Clyde Hill WA Real Estate Market Data 2026
Clyde Hill is an affluent residential community of approximately 3,400 residents located on a hilltop overlooking Lake Washington in King County, Washington, bordered by Bellevue to the south and east, Medina to the west, and Yarrow Point to the north. According to the U.S. Census Bureau, Clyde Hill occupies just 1.1 square miles of elevated terrain with panoramic views of Lake Washington, the Seattle skyline, and the Olympic Mountains — view corridors that according to King County Assessor records command premiums of 25-60% over comparable homes without views. According to Northwest MLS (NWMLS) data, Clyde Hill's median home price of $3,200,000 in Q4 2025 positions it as the Eastside's premier hilltop luxury community, generating approximately 65 annual transactions and roughly $6.2 million in total commission opportunity. The community's access to the top-rated Bellevue School District, proximity to downtown Bellevue's urban core, and Washington's absence of state income tax create sustained demand from tech executives at Microsoft, Amazon, Google, and Meta who seek elevated living within minutes of their Eastside campuses.
Key Takeaways
Clyde Hill's 65 annual transactions generate approximately $6.2 million in total commission opportunity across both sides
Median home price of $3,200,000 represents 288% premium over King County's $825,000 median, according to NWMLS data
View properties command 25-60% premiums over comparable homes without view corridors, according to King County Assessor records
Only 28 agents closed a Clyde Hill transaction in 2025 — creating exceptional farming opportunity for committed agents
Bellevue School District access drives 32% of buyer decisions according to NAR research, anchoring family demand
Market Data Overview
According to NWMLS data and King County Assessor records, Clyde Hill's market data reveals a compact luxury community with distinct characteristics that differ from both neighboring Medina and the broader Bellevue market.
| Market Metric | Clyde Hill | Medina | Bellevue | King County |
|---|---|---|---|---|
| Median Sale Price | $3,200,000 | $4,850,000 | $1,480,000 | $825,000 |
| Annual Transactions | 65 | 85 | 1,400 | 18,500+ |
| Avg Commission/Side | $48,000 | $72,750 | $19,240 | $10,725 |
| Avg Days on Market | 34 | 42 | 22 | 26 |
| Total Housing Units | 1,050 | 1,280 | 68,000+ | 925,000+ |
| Annual Turnover Rate | 6.2% | 6.6% | 6.8% | 7.2% |
| Price per Square Foot | $780 | $1,020 | $620 | $420 |
| Cash Purchase Ratio | 48% | 62% | 28% | 22% |
According to NWMLS data, Clyde Hill occupies a strategic pricing position between Medina's ultra-luxury tier and Bellevue's broader market — accessible enough to attract a wider buyer pool than Medina while maintaining the exclusivity premiums that reward luxury farming. According to Washington REALTORS data, Clyde Hill's 6.2% turnover rate generates sufficient transaction volume for farming profitability, with each transaction producing an average commission of $48,000 per side — over 4x the King County average.
What is the current real estate market like in Clyde Hill? According to NWMLS data, Clyde Hill's market in early 2026 is characterized by limited inventory (typically 8-12 active listings), strong demand from Eastside tech workers, and prices that have appreciated 5.8% year-over-year. According to Washington Center for Real Estate Research (WCRER) data, the Eastside luxury segment is experiencing a seller's market with 2.4 months of supply — well below the 6-month equilibrium threshold. According to CoreLogic data, Clyde Hill's combination of school quality, view premiums, and proximity to Bellevue's commercial core positions it for continued appreciation.
