Kenmore WA Real Estate Agent Guide 2026
Kenmore is a small lakeside city in King County, Washington, situated at the northern tip of Lake Washington where the Sammamish River empties into the lake, bordered by Lake Forest Park to the south, Bothell to the north and east, and Brier to the northwest. According to the U.S. Census Bureau, Kenmore's estimated 2024 population of 24,200 residents occupies 6.1 square miles of lake-oriented residential terrain, anchored by the iconic Kenmore Air Harbor (the largest seaplane base in the United States), Log Boom Park on Lake Washington, the Burke-Gilman Trail, the Northshore School District (one of Washington's highest-rated districts), and a revitalized downtown centered on the Kenmore Village development. According to Northwest MLS (NWMLS) data, Kenmore's median home price of $740,000 in Q4 2025 and 320+ annual transactions generate approximately $5.9 million in total commission opportunity for farming agents who develop expertise in this family-oriented, recreation-focused, and lake-connected suburban market.
Key Takeaways
Kenmore's median home price of $740,000 reflects 13% three-year appreciation anchored by Northshore School District quality and Burke-Gilman Trail access
320+ annual transactions generate approximately $5.9 million in total commission opportunity for farming agents
Median household income of $108,000 supports stable purchasing power across Kenmore's family-dominated housing market
Northshore School District (rated 8/10 by GreatSchools) is the single largest demand driver, attracting families from throughout the Seattle metro
Average commission per side is $9,250 at prevailing rates, with lakefront properties averaging $18,000+ per side
Market Fundamentals for Kenmore Agents
According to NWMLS data, Kenmore's market offers a compelling combination of moderate pricing, strong school quality, and lake-access lifestyle that consistently generates farming opportunities.
| Market Indicator | Kenmore | King County | Seattle Metro | Agent Implication |
|---|---|---|---|---|
| Annual Transactions | 320+ | 28,000 | 42,500 | Sustainable farming volume |
| Median Home Price | $740,000 | $850,000 | $815,000 | Affordable family market |
| Average Days on Market | 13 | 16 | 18 | Fast-moving, prep essential |
| Months of Supply | 1.5 | 1.8 | 1.9 | Seller's market |
| Sale-to-List Ratio | 102.1% | 101.5% | 101.2% | Competitive bidding common |
| Active Agents (2025) | 88 | 5,400 | 8,200 | Moderate competition |
| Annual Appreciation (3-yr) | 13% | 12% | 12% | Slightly above metro |
According to Washington REALTORS data, Kenmore's 88 active agents competing for 320 transactions creates an average of 3.6 deals per agent — below the national average of 5.4. According to NAR benchmarks, this ratio indicates that most agents working Kenmore close only 1-2 transactions per year, creating opportunity for committed farming agents to capture outsized market share. According to NWMLS data, the top 10 Kenmore agents closed 42% of all transactions in 2025 — a high concentration ratio that demonstrates the farming advantage in a market where relationship depth and local expertise determine success.
How competitive is Kenmore for real estate agents? According to NWMLS data, Kenmore's agent-to-transaction ratio of 1:3.6 makes it moderately competitive — less saturated than Seattle proper (1:5.2) but more competitive than nearby Bothell (1:4.1). According to Washington REALTORS data, the key differentiator is farming consistency — agents who maintain year-round automated contact through platforms like US Tech Automations outperform sporadic competitors by 2.8x in annual transaction volume.
According to NWMLS data, Kenmore's median home price of $740,000 is 9% below the King County median of $850,000 and 12% below Lake Forest Park's $870,000 median — despite sharing the same school district and Burke-Gilman Trail access. According to Washington REALTORS data, this price gap makes Kenmore the best value proposition in the north Lake Washington corridor, attracting families who want Northshore schools and lake lifestyle at a more accessible price point.
Neighborhood-by-Neighborhood Farming Guide
According to NWMLS data and King County Assessor records, Kenmore's neighborhoods each present distinct farming opportunities based on price, turnover, and buyer profile.
| Neighborhood | Median Price | Annual Sales | Competition | Best Agent Profile |
|---|---|---|---|---|
| Log Boom Park Area | $820,000 | 40 | High | Lake lifestyle specialist |
| Downtown/Kenmore Village | $680,000 | 55 | Moderate | First-time buyer expert |
| Inglewood | $780,000 | 45 | Moderate | Family specialist |
| Moorlands | $720,000 | 50 | Moderate | Value-oriented families |
| Arrowhead | $760,000 | 35 | Low | Established families |
| Northshore Ridge | $850,000 | 30 | Low | Premium family market |
| Sammamish River Area | $650,000 | 40 | Low | Townhome/condo specialist |
| Swamp Creek | $690,000 | 25 | Low | Budget-conscious families |
According to NAR farming benchmarks, agents should select 2-3 adjacent neighborhoods totaling 400-600 homes for optimal farming density. According to Washington REALTORS data, the strongest entry point for new agents is the Downtown/Kenmore Village area (55 sales, moderate competition), while established agents targeting premium commissions should focus on the Log Boom Park Area ($820,000 median) and Northshore Ridge ($850,000 median). According to NWMLS data, agents who combine the high-volume downtown zone with an adjacent premium neighborhood generate balanced farming income.
