Seattle, the Sound Transit 1 Line Angle Lake can finish your journey to the airport as it stops at the SeaTac Light Rail Station.
Bainbridge Island, WA 98110
Welcome to Fujinari Preserve. Perched atop a sunlit bluff, Fujinari Preserve offers three stunning new homes by Jefferson Fine Home Builders, meticulously crafted to blend contemporary elegance with Bainbridge Island’s lush, natural surroundings. Designed by Davis Studio Architecture + Design, these residences reflect John Fujinari’s vision—a harmony between modern living and the cherished forested landscape his family loved. The single-level sanctuary offers a unique blend of contemporary style and minimalist design, seamlessly integrating with the surrounding landscape.
Sold at $2,500,000
6129 NE Eagle Harbor Drive
7799 Hansen Road NE
Bainbridge Island, WA 98110
Designed as the family home of renowned engineer Jack Christiansen, who shaped much of Seattle’s skyline, this is a stunning example of early NW modernist architecture. Constructed on a series of free-standing concrete platforms supported by individual posts, it's truly sculpture on a grand scale. Spectacular grounds greet you, while updated interiors feature beautiful finishes in a luxurious neutral palette. Incredible views of the water and the Olympics, with a resort-like two acres of waterfront, stairs to 175' of beach, an infinity deck, a patio, and the perfect beach for walking, launching kayaks, or soaking up the sun—the San Juans, only much closer! A significant piece of NW architectural history.
Sold at $3,950,000
Realogics
Mercer Island Branch
The Realogics Sotheby’s International Realty branch on Mercer Island is a boutique office with global reach. To create a collaborative working environment that embodies our values, our six branch offices offer exceptional service and facilitate open communication and engagement with the local island community every day. Perfectly positioned between Bellevue and Seattle, Mercer Island is a vibrant waterfront community that affords an easy commute to either the west or east sides. Although close to the city and its amenities, this tranquil island has a small-town feel. Its close-knit community takes pride in that peaceful and friendly atmosphere, as well as in its top-rated schools, and its wide array of activities and local events. The office is proud to participate in the island’s monthly Art Walk, highlighting local artists and musicians and opening its doors to welcome the community.
Mercer Island
Elegant Homes on Lake Washington's Shoreline
The vibrant forests of the Pacific Northwest blend seamlessly with the waters of Lake Washington, surrounding Mercer Island, a city roughly five miles in length and two miles across, situated entirely within the lake.
Mercer Island's luxury approach to shore living makes properties highly desirable, especially for families and young professionals seeking peace and privacy without sacrificing the vibrant amenities of Seattle and Bellevue.
Weather
Since the region is naturally protected within the Puget Sound Lowland basin, Mercer Island has a mild maritime microclimate. Winters are crisp, with an average low of 37°F in January, making them perfect for a brisk early morning stroll and enjoying the winter scenery. The gentle, lowhumidity summers are even more enjoyable, as July's typical high of 76°F makes exploring the trails comfortable and less risky than in less moderate environments.
View The Waterfront Report
Homeowners and their families aren't the only ones who enjoy the temperatures and rainfall. This is evident in the lush canopy growth of Douglas firs, western red cedars, and broadleaf maples that seem to blanket every undeveloped area in Mercer Island.
Real Estate on Mercer Island
Mercer Island residents boast incredible waterfront homes in a quiet community setting, with potential buyers prepared for peace and serenity in Washington’s most luxurious and affluent zip code. Homes on Mercer Island average a sales price of over $2 million, with increased demand due to its desirable, picturesque location.
Wilderness Adventures
For those who enjoy spending time in nature, the city offers 475 acres of parks and open spaces, ranging from upland forests to watercourses, with an abundance of hiking trails. These areas provide excellent opportunities to observe wildlife in their natural habitats and explore the great outdoors.
Aubrey Davis Park, for example, covers an area of more than 90 acres, providing abundant greenery and numerous amenities. This engineered park, constructed atop the I-90, houses a segment of the Mountains to Sound Greenway Trail, the Greta Hackett Outdoor Sculpture Gallery and various athletic facilities. These outdoor recreational opportunities are complemented by remarkable scenic vistas of the western edge of Mercer Island, Lake Washington and the Seattle skyline.
Alongside the incredible options on land, Mercer Island also houses Clarke Beach. This nine-acre park features fishing and swimming piers.
Luther Burbank Park, covering 73 acres, is one of Mercer Island's most popular playgrounds on its eastern coast. It stretches along a 0.75-mile shoreline, providing access to a dock and fishing pier. On land, visitors can enjoy a playground equipped with climbing, swinging, sliding and a kid-friendly zipline.
For more organized entertainment, the Mercerwood Shore Club and the Mercer Island Beach Club provide year-round activities including swimming lessons, summer camps, as well as tennis and pickleball programs.
Arts & Culture
Mercer Island residents are equally committed to fostering a vibrant arts and culture scene.