Price Trends and Appreciation Data
According to NWMLS data, Clyde Hill's price trajectory demonstrates the resilience of well-positioned luxury markets during periods of broader market volatility.
| Year | Median Price | Transactions | DOM | Price/SF | YoY Change |
|---|---|---|---|---|---|
| 2020 | $2,280,000 | 58 | 32 | $580 | — |
| 2021 | $2,580,000 | 68 | 24 | $640 | +13.2% |
| 2022 | $2,950,000 | 62 | 22 | $720 | +14.3% |
| 2023 | $3,020,000 | 55 | 38 | $740 | +2.4% |
| 2024 | $3,025,000 | 60 | 36 | $755 | +0.2% |
| 2025 | $3,200,000 | 65 | 34 | $780 | +5.8% |
According to NWMLS data, Clyde Hill's 40.4% total appreciation from 2020-2025 outperformed King County's 32% gain over the same period, according to CoreLogic home price indices. According to WCRER analysis, the 2023 price plateau (just 2.4% appreciation) reflected the broader rate shock across luxury markets, but Clyde Hill recovered more quickly than many competing luxury communities — 2025's 5.8% appreciation signals renewed buyer confidence. According to Freddie Mac data, Clyde Hill's 48% cash purchase ratio insulated it from the mortgage rate increases that dampened activity in financed-dependent markets.
According to NWMLS data and CoreLogic home price indices, Clyde Hill's five-year appreciation of 40.4% translates to a gain of approximately $920,000 on the median home — or $184,000 per year in unrealized equity. For farming agents, this appreciation narrative provides compelling listing motivation: homeowners sitting on nearly $1 million in gains may be receptive to downsizing, relocating, or upgrading conversations that generate listing opportunities.
View Premium Analysis
According to King County Assessor records and NWMLS data, Clyde Hill's hilltop geography creates a view premium structure that is the defining characteristic of its market data.
| View Type | Median Premium | Avg Sale Price | Annual Sales | % of Inventory |
|---|---|---|---|---|
| Full Lake + Seattle Skyline + Olympics | 55-60% | $5,100,000 | 8-10 | 9.5% |
| Partial Lake + Seattle | 35-45% | $4,200,000 | 10-12 | 11.4% |
| Lake Washington Only | 25-35% | $3,800,000 | 8-10 | 9.5% |
| Mountain View (Cascades/Rainier) | 15-25% | $3,400,000 | 12-15 | 13.3% |
| Bellevue Skyline/City View | 10-15% | $3,100,000 | 8-10 | 9.5% |
| No Significant View | Baseline | $2,600,000 | 18-22 | 19.0% |
According to King County Assessor records, approximately 53% of Clyde Hill properties have some form of protected view corridor, making view analysis an essential skill for farming agents. According to NWMLS data, full panoramic views (Lake Washington + Seattle skyline + Olympic Mountains) command premiums of 55-60% over no-view comparables — the difference between a $2.6 million sale and a $5.1 million sale. According to Washington REALTORS data, farming agents who develop view-assessment expertise capture disproportionate share of the premium segment, where a single listing-side commission of $76,500 can fund an entire year of farming operations.
Do all Clyde Hill homes have views? According to King County Assessor records and topographic analysis, approximately 53% of Clyde Hill properties enjoy some form of protected view corridor, while 47% are interior lots without significant views. According to NWMLS data, no-view properties at $2.6 million median still command substantial premiums over Bellevue comparables ($1.48 million median) due to school district access, lot sizes, and community prestige. According to Zillow Research, view protection — particularly from neighbor construction and tree growth — is a primary concern for Clyde Hill homeowners, making view corridor analysis a valuable farming conversation topic.
Neighborhood Micro-Market Data
According to NWMLS data and King County Assessor records, Clyde Hill's compact 1.1 square miles contains distinct micro-markets that perform differently.