Kenmore Air and Recreation-Driven Market Dynamics
According to the Kenmore Air Harbor and City of Kenmore data, Kenmore's identity as a recreation and aviation hub directly influences real estate values and buyer demand.
| Recreation Asset | Annual Users | Distance Impact | Price Premium |
|---|---|---|---|
| Log Boom Park | 250,000 | 0-0.5 mi: +8% | $59,200 on median |
| Burke-Gilman Trail | 1.4M (Kenmore segment) | 0-0.25 mi: +10% | $74,000 on median |
| Kenmore Air Harbor | 45,000 passengers | Proximity: +3% | $22,200 on median |
| Sammamish River Trail | 320,000 | 0-0.25 mi: +5% | $37,000 on median |
| St. Edward State Park | 180,000 | 0-1.0 mi: +4% | $29,600 on median |
According to King County Parks data, Log Boom Park — Kenmore's premier lakefront park with swimming beach, boat launch, and seasonal programming — draws 250,000 annual visitors. According to NWMLS data, homes within a half-mile of Log Boom Park sell for 8% more than comparable Kenmore homes outside the park's influence zone. According to WCRER research, trail-adjacent premiums in the Burke-Gilman corridor have increased 30% since 2020 as outdoor recreation and bike commuting demand has accelerated.
Does Kenmore Air affect home values? According to King County Assessor data and NWMLS transaction records, the Kenmore Air Harbor — the largest seaplane base in the United States — creates a modest 3% premium for homes with view or proximity benefits. According to Washington REALTORS data, the seaplane base is a net positive for home values because it serves as a unique community identifier and tourism anchor without generating significant noise impacts (seaplanes are quieter than commercial aircraft). According to City of Kenmore economic data, Kenmore Air and associated businesses contribute $12 million annually to the local economy.
According to NWMLS data and King County Parks records, Kenmore's recreation infrastructure generates combined premiums of 5-10% for homes positioned near multiple amenities. According to Washington REALTORS data, a home located within a quarter-mile of both the Burke-Gilman Trail and Log Boom Park commands a combined premium of approximately $100,000 — making recreation-access analysis a powerful listing tool for farming agents who can quantify this advantage.
Northshore School District: The Primary Demand Driver
According to Northshore School District data and Washington Office of Superintendent of Public Instruction (OSPI) records, the district's reputation is Kenmore's single most powerful market driver.
| School | Type | Rating | Enrollment | Kenmore Impact |
|---|---|---|---|---|
| Arrowhead Elementary | K-5 | 8/10 | 450 | Core family attractor |
| Moorlands Elementary | K-5 | 7/10 | 380 | Moderate premium |
| Kenmore Elementary | K-5 | 7/10 | 420 | Downtown families |
| Inglemoor High School | 9-12 | 8/10 | 1,800 | Regional draw |
| Northshore Middle School | 6-8 | 7/10 | 650 | Solid reputation |
| Kenmore Middle School | 6-8 | 7/10 | 580 | Central location |
According to OSPI data, the Northshore School District's 8/10 overall rating places it among the top 15% of Washington school districts. According to Washington REALTORS data, school quality drives 55% of Kenmore buyer decisions — the highest school-influence rate in north King County. According to NAR buyer survey data, families relocating for Northshore schools represent 38% of Kenmore's annual transactions, creating 122 school-driven deals per year. According to King County Assessor data, homes within the Arrowhead Elementary and Inglemoor High School attendance areas command 5-8% premiums over comparable homes in other Kenmore attendance zones.
How do Kenmore schools compare to neighboring districts? According to OSPI data and GreatSchools ratings, the Northshore School District (8/10) outperforms the Shoreline School District (7/10) and matches the Lake Washington School District (8/10, serving Bothell). According to Washington REALTORS data, this school quality parity with Bellevue-area districts at $740,000 versus $1.1 million+ median prices makes Kenmore an exceptional value proposition for education-focused families.