A walk through the Mercer Island Gallery should be among the initial cultural experiences for new residents. The gallery often hosts public receptions for its exhibits, showcasing works by regional visual artists and providing newcomers with a chance to meet neighbors who share similar artistic interests.
Mercer Island also boasts an impressive collection of public artworks. For instance, the recently restored Mosaic Murals at Luther Burbank Park enthrall visitors. “Birds in Flight” offers a view of the Luther Burbank waterfront, captured by artists Sandy Glass and José Orantes as they experimented with perspective, adding color to create a whimsical and playful ambiance. The original artwork was subsequently transformed into a mosaic mural utilizing vitreous tile, offering a fresh perspective on the serenity of Mercer Island.
The performing arts are well celebrated, highlighted by annual events such as Mostly Music in the Park. During summer, this outdoor concert series encourages families to bring picnic dinners and find a spot on the grass in Mercerdale Park for live performances. Additionally, the Seattle Shakespeare Company visits the island in summer, offering performances at the Luther Burbank Amphitheater.
Educational Opportunities
Ranked as one of the best school districts in Washington, the Mercer Island School District boasts exceptional standardized test scores and one of the highest graduation rates in Washington. The Mercer Island School District's smaller class sizes in early childhood foster social development and community bonding among young students. Beyond public schools, the island also offers pre-K programs and private educational options.
Airport Access
There are two main routes to reach Sea-Tac Airport, helping travelers avoid traffic when time is limited. The shorter route, taking about 20-30 minutes, uses 1-405 S, while the slightly longer option follows I-5 S. If needed, passengers can also take the King County Metro Line 550 from N Mercer Way & 80th Ave SE, with transfers to Line 560 at Westwood Village via SeaTac Airport or connect to Sound Transit Line 161 at the Burien Transit Center.
Mercer Island, with its scenic views, peaceful neighborhoods, and close proximity to two Washington metro areas, will persist as a desirable retreat for those wanting to experience the beauty of the Pacific Northwest.
Discover untamed beauty. This Tom Kundig-designed residence is a masterful retreat that embodies organic architecture and quiet luxury. Nestled into the natural landscape, it showcases Kundig’s iconic use of steel, glass, and cement—blurring the boundaries between indoors and out. Set on a private, view-filled property, the home captures breathtaking views of Lake Washington and Mt. Rainier. Interiors feature soaring volumes, warm natural finishes, and seamless indoor-outdoor transitions. Whether preserved in its architectural purity or thoughtfully modernized, this is a rare opportunity to own a piece of Tom Kundig’s extraordinary design.
Sold at $6,825,000
Mercer Island, WA 98040 8320 Avalon Drive
6819 SE 32nd Street
Mercer Island, WA 98040
Spacious, light-filled and full of heart, this architect-designed home offers rare privacy, flexible living, and extraordinary entertaining space—inside and out. Tucked into a fabled road for the connection to water and downtown. Level parking for 20, the six-bedroom layout spans three floors, including a remodeled kitchen, spa-like primary suite with a dualsided fireplace, rooftop deck for stargazing and SeaFair viewing, and a finished basement with an office, studio, and two bedrooms. Custom lighting, updated baths, and lush gardens with cherry, fig, and lilacs make every corner feel special. Just steps to parks and water, this coveted spot on First Hill will be a friend favorite. A home designed for living well—with room for everyone and everything.
Sold at $3,575,000
Living Life on the Water’s Edge
THE WATERFRONT REPORT
Waterfront real estate has become more sought after in Washington, being seen as a lifestyle investment defined by access, scarcity and stewardship. With only 3.6% of single-family homes being waterfront properties, it highlights their exclusivity in the Washington area. However, in this scarcity lie significant opportunities.
Opportunities for Waterfront Properties
When examining the counties of Washington, one thing is apparent: despite their scarcity, or perhaps because of it, the median price of a waterfront home increased, exceeding the median price of all homes sold in King County by 46%, while Kitsap and Island counties saw waterfront premiums exceeding 50%.
These counties aren’t statistical anomalies; they show a defined trend that buyers value proximity to the water, as well as privacy and access to the water. With docks and private beaches now being legally protected assets, properties with these features present prospective buyers with the waterfront lifestyle they’ve been imagining.
The boating culture of the Pacific Northwest also contributes to the exclusivity of waterfront properties. Due to tight regulations regarding building or modifying on the Washington shoreline, many boating enthusiasts look to purchase a property with a legally permitted infrastructure already in place to avoid complex permitting timelines and immediately have their ideal coastal lifestyle.
For buyers, the message is clear: inventory is scarce, and properties with both waterfrontage and infrastructure are even rarer. With ever-tightening legislation, properties with pre-existing infrastructure are a solid long-term financial and lifestyle investment. Whereas, for those looking to sell, the data indicates both increased demand and increased sales prices over the broader market. If the property is positioned correctly with great storytelling and a grasp of what makes the homes special, it will be successful on the market.
