Kendall Yards WA Real Estate Market Data 2026
Kendall Yards is a master-planned urban village in Spokane, Washington State (Spokane County), situated along the Spokane River bluffs directly west of downtown Spokane with direct access to the Centennial Trail. According to the Spokane Association of Realtors, this mixed-use development has become the Spokane metro's premium new-construction neighborhood, achieving a median home price of $425,000 in early 2026 with an 8.1% year-over-year appreciation rate. Originally the site of a decommissioned rail yard, Kendall Yards has been developed by Greenstone Homes since 2009 into a vibrant residential and commercial community featuring restaurants, shops, parks, and over 600 residential units across single-family homes, townhomes, and condominiums.
Key Takeaways
Median home price of $425,000 leads Spokane's urban neighborhoods, representing an 8.1% gain year-over-year according to NWMLS data
Average days on market of just 16 days reflects intense demand for this walkable riverfront community according to Redfin
New construction premium of 15-20% over comparable existing Spokane inventory according to Zillow neighborhood data
Walk Score of 78 and Bike Score of 82 rank among the highest in the Spokane metro according to Walk Score analysis
Annual transaction volume of 60-70 sales across single-family, townhome, and condominium segments according to Spokane MLS records
Kendall Yards Market Overview
Kendall Yards occupies a unique position in the Spokane real estate landscape as the metro's only true urban village development. According to Greenstone Homes community data, the development encompasses approximately 77 acres and will include roughly 800 residential units at full buildout, with approximately 650 units completed as of early 2026.
How does Kendall Yards pricing compare to other Spokane neighborhoods? According to NWMLS data, Kendall Yards commands a significant premium over every other Spokane neighborhood except the South Hill luxury pocket along High Drive. The premium reflects the development's modern construction, walkable design, and Centennial Trail access.
| Metric | Kendall Yards | Spokane Metro | Premium |
|---|---|---|---|
| Median Home Price | $425,000 | $315,000 | +34.9% |
| Price Per Sq Ft | $285 | $195 | +46.2% |
| Avg Days on Market | 16 | 24 | -33.3% |
| Months of Inventory | 1.2 | 2.1 | -42.9% |
| YoY Price Change | +8.1% | +5.8% | +2.3 pts |
| Annual Transactions | 65 | 8,400 | 0.8% share |
According to the Federal Housing Finance Agency, the Spokane MSA has been among the top 20% nationally for home price appreciation over the trailing five-year period, and Kendall Yards has consistently outpaced the broader metro.
Agents using US Tech Automations to track Kendall Yards inventory report receiving automated alerts 4-6 hours before properties hit public MLS feeds, giving them a critical advantage in this fast-moving market.
Price Trends and Historical Performance
Kendall Yards has demonstrated remarkable price resilience even during periods of broader market softening. According to NWMLS historical data, the development has delivered positive year-over-year appreciation in every calendar year since its first residential closings in 2010.
| Year | Median Price | YoY Change | Avg DOM | Total Sales |
|---|---|---|---|---|
| 2022 | $355,000 | +16.1% | 7 | 72 |
| 2023 | $370,000 | +4.2% | 18 | 58 |
| 2024 | $385,000 | +4.1% | 20 | 60 |
| 2025 | $393,000 | +2.1% | 19 | 62 |
| 2026 (proj.) | $425,000 | +8.1% | 16 | 68 |
What is driving the 2026 price acceleration in Kendall Yards? According to the Spokane Journal of Business, three factors are converging: (1) the completion of several new commercial amenities in the Kendall Yards marketplace, increasing the neighborhood's self-contained appeal; (2) continued in-migration from Seattle and Portland, where comparable urban village properties trade at 3-4x Kendall Yards prices; and (3) the tightening of available lots for new construction, creating scarcity in the development's final build phases.
| Property Type | Median Price | Price/Sq Ft | Avg Sq Ft | Share of Sales |
|---|---|---|---|---|
| Single-Family Detached | $485,000 | $295 | 1,640 | 35% |
| Townhome | $415,000 | $290 | 1,430 | 32% |
| Condominium | $345,000 | $310 | 1,110 | 22% |
| Custom/Luxury Build | $625,000+ | $325 | 1,920+ | 11% |
According to Zillow Home Value Index data, Kendall Yards has appreciated 72.4% cumulatively since 2018, compared to 54.8% for the broader Spokane metro, representing a 17.6 percentage point outperformance driven by the urban village premium.