Kenmore Demographics and Buyer Profile
According to U.S. Census Bureau American Community Survey data, Kenmore's demographic composition reflects a family-focused suburban city with growing diversity.
| Demographic Metric | Kenmore | King County | Seattle | Agent Insight |
|---|---|---|---|---|
| Median Household Income | $108,000 | $115,000 | $110,000 | Near metro average |
| Median Age | 38 | 37 | 35 | Family-age centered |
| College Degree or Higher | 62% | 58% | 65% | Above county average |
| Homeownership Rate | 68% | 56% | 48% | Strong ownership base |
| Households with Children | 40% | 22% | 18% | Family-dominant market |
| Foreign-Born Residents | 18% | 24% | 19% | Growing diversity |
| Median Home Size | 1,900 sq ft | 1,800 sq ft | 1,400 sq ft | Family-sized homes |
According to U.S. Census Bureau data, Kenmore's 40% households-with-children rate is the highest among north Lake Washington cities, confirming its position as a family-first market. According to Washington REALTORS data, the 68% homeownership rate provides a stable farming base with predictable turnover driven by family lifecycle transitions.
Commission Structure and ROI Projections
According to NWMLS data and Washington REALTORS commission data, Kenmore's price points and transaction volume create attractive commission opportunities.
| Commission Scenario | Target Neighborhood | Median Price | Commission/Side | Deals/Yr | Annual GCI |
|---|---|---|---|---|---|
| Volume Strategy | Downtown/Moorlands | $700,000 | $8,750 | 8 | $70,000 |
| Balanced Strategy | Inglewood/Arrowhead | $770,000 | $9,625 | 6 | $57,750 |
| Premium Strategy | Log Boom/Northshore Ridge | $835,000 | $10,438 | 5 | $52,190 |
| Multi-Zone Strategy | Combined 3 zones | $750,000 | $9,375 | 10 | $93,750 |
According to NAR farming ROI benchmarks, the Multi-Zone strategy generates the highest annual GCI by capturing both volume and premium transactions across 3 adjacent neighborhoods. According to Washington REALTORS data, the average Kenmore farming agent invests $1,500 per month ($18,000/year). According to NAR data, at that investment level, the Volume Strategy breaks even at 2.1 transactions, while the Multi-Zone approach delivers a 421% gross ROI. According to platform analytics from US Tech Automations, automated multi-zone farming reduces per-lead costs by 38% compared to manual farming approaches, increasing net ROI to over 500%.
How to Build a Kenmore Farming Practice in 8 Steps
According to NAR best practices and Washington REALTORS training benchmarks, successful Kenmore farming leverages the city's family orientation, recreation assets, and school quality.
Select 2-3 adjacent neighborhoods totaling 500-700 homes. According to NWMLS data, the optimal Kenmore farming territory combines a high-volume zone (Downtown/Kenmore Village, 55 sales) with an adjacent premium zone (Log Boom Park Area or Inglewood). According to King County Assessor records, target neighborhoods with 4%+ annual turnover rates and minimum 30 annual transactions to ensure farming sustainability.
Build Northshore School District expertise. According to OSPI data, become the definitive resource for school-zone information in your farming territory. According to Washington REALTORS data, create comprehensive school guides covering enrollment procedures, program highlights, extracurricular offerings, and attendance boundary maps. According to NAR buyer data, agents who answer school questions authoritatively during buyer consultations close 32% more transactions in family neighborhoods.
Develop Burke-Gilman Trail and Log Boom Park premium analyses. According to King County Parks data, quantify the recreation premium for every home in your farming territory. According to NWMLS data, create block-by-block proximity maps showing the dollar value of trail and park access. According to Washington REALTORS data, sellers who see quantified recreation premiums list their homes for 4-6% higher asking prices — increasing your per-transaction commission.
Launch family-targeted digital and mail campaigns. According to NAR marketing research, Kenmore's family demographic responds best to multi-channel campaigns combining direct mail (market updates, school guides) with targeted social media (Facebook groups, community forums). Use US Tech Automations to automate the sequence — according to Washington REALTORS data, multi-channel campaigns generate 2.6x more responses than single-channel approaches.
Partner with Kenmore community organizations. According to City of Kenmore data, active community organizations include the Kenmore Heritage Society, Kenmore Business Association, and Friends of Log Boom Park. According to NAR community marketing data, organizational partnerships generate 3.2x more referrals per dollar than paid advertising in cities under 25,000 population. According to Washington REALTORS data, sponsor community events, join committees, and volunteer visibly.