What Draws People to the Coast
Some move to the Puget Sound coastline mainly for the scenic views; however, for many, it’s the coastline itself and the lifestyle associated with it that attracts them. Many residents engage in recreational harvesting, catching their own seafood and preparing it, forming a strong bond with the water.
Others enjoy exploring the water sports available at Lake Washington, such as kayaking at sunrise and sharing the water with native wildlife like seabirds and seals. This deep connection to the coastline is unique to those living in the Puget Sound and cannot be replicated elsewhere. Whether it’s the call of the sea, the thrill of catching seafood or the tranquility of a sheltered bay, Puget Sound residents understand that the shoreline offers more than just a home.
An Alternative Way to Live on the Puget Sound
Many are embracing a new form of coastal living in the Seattle metropolitan area as homeowners transition from single-family homes to luxury condominiums like those offered by Infinity Shore Club Residencies. Resort-style amenities combined with coastal living create a lockand-leave lifestyle that feels like a permanent vacation for residents, ideal for those seeking the coastal lifestyle without the hassle of outdoor maintenance.
Realogics
Kirkland Branch
The Realogics Sotheby’s International Realty Kirkland office, located downtown, thrives off the vibrant and active lifestyle that defines this waterfront community. Perfectly positioned on Lake Washington on Seattle’s Eastside, the idyllic Kirkland community offers big-city amenities but maintains its authentic, small-town spirit. RSIR’s collaboration with the connected FogRose Atelier provides an elegant space for brokers to meet in the curated café and lounge. Right outside the doors of the branch, you’ll find boutique shopping, a broad mix of restaurants and nightlife, art galleries, wine tasting, and other specialty stores. Downtown also boasts a 400-seat performing arts center, where the major industry event Futurecast Forum was held in 2025.
An Environmentally Friendly Community on the East Shore
Kirkland
Kirkland Real Estate
Kirkland aims to preserve as much of its natural environment as possible, a goal reflected in some of its real estate, which seeks to connect residents to the Evergreen State’s natural surroundings. Many luxury homes showcase these values through updated designs inspired by mid-century modern and contemporary styles, featuring large windows that provide views of the woodlands and waterways.
Boutique cottage courts, which integrate sustainability with luxury, are currently highly sought after. They provide sophisticated, two-story residences constructed in a traditional farmhouse style for individuals seeking both comfort and environmental responsibility.
Providing incredible scenery and the peace of mind that comes with raising a family in a safe, private community centered around landscaped courtyards with gardens, comfortable gathering spaces and play areas. Excellent for facilitating a stress-free family life.
These initiatives to satisfy the continuously increasing demand for luxury residences have led to an increase in Kirkland’s housing inventory, but they are sold swiftly.
The current seller’s market has a median sale price of $1.3 million, with an average of eight days spent on the market. The average increases closer to the shoreline, where lakefront views and private docks demand a premium price.
Commuting in the City
Kirkland maintains strong connectivity with the King County Metro and Sound Transit systems, with ongoing plans to expand public transportation services to include Sound Transit’s Light Rail system.
Countless work hours have been invested in creating the 14mile East Link Light Rail, which connects Kirkland to Seattle via I-90 across Mercer Island. Although the city has 56 miles of bike lanes, recent years have also seen Kirkland prioritizing public works projects aimed at making the city more friendly for cyclists and pedestrians.
The Totem Lake Connector over the intersection of Totem Lake Boulevard and Northeast 124th Street links previously disconnected segments of the Cross Kirkland Corridor, improving safety for navigating this busy area.
Educational Opportunities
Families can trust that their children are enrolling in the Lake Washington School District, one of the top-ranked districts in the state. The district educates more than 30,500 students across 56 schools.
Due to its proximity to the tech hubs of Seattle and Bellevue, the Lake Washington School District has invested heavily in developing magnet school programs. These programs are tailored to prepare students for innovative and progressive careers in the industries that currently drive Washington’s economy.
With a 94% on-time graduation rate and significantly aboveaverage test scores, enrollment in the Lake Washington School District offers students a strong foundation for university admission. Kirkland is a tight-knit community dedicated to delivering quality education to all residents.
Outdoor Activities
With numerous acres of natural landscapes, forest preserves, marina parks, and wildlife sanctuaries throughout the city and along the lakeshore, new residents will consistently find ample opportunities to appreciate Kirkland’s outdoor splendor.
However, a few standouts encapsulate the best of Kirkland’s offerings, starting with Doris Cooper Houghton Beach Park.
Doris Cooper Houghton Beach Park is a waterfront community park located between Carillon Point and downtown Kirkland. The park features a playground, picnic area, sand volleyball court, and is home to a variety of bird species, including ducks, herons, and bald eagles, making it an ideal destination for nature enthusiasts. Seasonal swimming opportunities are also available in the waters of Doris Cooper Houghton Beach Park.