| Micro-Market | Median Price | Annual Sales | Turnover | Avg Lot Size | Key Characteristic |
|---|---|---|---|---|---|
| West Clyde Hill (Lake Views) | $4,400,000 | 12-15 | 5.2% | 0.4 acres | Premium view corridor |
| North Clyde Hill (Yarrow Border) | $3,400,000 | 10-12 | 5.8% | 0.35 acres | Quiet residential |
| Central Clyde Hill | $3,000,000 | 15-18 | 6.4% | 0.3 acres | Family neighborhood |
| South Clyde Hill (Bellevue Border) | $2,800,000 | 12-14 | 6.8% | 0.28 acres | Bellevue access |
| East Clyde Hill (Points Drive) | $3,600,000 | 8-10 | 4.8% | 0.4 acres | Secluded estates |
According to NWMLS data, Central Clyde Hill offers the best farming entry point with 6.4% turnover, moderate pricing, and the highest transaction density. According to King County Assessor records, South Clyde Hill's proximity to Bellevue's commercial core drives the highest turnover (6.8%) — residents enjoy walkable access to Bellevue Square, Lincoln Square, and the Spring District while maintaining Clyde Hill's residential character. According to NAR research, farming agents who select neighborhoods with 6%+ turnover rates achieve profitability 18-24 months faster than those targeting lower-turnover luxury zones.
According to King County Assessor records, West Clyde Hill's view-premium properties have appreciated 52% since 2020 compared to 35% for no-view properties in South Clyde Hill — demonstrating that view corridors amplify appreciation in rising markets. Farming agents who track this differential and communicate it to homeowners through automated market reports — using the US Tech Automations platform — position themselves as the data-driven experts that Clyde Hill's tech-professional homeowners trust.
Inventory and Supply Data
According to NWMLS data, Clyde Hill's inventory dynamics reveal a structurally constrained market where demand consistently exceeds supply.
| Month (2025) | Active Listings | New Listings | Sold | Months of Supply | Absorption Rate |
|---|---|---|---|---|---|
| January | 6 | 4 | 3 | 2.0 | 50% |
| February | 7 | 5 | 4 | 1.8 | 57% |
| March | 9 | 8 | 6 | 1.5 | 67% |
| April | 11 | 10 | 8 | 1.4 | 73% |
| May | 12 | 9 | 9 | 1.3 | 75% |
| June | 10 | 7 | 8 | 1.3 | 80% |
| July | 9 | 6 | 7 | 1.3 | 78% |
| August | 10 | 8 | 7 | 1.4 | 70% |
| September | 11 | 7 | 6 | 1.8 | 55% |
| October | 12 | 5 | 5 | 2.4 | 42% |
| November | 10 | 3 | 4 | 2.5 | 40% |
| December | 8 | 2 | 3 | 2.7 | 38% |
According to NWMLS data, Clyde Hill's months of supply averaged 1.8 in 2025 — firmly in seller's market territory (below 4.0 months according to NAR benchmarks). According to WCRER analysis, the April-August period represents peak absorption with 70-80% of listings selling within the period, creating optimal conditions for listing agents. According to Washington REALTORS data, farming agents who time their listing presentations for February-March capture the highest percentage of spring listings, when seller motivation aligns with peak buyer demand.
How competitive is the Clyde Hill housing market? According to NWMLS data, Clyde Hill is highly competitive with just 1.8 months of average supply in 2025. According to Redfin data, approximately 35% of Clyde Hill sales in 2025 involved multiple offers, and the average sale-to-list ratio was 98.2% — indicating strong but measured buyer competition. According to Washington REALTORS data, unlike median-priced markets where bidding wars drive prices 5-10% above list, Clyde Hill's luxury buyers compete through offer terms (closing timeline, contingency waivers) rather than dramatic price escalation, according to NWMLS transaction data.
Buyer Demographics and Commission Data
According to U.S. Census Bureau data and NWMLS records, Clyde Hill's buyer demographics reveal the purchasing patterns that drive market data trends.
| Buyer Segment | % of Purchases | Avg Purchase Price | Financing | Primary Motivation |
|---|---|---|---|---|
| Bellevue Upgrade | 35% | $3,000,000 | 60% financed | Lot size, schools |
| California Relocation | 22% | $3,600,000 | 45% financed | Tax savings, lifestyle |
| International (Asia) | 15% | $3,800,000 | 30% financed | Schools, employer proximity |
| Eastside Lateral Move | 14% | $2,900,000 | 55% financed | View upgrade |
| Other US Markets | 14% | $3,100,000 | 50% financed | Executive relocation |
According to Redfin migration data, California transplants represent Clyde Hill's highest-spending buyer segment at $3.6 million average purchase price. According to Washington Department of Revenue data, these buyers save $40,000-$80,000 annually in state income taxes compared to California. According to NAR research, farming agents who segment their marketing by buyer origin — delivering tax-savings messaging to California contacts and school-quality messaging to international buyers — achieve 38% higher engagement rates.