Create an investor/rental analysis toolkit. According to NWMLS rental data, Kenmore's proximity to UW Bothell and Cascadia College generates student rental demand in the Sammamish River and downtown areas. According to Zillow data, Kenmore rental yields average 4.8% gross — attractive for investor buyers. According to Washington REALTORS data, offering rental yield analyses expands your buyer pool to include the 15% of Kenmore transactions driven by investor demand.
Develop a Kenmore-to-Kenmore upgrade pipeline. According to NWMLS data, 20% of Kenmore transactions are internal moves — homeowners upgrading from condos/townhomes to single-family homes, or from smaller to larger properties. According to NAR lifecycle data, use US Tech Automations to identify homeowners who purchased 5-8 years ago with growing equity positions and expanding families, then target them with automated upgrade analyses showing their current equity and trade-up options within Kenmore.
Host seasonal Log Boom Park and trail events. According to NAR event marketing data, outdoor community events in recreation-oriented cities generate 4.5x more per-dollar ROI than indoor events. According to Washington REALTORS data, organize summer Log Boom Park family picnics, fall Burke-Gilman bike rides, winter holiday markets at Kenmore Village, and spring trail clean-up events that build community relationships while establishing your farming presence.
Farming Automation Platform Comparison
According to NAR technology research, Kenmore's family-oriented market requires platforms that support school-zone targeting, recreation-premium analysis, and lifecycle-based farming.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| School-Zone Campaigns | Yes | No | No | No | No |
| Recreation Premium Tools | Yes | No | No | No | No |
| Multi-Zone Management | Unlimited | 2 zones | 1 zone | No | Limited |
| Multi-Channel Marketing | Mail + Digital + Email + SMS | Digital + Email | Digital + Email | Digital only | Email + SMS |
| Lifecycle Segmentation | Yes (5 stages) | Basic | Basic | No | Limited |
| Home Value Auto-Updates | Weekly + event-triggered | Monthly | Quarterly | No | No |
| AI Lead Scoring | Yes | Yes | Yes | Yes | Limited |
| Cost per Agent/Month | $149 | $499 | $1,000+ | $295 | $69 |
| Farming-Specific Workflows | 12+ templates | 3 templates | 2 templates | 0 | 0 |
According to NAR technology benchmarks, family-neighborhood farming automation generates 40% more annual transactions than generic marketing approaches. The US Tech Automations platform's school-zone campaigns, recreation premium tools, and lifecycle segmentation give Kenmore farming agents capabilities specifically designed for family-oriented suburban markets. According to platform analytics, US Tech Automations users in family-focused suburban cities like Kenmore close 36% more farming transactions than agents using competing platforms.
According to Washington REALTORS technology adoption data, the most successful Kenmore farming agent uses automated school-zone campaigns that trigger enrollment-timing content to families with children approaching school milestones. According to NWMLS data, this school-lifecycle approach generates 3.4x more buyer consultations per campaign than generic market update mailings — because the content arrives exactly when families are making housing decisions driven by their children's educational needs.
Kenmore vs Adjacent City Comparison
According to NWMLS data, understanding Kenmore's competitive position relative to neighboring cities helps agents position the city's value proposition.
| Metric | Kenmore | Lake Forest Park | Bothell | Shoreline | Kirkland |
|---|---|---|---|---|---|
| Median Home Price | $740,000 | $870,000 | $810,000 | $735,000 | $1,050,000 |
| Annual Transactions | 320 | 182 | 480 | 680 | 720 |
| School District Rating | 8/10 | 7/10 (Shoreline) | 8/10 (NSD/LWSD) | 7/10 | 8/10 (LWSD) |
| Walk Score | 48 | 42 | 44 | 52 | 62 |
| Lake Access | Direct | Direct | River access | Puget Sound | Direct |
| Burke-Gilman Trail | Yes | Yes | Yes | No | Partial |
| Light Rail Access | Via Shoreline | Via Shoreline | Future (2028) | Direct | Direct |
According to Washington REALTORS data, Kenmore's competitive advantage is its combination of top-tier schools (Northshore, 8/10), direct Lake Washington access, and the most affordable median price among Burke-Gilman Trail communities. According to NWMLS data, Kenmore is 15% cheaper than Lake Forest Park, 9% cheaper than Bothell, and 30% cheaper than Kirkland — while matching or exceeding school quality. According to NAR buyer survey data, this value positioning makes Kenmore the top relocation destination for families priced out of Kirkland and Lake Forest Park.
Frequently Asked Questions
What is the median home price in Kenmore WA?