For individuals who prefer spending time on the water rather than in it, Kirkland Homeport Marina offers sheltered moorage in Moss Bay, conveniently located within walking distance of downtown. Visitors from landlocked states may also contemplate taking lessons at the Kirkland Sailing Club & School to acquire skills such as tacking and jibing on the pristine waters of Lake Washington.
Lastly, new residents should visit Juanita Bay Park, a 110-acre urban wildlife habitat. This park features marvelous views of the Forbes Creek wetlands, an assortment of animals and a collection of trails that provide the best opportunities for birdwatchers and those wanting to get closer to nature than ever before.
Airport Access
Seattle-Tacoma International Airport is about a 30-minute drive from Kirkland via Bellevue. It’s also reachable via the I-5 S and I-90 W floating bridges, although these routes may take a few extra minutes.
Public transit options at NE 128th and I-405 are available for travelers looking to avoid traffic. They may need to leave earlier to accommodate the King County Metro Line 255’s two-hour route.
With amenities comparable to those of a metropolitan area and green spaces providing exceptional chances to reconnect with nature, it’s understandable that Kirkland’s unmatched quality of life attracts families seeking a place to settle down.
Photo by Julie Mannell
245 Lake Avenue W
Kirkland, WA 98033
An exceptional opportunity in the West of Market, where timeless design meets coveted waterfront living on Lake Avenue W. This custom, one-owner estate showcases 72 feet of Lake Washington shoreline and a 62-foot private dock with boat lift. This property delivers your own private access to the lake. Professionally designed landscaping frames the home with natural beauty, creating a serene, garden-like retreat. Inside, warm timber accents, expansive windows, and a wine cellar with capacity for approximately 1,200 bottles elevate the 4,840-square-foot custom residence, designed to capture dramatic views of the water, city skyline, and Olympic Mountains. Just moments from downtown, yet a world away. Homes of this caliber rarely come available, make this one your own.
Sold at $10,453,000
4511 Lake Washington Boulevard NE #2
Kirkland, WA 98033
Enjoy watching gorgeous sunsets and sparkling lake views from this timeless beauty on west-facing Yarrow Bay lakefront with 180-degree western views from this one-level-living condominium that lives like a single-family home. Your own deeded dock awaits! This gem is tucked in a quiet enclave below the bustle in this four-unit boutique waterfront building. Capture every inch of lake and mountain views from every window. Newly remodeled kitchen and living room. Large common garden/grass area right off your private patio-perfect for pets. Private secured garage, two parking spaces, and an extra-large storage room. Enjoy a lock-and-leave waterfront lifestyle. Moments from coffee, restaurants, and more at Carillon Point. You will love the privacy and serenity here!
Sold at $3,055,000
Realogics
Madison Park Branch
The Realogics Sotheby’s International Realty Madison Park branch offers exceptional service to the Madison Park community, opening the door to stunning listings and market expertise within the charming, tree-lined neighborhood. Its proximity to everything Seattle has to offer—like museums, live music, theater, and other cultural institutions—is just one of the many reasons that Madison Park is such a desirable community. It’s celebrated for perfectly toeing the line between suburban and urban, and those who love to explore nature have plenty of options to enjoy the incredible scenery. The Washington Park Arboretum and Botanical Gardens are nearby, and plant lovers can take a relaxing stroll through the Seattle Japanese Garden.
How House Bill 1110 and AI Are
TRANSFORMING LAND BROKERAGE IN WASHINGTON STATE
Washington State is currently engaged in a significant housing legislation initiative aimed at addressing the need for 800,000 new residences by 2050. House Bill 1100 seeks to address this potential issue by requiring cities to permit higher-density residential developments, including duplexes, triplexes, and fourplexes, in zones traditionally reserved for single-family dwellings.
The primary objective of HB 1100 is to alleviate the housing shortage by fostering a broader range of diverse and affordable housing options. The final compliance deadline was established for June 30, 2025, as cities throughout Washington adapt to the evolving zoning policies, with legislative modifications impacting land identification, evaluation and development.
The goal of HB 1110 is to alleviate pressure and address the housing shortage by allowing small- to medium-scale homes to be built on areas previously reserved for singlefamily homes in Washington State, potentially allowing for two to four units to be built on land previously reserved for a single property. Therefore, making more diverse housing opportunities available in urban neighborhoods.
The Challenge for Land Brokers
House Bill 1110 introduces a significant challenge for real estate professionals within the state, as it alters land valuation and its prospective uses. Consequently, the role of a knowledgeable and technologically proficient broker who comprehends the subtleties of zoning regulations and redevelopment viability becomes increasingly vital. This development also amplifies the demand for brokers who can assist homeowners and developers in making informed decisions within this evolving environment.