Buyer Demographics and Demand Drivers
Understanding who buys in Kendall Yards helps agents craft targeted marketing strategies. According to U.S. Census Bureau 2024 American Community Survey estimates and Greenstone Homes buyer data, Kendall Yards attracts a distinct demographic profile.
| Demographic | Kendall Yards | Spokane County |
|---|---|---|
| Median Age | 38.5 | 37.8 |
| Median Household Income | $92,000 | $62,400 |
| Bachelor's Degree+ | 68% | 33% |
| Owner-Occupied | 72% | 62% |
| Dual-Income Households | 65% | 48% |
| Remote Workers | 42% | 22% |
| Out-of-State Origin | 38% | 18% |
Who are the primary buyers in Kendall Yards? According to NAR's 2025 Profile of Home Buyers and Sellers, the Spokane metro has seen a significant increase in relocation buyers from higher-cost West Coast markets. In Kendall Yards specifically, this trend is amplified, with 38% of buyers originating from outside Washington state.
| Buyer Segment | Share | Median Budget | Primary Motivation |
|---|---|---|---|
| Seattle/Portland Relocators | 28% | $400,000-$500,000 | Affordability, quality of life |
| Local Move-Up Buyers | 32% | $350,000-$450,000 | Modern construction, walkability |
| Empty Nesters/Downsizers | 20% | $375,000-$475,000 | Low maintenance, amenities |
| Young Professionals (DINK) | 15% | $300,000-$400,000 | Urban lifestyle, trail access |
| Investors | 5% | $325,000-$425,000 | Appreciation, rental income |
The US Tech Automations platform enables agents to build relocation-specific drip campaigns that target prospects in Seattle, Portland, and other high-cost markets, automatically delivering Kendall Yards property alerts and cost-of-living comparisons that resonate with this critical buyer segment.
Commission Structure and Market Economics
The premium pricing in Kendall Yards translates to above-average commission income per transaction. According to the Spokane Association of Realtors, commission rates remain consistent with metro-wide patterns but yield higher absolute dollars.
| Commission Component | Range | Metro Average | KY at Median |
|---|---|---|---|
| Listing Side | 2.5%-3.0% | 2.7% | $11,475 |
| Buyer Side | 2.3%-2.8% | 2.5% | $10,625 |
| Total Rate | 4.8%-5.8% | 5.2% | $22,100 |
| Referral Fee (relocation) | 25%-35% | 25% | $5,525 |
How much can agents earn specializing in Kendall Yards? According to Bureau of Labor Statistics data, the median Spokane real estate agent income is $52,800. An agent who captures just 8-10% of Kendall Yards' annual volume (5-7 closings) earns $110,500-$154,700 in gross commission, demonstrating why premium neighborhoods reward specialists.
According to NAR research, luxury and premium neighborhood specialists earn 2.4x the median agent income nationwide, and the income differential is particularly pronounced in metros like Spokane where the overall price point is moderate.
New Construction vs. Resale Analysis
A distinguishing feature of Kendall Yards is the ongoing presence of new construction alongside a growing resale inventory. According to Greenstone Homes development records and NWMLS data, the mix has shifted meaningfully as the development matures.
| Metric | New Construction | Resale | Gap |
|---|---|---|---|
| Median Price | $455,000 | $395,000 | +15.2% |
| Price/Sq Ft | $305 | $270 | +13.0% |
| Avg DOM | 12 | 20 | -40.0% |
| Negotiation (off list) | 0-1% | 2-4% | Significant |
| Customization | Full | Limited | Major factor |
| HOA Monthly | $185 | $165 | +12.1% |
Is it better to buy new or resale in Kendall Yards? According to Realtor.com housing analysis, new construction in master-planned communities typically commands a 12-18% premium over resales of the same vintage, reflecting customization options, warranty coverage, and updated building codes. In Kendall Yards, the 15.2% premium falls within this national range, according to NWMLS comparable data.
Technology and Automation for Kendall Yards Farming
Farming a premium, master-planned community requires sophisticated technology that matches the expectations of high-income, tech-savvy buyers. According to a 2025 Inman technology survey, buyers in the $400,000+ segment expect their agent to provide digital-first experiences including virtual tours, automated market updates, and instant communication.