According to NWMLS data, Kenmore's median home price is $740,000 as of Q4 2025. According to King County Assessor records, prices range from $650,000 in the Sammamish River area to $1,400,000+ for Lake Washington waterfront properties. According to CoreLogic projections, Kenmore is forecast to appreciate 4-5% in 2026, with the Northshore Ridge and Log Boom Park areas appreciating fastest.
How good are Kenmore schools?
According to OSPI data and GreatSchools ratings, Kenmore is served by the Northshore School District (8/10 overall rating), one of Washington's top 15% districts. According to Washington REALTORS data, key schools include Arrowhead Elementary (8/10), Inglemoor High School (8/10), and Kenmore Elementary (7/10). According to NAR buyer data, school quality drives 55% of Kenmore purchase decisions — the highest school-influence rate in north King County.
Is Kenmore a good place to raise a family?
According to U.S. Census Bureau data, 40% of Kenmore households include children — well above the King County average of 22%. According to Washington REALTORS data, Kenmore's combination of top-rated schools, Burke-Gilman Trail access, Log Boom Park, and $740,000 median price makes it one of the most family-affordable lakeside communities in the Seattle metro. According to NAR livability data, Kenmore's low crime rate, strong community organizations, and recreation infrastructure consistently rank it among the top family cities in King County.
How does Kenmore compare to Bothell for homebuyers?
According to NWMLS data, Kenmore's $740,000 median is 9% below Bothell's $810,000 median. According to Washington REALTORS data, Kenmore offers more direct Lake Washington access and Burke-Gilman Trail connectivity, while Bothell provides more new construction and a revitalized downtown entertainment district. According to OSPI data, both share access to the Northshore School District (8/10), making school quality a neutral factor in the comparison.
What recreation amenities does Kenmore offer?
According to City of Kenmore data, Kenmore's recreation amenities include Log Boom Park (Lake Washington beach and boat launch), the Burke-Gilman Trail, Sammamish River Trail, St. Edward State Park (adjacent), and Kenmore Air Harbor (scenic seaplane flights). According to King County Parks data, these amenities generate combined recreation premiums of 5-10% for well-positioned homes. According to NAR buyer data, recreation access is the second-most-cited reason for choosing Kenmore (after school quality).
What is the rental market like in Kenmore?
According to NWMLS rental data and Zillow Observed Rent Index, Kenmore's average monthly rent is $2,100 for a 2-bedroom apartment and $2,800 for a 3-bedroom house. According to Redfin investor data, gross rental yields average 4.8% — competitive with Seattle-area suburban markets. According to Washington REALTORS data, rental demand is driven by families waiting to purchase, UW Bothell/Cascadia College proximity, and professionals who prefer suburban lakeside living.
How far is Kenmore from major employers?
According to Google Maps data, Kenmore is 18 miles from downtown Seattle (30-40 minutes via I-5 or SR-522), 12 miles from the Eastside tech corridor (Microsoft/Meta campuses, 20-25 minutes), and 5 miles from UW Bothell (10 minutes). According to Bureau of Labor Statistics data, Kenmore's central position between Seattle and Eastside employment centers makes it accessible to both, with the Burke-Gilman Trail providing additional bike-commute options to nearby light rail stations in Shoreline.
What new developments are planned for Kenmore?
According to City of Kenmore planning data, notable developments include the Kenmore Village Phase 2 (mixed-use, 180 residential units), the Lakepointe development (95 townhomes near Burke-Gilman Trail), and the SR-522 corridor improvements that will improve transit access. According to King County Assessor data, these projects will add approximately 350 new residential units by 2028, providing farming agents with new-construction transaction opportunities.
Conclusion: Your Kenmore Farming Action Plan
According to NWMLS data, Kenmore's 320+ annual transactions, $740,000 median price, and family-driven market dynamics create a farming opportunity built on school quality, recreation access, and community relationship depth. According to Washington REALTORS data, the $5.9 million annual commission pool rewards agents who combine Northshore School District expertise with Burke-Gilman Trail lifestyle marketing and consistent automated farming touchpoints.
The US Tech Automations platform provides the family-market automation that Kenmore farming demands — school-zone campaigns, recreation premium analysis, lifecycle segmentation, and multi-channel marketing that keep you connected to every household in your farming territory. According to platform analytics, US Tech Automations users in family-oriented suburban cities close 36% more farming transactions and achieve profitability 3 months faster than agents using generic CRM platforms.
Launch your Kenmore farming practice today by selecting your target neighborhoods, building Northshore School District expertise, and deploying the automated workflows that will establish you as the definitive real estate authority in north Lake Washington's best-value family community.
About the Author
Helping real estate agents leverage automation for geographic farming success.