According to Washington REALTORS data, Clyde Hill's international buyer segment (15% of purchases) has grown 5 percentage points since 2020, primarily driven by South Asian and East Asian technology executives relocating from overseas or upgrading from initial Bellevue purchases. Farming agents who develop cultural competency and multilingual materials access this growing segment with minimal competition from mainstream agents.
Property Tax and Ownership Analysis
According to King County Assessor records and the Washington Department of Revenue, Clyde Hill's property tax structure provides important market data context for farming agents.
| Tax Component | Rate (per $1,000) | Annual on $3.2M | % of Total |
|---|---|---|---|
| State School Levy | $1.83 | $5,856 | 18.4% |
| Local School (BSD) | $2.14 | $6,848 | 21.5% |
| King County General | $1.12 | $3,584 | 11.3% |
| City Operations | $0.88 | $2,816 | 8.9% |
| Fire District | $1.45 | $4,640 | 14.6% |
| Sound Transit | $0.82 | $2,624 | 8.3% |
| Other Levies | $1.68 | $5,376 | 16.9% |
| Total | $9.92 | $31,744 | 100% |
According to King County Assessor records, Clyde Hill's effective property tax rate of $9.92 per $1,000 generates annual taxes of approximately $31,744 on the median-priced home. According to the Washington Department of Revenue, this represents a lower effective rate than comparable luxury communities in California, New York, or New Jersey — a tax advantage that farming agents should quantify in every Mercer Island and Clyde Hill market comparison.
How to Leverage Clyde Hill Market Data for Farming Success in 8 Steps
According to NAR research and Washington REALTORS best practices, transforming market data into farming success requires systematic analysis and consistent execution.
Build your Clyde Hill market data baseline. According to NWMLS data, download 36 months of closed sales, pending sales, and expired listings for all Clyde Hill properties. Create a spreadsheet tracking price per square foot, view premiums, lot sizes, and days on market. This baseline according to Washington REALTORS data becomes the foundation for your monthly market reports.
Identify the view premium structure for every property in your farm. According to King County Assessor records, map each property's view corridors — full panoramic, partial lake, mountain only, or no view. According to NWMLS data, this view classification determines pricing more than any other variable and demonstrates the hyperlocal expertise that sellers expect.
Create automated monthly market reports with trend analysis. According to NAR research, data-driven market reports generate 3.4x higher agent recognition than generic marketing. The US Tech Automations platform automates report generation with AI-powered analysis that incorporates NWMLS data, King County Assessor records, and neighborhood-specific trend commentary. According to Washington REALTORS data, consistent monthly delivery builds the expertise perception that converts to listing appointments.
Track building permits and renovation activity. According to King County Assessor permit records, Clyde Hill issues approximately 40-50 building permits annually for major renovations and new construction. According to NWMLS data, homeowners who invest in major renovations often sell within 3-5 years to capture their improvement value. Monitor permits as leading indicators of future listing opportunities.
Analyze buyer origin data to refine your marketing. According to Redfin migration data, 28% of Clyde Hill buyers relocate from California, 22% upgrade from Bellevue, and 18% come from other Eastside communities. According to NAR research, tailoring farming messages to buyer origin — tax savings for California transplants, upgrade narratives for Bellevue residents — increases engagement by 38%.
Monitor absorption rates to time your listing presentations. According to NWMLS data, Clyde Hill's absorption rate peaks at 75-80% during May-June. According to Washington REALTORS data, presenting listing proposals in February-March with data showing peak-season absorption rates converts at 2.4x the rate of cold outreach. US Tech Automations automates this seasonal messaging with pre-scheduled campaign sequences.