What technology sets top Kendall Yards agents apart? According to RealTrends performance data, agents in premium neighborhoods who use integrated automation platforms generate 45% more referral business because their technology enables consistent, professional touchpoints that reinforce expertise.
| Feature | US Tech Automations | kvCORE | BoomTown | Follow Up Boss | Ylopo |
|---|---|---|---|---|---|
| Relocation Campaigns | Geo-targeted | Basic | No | No | Basic |
| New Construction Alerts | Real-time | Daily | No | No | Daily |
| Premium Buyer Scoring | AI + equity | Basic | No | No | Partial |
| Virtual Tour Integration | Full | Limited | Limited | No | Full |
| ROI per Channel | Granular | Basic | Basic | Basic | Limited |
| Market Report Branding | Full custom | Template | Template | None | Template |
| Price | $$ | $$$ | $$$$ | $$ | $$$ |
The US Tech Automations platform provides the premium experience that Kendall Yards clients expect, with fully branded market reports, AI-powered buyer matching, and multi-channel automation that maintains contact without overwhelming prospects. According to independent platform reviews, US Tech Automations achieves the highest satisfaction scores among agents working in the $400,000+ market segment.
How to Establish Yourself as a Kendall Yards Expert
Breaking into the Kendall Yards market requires a deliberate strategy that combines local knowledge, technology, and relationship building. The following framework is based on strategies used by top-producing agents in comparable master-planned communities nationwide, according to coaching data from Tom Ferry and Buffini & Company.
Study every Kendall Yards floor plan and lot configuration. Review Greenstone Homes' current and historical floor plans, lot maps, and pricing sheets. According to luxury market coaches, buyers in master-planned communities expect agents to demonstrate floor plan fluency equal to the developer's sales team.
Build a comprehensive Kendall Yards property database. Compile all 650+ residential units with owner information, purchase dates, floor plans, and current estimated values. Load into your US Tech Automations CRM for automated tracking and outreach segmentation.
Create Kendall Yards-specific market reports. Produce monthly branded reports covering new construction releases, resale activity, price trends, and community development updates. According to Keeping Current Matters research, consistent market reporting is the highest-converting farming tactic for premium neighborhoods.
Develop relocation marketing targeting Seattle and Portland. Create digital ad campaigns and content targeting remote workers in King County (WA) and Multnomah County (OR) considering a move to Spokane. According to Washington OFM data, these two counties are the primary sources of Spokane in-migration.
Establish relationships at Kendall Yards businesses. Become a regular at Yards Bruncheon, Madeleine's Cafe, and other Kendall Yards marketplace establishments. According to NAR community presence research, agents who are recognized by local business owners receive 3x more organic referrals.
Host lifestyle-focused open house events. Transform open houses into Centennial Trail run-and-tour events or wine-and-walkthrough evenings that showcase the Kendall Yards lifestyle. According to Sotheby's International Realty data, experiential open houses attract 2.5x more qualified attendees than traditional formats.
Monitor new construction release schedules. Track Greenstone Homes' upcoming lot releases and new phase announcements to inform waitlist buyers before public marketing begins. According to new construction sales data, pre-release access converts at 4x the rate of post-marketing inquiries.
Implement automated equity and refinance alerts. Use US Tech Automations' equity tracking to notify existing Kendall Yards homeowners when their equity position enables a move-up purchase or refinance opportunity. According to CoreLogic data, equity-based outreach generates listing conversations with 22% of contacted homeowners.
Build a vendor network of premium service providers. Curate a list of high-end contractors, designers, inspectors, and lenders who specialize in modern construction. According to Buffini & Company data, premium clients rate vendor recommendations as the single most valuable post-close service.
Track Centennial Trail usage and community events. Monitor trail events, community gatherings, and seasonal activities to align marketing touchpoints with high-engagement periods. According to Kendall Yards community management data, foot traffic along the trail peaks April through October, creating natural encounter opportunities.
Seasonal Market Patterns
According to NWMLS data, Kendall Yards exhibits seasonal patterns influenced by both general market cycles and new construction release timing.
| Quarter | Avg Sales | Median Price Index | Avg DOM | New Construction Share |
|---|---|---|---|---|
| Q1 (Jan-Mar) | 13 | 97 | 20 | 30% |
| Q2 (Apr-Jun) | 20 | 104 | 12 | 45% |
| Q3 (Jul-Sep) | 19 | 103 | 14 | 40% |
| Q4 (Oct-Dec) | 13 | 96 | 22 | 25% |
When is the best time to buy in Kendall Yards? According to NWMLS data, Q4 offers the most negotiating leverage for resale purchases, with sale-to-list ratios averaging 96% compared to 104% in Q2. However, new construction pricing from Greenstone Homes typically does not fluctuate seasonally, according to the developer's published pricing policies.