Realogics Sotheby’s International Realty and Realtie: A Strategic Partnership
To address the necessity for knowledgeable real estate professionals, Realogics Sotheby’s International Realty (RSIR) and Realtie have collaborated to develop the first HB 1110-specific broker certification. Concurrently, Realtie, a software startup, employs artificial intelligence to identify potential sites suitable for redevelopment to address “missing middle housing.”
Together, they have devised a nine-hour course that instructs brokers on accurately estimating future property values to assist builders with underwriting, identifying zoning opportunities and site constraints prior to client expenditures, targeting prospective sellers both on and off the market to generate land, supporting feasibility, financing and legal procedures, and guiding clients from land acquisition through resale, while expertly representing finished inventory for retail purposes in the evolving Washington market.
RSIR professionals deliver the course, specifically designed for real estate practitioners, to augment brokers' expertise within the region and facilitate the rapid and efficient adoption of implemented changes.
The Role of Technology and AI
Realtie’s platform utilizes artificial intelligence to analyze publicly available data, including zoning maps, lot dimensions, and permit activities, to identify regions eligible for redevelopment under House Bill 1110. This approach diminishes the likelihood of errors in recognizing regions targeted by land developers and facilitates an efficient process.
Furthermore, to ensure optimal operational smoothness, artificial intelligence is employed internally under expert supervision, thereby enhancing the accuracy of the analysis and ensuring that the results accurately reflect actual market trends and community objectives.
Founding member of Realtie, Tadashi Shiga said, “Realtie stands apart by combining deep-rooted local expertise with cutting-edge technology to uncover land opportunities that others might overlook. A key advantage is our strategic partnership with Realogics Sotheby’s International Realty, where we collaborate with RSIR’s 250 brokers. By leveraging their extensive network, industry connections, and hyperlocal market knowledge, we provide unparalleled access to off-market opportunities and insights that give our clients a competitive edge.”
Why This Matters for Cities and Communities
Accelerated housing development aligns with Washington's growth objectives, aiming to establish 800,000 new residences by 2025. The collaboration between RSIR and Realtie aims to address this requirement by equipping brokers with the essential knowledge, technology, and appropriate tools to assist homeowners and developers in making informed decisions, including highlighting the potential of their land.
The integration of enhanced knowledge and artificial intelligence tools is expected to facilitate the expedited delivery of mediumscale housing projects within the Washington region, with RSIR and Realtie at the forefront of these efforts.
The Future of Real Estate in Washington
As House Bill 1110 transforms the housing landscape in Washington, brokers trained in zoning, AI, and redevelopment strategy will be essential. With the training program offered by RSIR and Realtie, brokers within the region will enhance their knowledge and be better prepared to translate policy into actionable strategies. This model has the potential to serve as an influential example for other states that adopt similar legislation to Washington's.
Madison Park
A Mid-City Oasis on the Shores of Lake Washington
Entering the Madison Park neighborhood reveals an upscale waterfront community distinguished by historic mansions, modern boutiques, and gourmet dining establishments. The area's natural beauty is apparent, with scenic vistas accentuated by Mount Rainier's snowcapped summit, which contributes water to Washington's rivers from an elevation of 14,411 feet. This picturesque environment renders Madison Park a desirable choice for families relocating to Seattle, offering a tranquil neighborhood with convenient access to the city.
Shoreside Properties
Madison Park’s lakeside locale boasts a distinguished real estate market predominantly composed of well-preserved colonial revival, Tudor, and bungalow-style residences, many of which date back to the early twentieth century. The community's collective endeavors have safeguarded its historic charm over the years, as residents meticulously maintain the original architectural integrity while implementing contemporary enhancements.
Modern condominiums and large estates line the coastline, many with private docks offering direct access to the clear waters of Lake Washington.
Properties near the state's second-largest lake are highly sought after, frequently selling quickly and often exceeding the listed price. The median sales price is approximately $1.8 million; however, this amount exhibits considerable variation, ranging from over $5 million for a north-facing parcel with a private shoreline dock to around $400,000 for a high-end one-bedroom condominium.
Commuting to the City
East Madison Avenue provides a direct route to downtown Seattle, with a straightforward 20-minute drive through the Central District, Miller Park, and Capitol Hill.
King County Metro's Route 11 is accessible with a stop at E McGilvra St and 42nd Ave E. The ride to downtown Seattle takes just under 20 minutes, ending at Pine St and 4th Ave, about a six-minute walk from Pike Place Market.
Washington Park Arboretum
The Washington Park Arboretum stands as a 230-acre living tapestry of botanical artistry along the western edge of the neighborhood. An intricate network of trails guides visitors through curated thematic gardens, each showcasing a unique and diverse collection of plant species.
Nestled in the southernmost tip of the Washington Park Arboretum lies the Japanese Garden, an elegant 3.5-acre expanse of winding pathways that evoke the timeless charm of traditional stroll gardens, which gained prominence during Japan's Edo period, spanning the 16th to 17th centuries.