Compare Clyde Hill against competing luxury communities quarterly. According to NWMLS data, position Clyde Hill's market data against Mercer Island, Medina, and Hunts Point to demonstrate relative value. According to King County Assessor records, Clyde Hill's $780/SF is 24% below Medina's $1,020/SF, providing a compelling upgrade path for Bellevue families seeking luxury at a more accessible price point.
Measure your farming ROI with per-zone analytics. According to NAR research, successful farmers track recognition rates, response rates, and listing conversion by neighborhood zone. According to Washington REALTORS data, the target is 15% unprompted name recognition by month 12 and 30% by month 24. The US Tech Automations platform provides per-neighborhood ROI dashboards that quantify farming investment returns by micro-market zone.
Platform Comparison: Farming Automation for Luxury Market Data
According to industry analysis and NAR technology benchmarks, the right farming automation platform transforms raw market data into actionable farming intelligence.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Automated Market Reports | AI-Generated | Manual | Template | None | None |
| View Premium Tracking | Custom Fields | None | None | None | None |
| Multi-Channel Sequencing | Mail+Digital+Email | Digital Only | Digital Only | Digital Only | Email Only |
| Seasonal Campaign Automation | Pre-Scheduled | Manual | Manual | None | Manual |
| Permit Monitoring Alerts | Integrated | None | None | None | None |
| Per-Neighborhood Analytics | Advanced | Aggregate | Aggregate | None | Aggregate |
| Buyer Origin Segmentation | Automated | Basic | Basic | None | Basic |
| Cost for Farming Agent | $149/mo | $499/mo | $750/mo | $295/mo | $69/mo + add-ons |
According to NAR technology adoption data, agents using integrated market data platforms close 34% more transactions from their geographic farms than agents relying on manual data analysis. The US Tech Automations platform specifically addresses Clyde Hill's data-intensive market by automating NWMLS data integration, view premium tracking, and seasonal campaign scheduling — enabling agents to maintain the analytical rigor that tech-professional homeowners expect. According to Washington REALTORS data, Clyde Hill's buyer demographic (88% college-educated, 72% technology sector according to U.S. Census Bureau data) responds to data-driven marketing at 2.2x the rate of lifestyle-focused messaging.
Frequently Asked Questions
What is the median home price in Clyde Hill WA?
According to NWMLS data, Clyde Hill's median home price reached $3,200,000 in Q4 2025, representing 5.8% year-over-year appreciation from $3,025,000 in Q4 2024. According to King County Assessor records, this median reflects the blended influence of view-premium properties (up to $5.1 million) and no-view interior homes ($2.6 million). According to CoreLogic data, Clyde Hill has appreciated 40.4% since 2020, outperforming King County's overall 32% appreciation.
How does Clyde Hill compare to Bellevue for home prices?
According to NWMLS data, Clyde Hill's $3,200,000 median is 2.16x higher than Bellevue's $1,480,000 median. According to King County Assessor records, this premium reflects Clyde Hill's larger lot sizes (0.3-0.4 acres vs. Bellevue's 0.15-0.2 acres), hilltop view corridors, and lower density. According to Washington REALTORS data, Clyde Hill functions as Bellevue's premium residential tier — families who outgrow their Bellevue home upgrade to Clyde Hill while maintaining the same school district, commute patterns, and social connections.
What school district serves Clyde Hill?
According to the Bellevue School District, Clyde Hill is served by the BSD with assigned schools including Clyde Hill Elementary (10/10 GreatSchools), Chinook Middle School (9/10), and Bellevue High School (9/10). According to the Washington Office of Superintendent of Public Instruction, BSD consistently ranks among Washington's top 3 districts. According to NAR research, school quality drives 32% of buyer decisions in luxury suburban markets like Clyde Hill.
How many agents are active in Clyde Hill?