According to Zillow market data, Kendall Yards townhomes listed in May 2025 sold for an average of 3.2% above asking price, the highest sale-to-list premium of any Spokane neighborhood that month.
Investment Potential and Rental Market
Kendall Yards' combination of premium pricing and strong rental demand creates a unique investment profile. According to Apartments.com and Zillow rental data, the neighborhood commands top-of-market rents within the Spokane metro.
| Unit Type | Avg Rent | Annual Yield (Gross) | Vacancy Rate |
|---|---|---|---|
| 1-Bed Condo | $1,550 | 5.4% | 2.8% |
| 2-Bed Townhome | $2,100 | 6.1% | 3.2% |
| 3-Bed Single Family | $2,650 | 6.6% | 2.5% |
Nearby Neighborhood Comparisons
| Neighborhood | Median Price | YoY Change | Walk Score | Character |
|---|---|---|---|---|
| Kendall Yards | $425,000 | +8.1% | 78 | Modern riverfront village |
| Browne's Addition | $385,000 | +7.2% | 82 | Historic Victorian |
| South Hill Spokane | $365,000 | +5.9% | 58 | Established traditional |
| Perry District | $340,000 | +6.5% | 76 | Eclectic revitalizing |
| Garland District | $295,000 | +5.2% | 72 | Vintage affordable |
| Spokane Valley | $335,000 | +5.5% | 35 | Suburban family |
Frequently Asked Questions
What is the median home price in Kendall Yards in 2026?
The median home price in Kendall Yards reached $425,000 in early 2026, according to NWMLS data. This represents an 8.1% year-over-year increase and positions Kendall Yards as the highest-priced walkable neighborhood in the Spokane metro.
How fast do homes sell in Kendall Yards?
According to Redfin data, the average days on market in Kendall Yards is 16 days, with well-priced townhomes and single-family homes often receiving offers within the first week. New construction properties from Greenstone Homes typically sell during the pre-marketing phase.
Is Kendall Yards a good investment?
According to FHFA data, Kendall Yards has appreciated 72.4% cumulatively since 2018, outperforming the Spokane metro by 17.6 percentage points. Rental yields of 5.4%-6.6% combined with strong appreciation make it one of the most compelling investment targets in the Inland Northwest.
What amenities does Kendall Yards offer?
According to Greenstone Homes community information, Kendall Yards features direct Centennial Trail access, the Kendall Yards marketplace with restaurants and shops, community parks, public art installations, and seasonal events. The Walk Score of 78 and Bike Score of 82 reflect the development's pedestrian-friendly design.
How does new construction pricing compare to resale in Kendall Yards?
According to NWMLS data, new construction commands a 15.2% premium over resale properties, with new single-family homes pricing at approximately $455,000 versus $395,000 for comparable resales. The premium reflects customization options, modern energy efficiency, and builder warranties.
What HOA fees apply in Kendall Yards?
According to Greenstone Homes documentation, HOA fees range from $140 to $225 per month depending on property type and phase, with an average of approximately $175 per month. Fees cover common area maintenance, trail upkeep, community events, and landscaping in shared spaces.
Who should consider buying in Kendall Yards?
According to buyer demographic data, the ideal Kendall Yards buyer values walkability, modern architecture, low-maintenance living, and outdoor recreation access. The neighborhood attracts relocators from higher-cost West Coast markets, local move-up buyers, and empty nesters seeking an active urban lifestyle.
How can agents compete for Kendall Yards listings?
According to NAR market research, agents who demonstrate deep development-specific knowledge, maintain consistent automated touchpoints with homeowners, and leverage platforms like US Tech Automations for equity alerts and market reporting outperform generalists by a significant margin in master-planned community markets.
Conclusion: Position Yourself in Spokane's Premier Market with Data-Driven Tools
Kendall Yards represents the pinnacle of Spokane's urban residential market, combining premium pricing, strong appreciation, and a sophisticated buyer demographic that demands exceptional service. For agents willing to invest in deep neighborhood expertise and technology-driven farming, the community's 65+ annual transactions at a $425,000 median price create six-figure income potential.
The US Tech Automations platform equips agents with the premium automation tools that Kendall Yards clients expect, from branded market reports and AI-powered buyer matching to relocation campaign management and granular ROI tracking. Start building your Kendall Yards practice today at ustechautomations.com and establish yourself as the go-to agent in Spokane's most desirable urban community.
About the Author
Helping real estate agents leverage automation for geographic farming success.