Carefully crafted by landscape architect Juki Iida, the garden serves as a living tapestry where the mountains, forests, waterfalls, and rivers of Japan are vividly reimagined amidst the lush landscapes of the Pacific Northwest. This immersive sanctuary invites visitors to lose themselves in the serene beauty and meticulously curated details that echo Japan’s natural grandeur.
After exploring the trails, kayaking and canoeing are now available in the waters around Foster Island near Union Bay. These activities draw numerous birdwatchers hoping to see species such as the Cooper's hawk, kingfishers, great blue herons, and other local avian residents.
Madison Park Beach
Madison Park Beach, the eponymous highlight of the neighborhood, boasts a graceful 400-foot expanse of sand that overlooks the tranquil waters of Lake Washington. This scenic waterfront has served as a catalyst for early real estate growth, attracting affluent visitors from Seattle who came to enjoy its lively musical performances, vaudeville acts, and outdoor leisure activities.
While the waters are typically cool most of the year, dropping to an average low of 44.3°F in February, warmer weather brings the temperature up to a refreshing 54°F by August.
When not engaged in paddleboarding, kayaking or diving off the floating deck, locals are invited to bask in the sun on the verdant lawn that gently slopes toward the coast. Alternatively, they can visit the Madison Park playground, which features two illuminated tennis courts available for recreational use.
Community Spotlight
A fundamental mission of the Madison Park community is to foster unity among neighbors by promoting civic engagement and providing frequent, meaningful opportunities for connection through engaging activities. Led by the Friends of Madison Park board, these initiatives invite all residents to participate and forge stronger bonds within the community.
Seasonal events range from the annual Music in the Park Week in August at Madison Park Playground to the annual Art Walk, where local businesses host artists and display their work, fostering a strong sense of community. During the winter, local experts host TED Talk Tuesdays to discuss topics that matter to the community, including residential garden design and emerging technologies.
Individuals interested in engaging with others who share an interest in strategy games are invited to attend Mahjong Mondays at Parlour Wines, a monthly event facilitating social interaction through gameplay. Concurrently, the venue also hosts the Madison Books Book Club, providing monthly opportunities for participants to meet and engage in discussions on a variety of literary works.
Local Dining and Shopping
Madison Park's business district can only be described as "charmingly epicurean." Unlike the often impersonal atmosphere of large retail chains, these intimate shops extend a warm welcome to residents, offering curated selections that reflect a refined appreciation for artisanal quality and elegant design.
In Madison Park, even routine household errands have transformed into an artisanal experience. Cornerstones of the community, including longstanding markets and hardware establishments, have been nurturing the neighborhood’s vitality for generations, exemplifying the mutual support that small businesses cherish.
Airport Access
I-5 S can take Madison Park residents to the Seattle-Tacoma International Airport in less than half an hour. The 11 Line takes quite a bit longer, around an hour and 18 minutes, and requires a transfer to Sound Transit's Angle Lake tram at Pine St and 4th Ave. However, it's a viable alternative for light travelers and weekend enthusiasts.
Madison Park is an attractive choice for families moving to the Seattle area, as it offers the benefits of an idyllic neighborhood without the long commute typically associated with an urban environment.
Seattle, WA 98112
When it comes to making a statement, nothing thrills like the classic symmetry of a classic Georgian. Proudly sited high off the street for discreet privacy, 1919 offers a grand scale, incredible curb appeal and a notable address among its many other attributes. The perfectly proportioned living and dining rooms flank a broad and welcoming entry hall. Uniquely curved dormers, two main-floor fireplaces, charming eat-in kitchen that opens to the backyard and patio. Four bedrooms up plus a main-floor en-suite guest bedroom.
Sold at $4,000,000
1919 Shenandoah Drive E
1642 Shenandoah Drive E
Seattle, WA 98112
This seductive Santa Barbara-inspired home is sited on a double lot in Seattle's only gated community and has been fully remodeled. Oversized flat backyard is accessed from walk-out, fully finished basement that incudes media room and wine cellar. The primary bedroom suite includes a new oversized walk-in closet and private balcony. Guest quarters are tucked over the two-car garage and connected to the home via a covered breezeway. Rustic beamed ceilings, ebony plank flooring, arched and beautifully leaded windows, luxe surfaces combine with a killer indoor-outdoor flow that is simply catnip for those that love to entertain.
Sold at $5,495,000
Financial
A New Home May Require a New Plan. Your address changed. Has your financial strategy?
Buying a new home is more than a move - it’s a milestone. With new property comes new considerations: property taxes, estate plans, insurance coverage, investment allocations, and even your retirement timeline.