According to NWMLS data, only 28 agents closed a Clyde Hill transaction in 2025, making it one of the most concentrated agent markets in the Seattle metro. According to Washington REALTORS data, this translates to 2.3 transactions per active agent — below the profitability threshold for agents without established luxury networks. According to NAR research, this concentration creates opportunity for farming-focused agents who build community presence: achieving 15% market share would yield 9-10 annual transactions worth $432,000-$480,000 in gross commission.
What view premiums exist in Clyde Hill?
According to King County Assessor records and NWMLS data, Clyde Hill view premiums range from 10-15% for Bellevue skyline views to 55-60% for full panoramic views encompassing Lake Washington, the Seattle skyline, and the Olympic Mountains. According to Washington REALTORS data, full panoramic view properties average $5.1 million compared to $2.6 million for no-view properties. According to Zillow Research, view premiums in Clyde Hill have expanded 8 percentage points since 2020, reflecting increased demand for natural amenities.
Is Clyde Hill a seller's market in 2026?
According to NWMLS data, Clyde Hill is firmly in seller's market territory with 1.8 months of average supply in 2025. According to NAR benchmarks, any market below 4.0 months of supply favors sellers. According to Washington REALTORS data, approximately 35% of 2025 transactions involved multiple offers, and the average sale-to-list ratio of 98.2% indicates strong demand. According to WCRER analysis, the Eastside luxury segment is expected to remain supply-constrained through 2026 due to limited new construction and sustained tech-sector demand.
What are property taxes in Clyde Hill?
According to King County Assessor records, Clyde Hill's effective property tax rate is approximately $9.92 per $1,000 of assessed value. According to the Washington Department of Revenue, the median-priced home ($3,200,000) generates annual property taxes of approximately $31,744. According to Washington REALTORS data, Clyde Hill's property taxes fund the same Bellevue School District levies as neighboring communities while supporting Clyde Hill's own minimal city operations — the city maintains no commercial district and minimal infrastructure, keeping municipal levies lower than Bellevue.
How long do homes stay on market in Clyde Hill?
According to NWMLS data, Clyde Hill's average days on market was 34 in 2025, ranging from 14-18 days during peak season (April-June) to 40-55 days during winter months (November-January). According to Washington REALTORS data, view-premium properties above $4 million average 38 days on market compared to 28 days for no-view properties below $3 million. According to NAR research, the luxury segment's extended marketing timeline reflects the smaller buyer pool for high-end properties and the importance of exposure during peak selling seasons.
How does new construction affect Clyde Hill's market?
According to King County Assessor permit data, Clyde Hill issues 12-15 demolition permits annually for teardown-and-rebuild projects. According to NWMLS data, new construction homes in Clyde Hill command 15-25% premiums over comparable-sized renovated homes, with new builds averaging $890/SF compared to $780/SF for existing inventory. According to Washington REALTORS data, the teardown cycle creates unique farming opportunities — homeowners considering selling their aging home may not realize the lot value alone supports pricing 10-15% above their renovation cost basis.
Conclusion: Use Clyde Hill Market Data to Build Your Farming Strategy
According to NWMLS data and NAR research, Clyde Hill's market data reveals a luxury community with exceptional farming fundamentals — 65 annual transactions generating $6.2 million in commission opportunity, only 28 active agents, and price appreciation that has outperformed King County by 8+ percentage points since 2020. According to Washington REALTORS data, agents who systematically analyze Clyde Hill's view premiums, seasonal patterns, and buyer demographics develop the market expertise that converts to listing appointments in this data-savvy community.
The US Tech Automations platform provides the market data infrastructure that Clyde Hill farming demands — automated NWMLS data integration, AI-generated market reports with view premium analysis, and multi-channel touchpoint sequencing that maintains consistent presence across the 12-18 month luxury farming timeline. US Tech Automations transforms raw market data into the farming intelligence that builds dominant market share. Visit ustechautomations.com to launch your data-driven Clyde Hill farming strategy today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