At Fulcrum Wealth Advisors, LLC, we help affluent homeowners align their financial plans with their unique lifestyles. Whether you’ve upsized, downsized, or relocated across state lines, we ensure your wealth strategy keeps pace with your goals. Complex tax planning services are essential for individuals and businesses with intricate financial situations. These services go beyond basic tax preparation, focusing on sophisticated approaches to minimize tax liabilities, optimize financial resources, and navigate complex tax regulations.
Let’s re-evaluate:
• Is your estate plan aligned with your new state’s laws?
• Are your investments keeping up with your income needs?
• Have your cash flow, tax strategies, and investment plans been adapted?
Life changes. So should your plan. Schedule a personalized consultation today and ensure your next chapter begins with confidence.
James S. Falcone, AIF
Realogics
Bellevue Branch
Much more than a traditional office, the Bellevue branch is a new concept in real estate—an office that acts in concert with a premier restaurant venue on Old Main Street. Advisors, staff, clients, and the community find connections in the office and in the attached Jocovine Bistro. A talented and experienced team of Global Real Estate Advisors offers top-tier service to the valued clients who choose to make their real estate moves with the support of the Bellevue office. A walk down the streets of Bellevue is a lesson in contradictions, a mecca of things that normally don’t go together: the best in urban sophistication with enough green space to satisfy nature lovers and high-rise buildings bordered by lakeside villas. It is these contradictions that continue to make Bellevue a community like no other.
LakeWashingtonBlvdNE
EASTSIDE Beautiful Views in the Puget Sound Region
Bellevue
Located just across Lake Washington from Seattle is Bellevue, a city whose name is translated to "beautiful view." With 79 miles of streams within the city limits, the natural beauty of the area is accented by the Cascade Range to the east and the Olympic Mountains to the west, providing the perfect backdrop to the Bellevue skyline.
Combine this natural splendor with a flourishing technology sector, and it becomes evident why Bellevue is regarded as one of the most favored locations to reside in the Pacific Northwest.
EASTSIDE LIVING
Environment
Bellevue, near Puget Sound and Lake Washington, has less rain than expected because Mt. Rainier's rain shadow blocks Pacific moisture, leading to clearer skies.
This phenomenon has forged a temperate climate characterized by an average annual rainfall of just 37 inches. Summers are delightfully warm and dry, seldom exceeding 80°F, while winters maintain a gentle modesty, with only about 15 days dipping below freezing.
Bellevue Lifestyle
Nestled between Lake Washington and the Cascade Mountains, future homeowners in Bellevue can acquire their dream residence. From waterfront property on Meydenbauer Bay and hillside homes near Coal Creek Natural Area to downtown luxury condos, the Evergreen State offers luxury homes for every lifestyle.
Predictions indicate that Bellevue's housing market will remain stable as high demand continues, driven by the area's attraction of talent to the tech industry. The median sale price currently sits at just over $1.7 million, with an average of just 11 days on the market.
Commuting in the City
Residents of Bellevue experience brief commutes, with an average duration of approximately 14 to 20 minutes by car for individuals residing within the city boundaries.
Bellevue is accessible via King County Metro and Sound Transit buses, which connect to Sounder and Link Light Rail. The East Link light rail, set to open in early 2026, will provide eco-friendly transit across Mercer Island, Bellevue, and Overlake, complementing the line from South Bellevue to downtown Redmond.
Those seeking more sustainable options for their morning commute will appreciate Bellevue's efforts to reduce greenhouse gas emissions, which account for 44% of the city's total, primarily from transportation. The city is filled with bike paths and has a pedestrian-friendly layout, earning it the Silver Walk Friendly Community designation.
Educational and Employment Opportunities
Widely considered the best school district in Washington, Bellevue's commitment to academic rigor and extracurricular excellence is evident. Emerging as the number one-ranked public school district in Washington, the district boasts over 40% of its teachers who are National Board Certified and more than 63% holding advanced degrees.
Bellevue aims to create 70,000 new jobs by 2044. As the hometown of Amazon, the major e-commerce company, it is the leading employer, with Microsoft, T-Mobile and Meta/ Facebook ranking nearby.
Outdoor Activities
With over 100 public parks, including ball fields, beach parks, and forested wilderness areas equipped with numerous hiking trails, there’s plenty for nature enthusiasts to explore.
During the summer months, residents can utilize the six beaches that are staffed with seasonal lifeguards, including the esteemed Newcastle Beach Park. The beach park offers facilities for swimming and sunbathing and features three picnic areas that are available for reservation.
Golf enthusiasts are invited to The Golf Club at Newcastle, an expansive 350-acre course nestled among gently rolling hills. Guests can appreciate panoramic views of the Olympic and Cascade Mountains while engaging in 36 holes on the Coal and China Creek courses. Furthermore, families have the opportunity to visit the Rusty Putter, an 18-hole putting course ideally suited for weekend leisure outings.
Alternatively, cycling enthusiasts have access to a range of bike routes, including the Olallie Trail Mountain Biking Trail, which begins at the picturesque Rattlesnake Lake and offers multiple views of the pristine forest setting, along with stunning viewpoints. This trail concludes just below the summit of Mount Washington and is considered suitable for all skill levels.
New residents interested in engaging in the sport are encouraged to contact the Evergreen Mountain Bike Alliance's Cascades to Sound Chapter, which provides instructional courses, competitive events, and the Evergreen MTB Fest to educate riders of all ages. In addition to their responsibilities for instructing individuals in mountain biking, they also undertake trail maintenance to ensure each ride is as smooth as possible.
Advertiser Feature: Fulcrum
What The Experts Say...
Sophisticated Wealth Management: The Independent Fiduciary Advantage
High-net-worth individuals require sophisticated wealth management strategies that extend far beyond basic investment advice. Independent fiduciary firms offer the discretion, expertise, and customized approach that affluent families demand. Nothing erodes wealth like inflation and taxes!
Unlike large institutional brokerages constrained by corporate mandates, independent fiduciaries provide exclusive access to alternative investments, private equity opportunities, and bespoke portfolio construction. Their fiduciary obligation ensures every recommendation serves your wealth preservation and growth objectives, not commission incentives.
Independent firms excel at complex estate planning, multi-generational wealth transfer, and tax optimization strategies essential for significant portfolios. They offer direct access to senior partners and maintain strict confidentiality standards that ultra-high-net-worth clients require.
Fulcrum Wealth Advisors in Bellevue exemplifies this premier approach to wealth management. Serving discerning clients throughout the Pacific Northwest, their independent platform delivers institutional-quality investment solutions with boutique-level personal attention. Their sophisticated strategies and fiduciary commitment make them the preferred choice for affluent individuals seeking comprehensive wealth stewardship.
Discover their exclusive approach at www.fulcrumwa.com.
Quality Time With the Family
In Bellevue, numerous activities are available for families to participate in. One area to explore is The Bellevue Botanical Gardens that blend flora, fauna and fine art across the 53 acres of cultivated woodlands and wetlands, including a kids' discovery garden. For those looking for a family day out that includes shopping, the Crossroads Shopping area offers multiple activities for the whole family, such as a jumbo chessboard, live performances on the Market Stage, and retro rides for everyone to enjoy.
Kids Quest Museum offers activities suitable for the entire family to enjoy, featuring interactive exhibits designed to promote learning through play. These exhibits include Bee Quest, a living observation beehive, as well as interactive water displays that ensure children gain knowledge through observation and interaction.
Airport Access
Frequent fliers can easily access the Seattle-Tacoma International Airport (SEA) or SeaTac. It's a short trip by car, and it takes just over an hour if taking the 1-Line tram for a transfer to the Line 271 bus at NE Pacific Street and Montlake Boulevard NE.
Bellevue's ability to seamlessly integrate natural spaces with forward-thinking industry has created a thriving community that offers both small-town comforts and urban amenities.
Elevating spaces across Seattle, Bellevue, Kirkland, and beyond. nicole@nicolehopperinteriors.com nicolehopperinteriors.com
Photography by: Kara Mercer
1026 102nd Place SE
Bellevue, WA 98004
JayMarc Homes presents the Saratoga, a thoughtfully crafted modern farmhouse offering exquisite entertainment and living. The main level boasts a junior primary suite, spacious laundry room, media room, and versatile flex-space. Revel in luxurious living with a gourmet kitchen, a grand great room, and a seamless blend of indoor/outdoor spaces complete with BBQ. Rich millwork detail and timeless accents will surpass expectations. Upstairs, three bedrooms, a media room, and a bonus space provide a seamless upper-level experience. The lower level features a recreation room, gym, and a guest bedroom with an en-suite bathroom. Best of Houzz Customer Service winner for seven consecutive years and Best in Design, five years running.
Sold at $5,065,000
11050 SE 30th Street
Bellevue, WA 98004
This exceptional MN Custom resale offers the perfect blend of timeless design, everyday functionality, and a premier location in the heart of Bellevue. Situated just blocks from the new East Link Light Rail and districted to some of the highest-rated schools in the state—Enatai Elementary, Chinook Middle, and Bellevue High—this home places you at the intersection of convenience, community, and quality. From the moment you walk in, the attention to detail stands out. Wide-plank oak floors, coffered ceilings, custom millwork, and a built-in art nook create a refined yet welcoming atmosphere.
Sold at $3,800,000
MAGAZINE PARTNERS
We
2atara design + construction
Construction / Contractor
206.724.2230
2ataradb.com
Bellevue Montessori School
Montessori
bellmontessori.com
Fulcrum Wealth Advisors, LLC
Wealth Consulting & Management
425.250.6280 fulcrumwa.com
Garage Living NW, LLC
DBA Garage Living Seattle
Garage
206.949.9148
garageliving.com/seattle Lochwood
Seattle
Realogics
