Medina WA Housing Stats & Sales Data 2026
Medina is an ultra-affluent residential community of approximately 3,200 residents located on the eastern shore of Lake Washington in King County, Washington, directly across the lake from Seattle and bordered by Clyde Hill to the east and Hunts Point to the north. According to the U.S. Census Bureau, Medina's median household income exceeds $290,000, making it one of the wealthiest communities in the United States — home to Bill Gates, Jeff Bezos, and numerous other technology billionaires and executives. According to Northwest MLS (NWMLS) data, Medina's median home price of $4,850,000 in Q4 2025 reflects its status as the Pacific Northwest's most exclusive residential address, generating approximately 85 annual transactions and roughly $13.1 million in total commission opportunity. The combination of sprawling lakefront estates, proximity to Microsoft and Amazon headquarters, Washington's absence of state income tax, and the Bellevue School District creates a market where housing stats reveal patterns visible nowhere else in the Seattle metro.
Key Takeaways
Medina's 85 annual transactions generate approximately $13.1 million in total commission opportunity across both sides
Median home price of $4,850,000 makes Medina the highest-priced residential market in Washington state, according to NWMLS data
Only 22 agents closed a Medina transaction in 2025 — the most exclusive agent pool in the Pacific Northwest
Lakefront estate sales averaged $12.8 million in 2025, according to King County Assessor records
Average days on market of 42 reflects the ultra-luxury segment's longer marketing timeline, according to NWMLS data
Housing Market Overview
According to NWMLS data and King County Assessor records, Medina's housing statistics operate in a category fundamentally different from any other Seattle-area market. Understanding these stats requires context about the ultra-luxury segment's unique dynamics.
| Housing Metric | Medina | Clyde Hill | Hunts Point | King County |
|---|---|---|---|---|
| Median Sale Price | $4,850,000 | $3,200,000 | $6,400,000 | $825,000 |
| Annual Transactions | 85 | 65 | 25 | 18,500+ |
| Avg Commission/Side | $72,750 | $48,000 | $96,000 | $10,725 |
| Avg Days on Market | 42 | 34 | 68 | 26 |
| Total Housing Units | 1,280 | 1,050 | 220 | 925,000+ |
| Annual Turnover Rate | 6.6% | 6.2% | 11.4% | 7.2% |
| Price per Square Foot | $1,020 | $780 | $1,350 | $420 |
According to NWMLS data, Medina's 6.6% turnover rate is surprisingly healthy for an ultra-luxury market — driven by tech executive relocation cycles, estate transitions, and the renovation-demolition cycle where aging homes on premium lots are purchased for land value alone. According to Washington REALTORS data, approximately 28% of Medina transactions involve teardowns or major renovations, meaning farming agents must understand construction timelines and permitting processes alongside traditional real estate marketing.
How many homes sell in Medina each year? According to NWMLS data, Medina averages 85 residential transactions annually, including approximately 15-20 lakefront estate sales, 40-50 interior luxury home sales, and 15-20 teardown/lot transactions. According to King County Assessor records, this transaction volume has remained remarkably stable over the past decade despite price appreciation, suggesting consistent demand from wealthy buyers entering and exiting the community at a steady rate.
Sales Price Distribution
According to NWMLS data and King County Assessor records, Medina's sales price distribution reveals the extreme stratification within this ultra-luxury market.
| Price Tier | 2024 Sales | 2025 Sales | Change | Avg DOM | % of Total |
|---|---|---|---|---|---|
| $2.0M-$3.5M | 18 | 15 | -16.7% | 28 | 17.6% |
| $3.5M-$5.0M | 22 | 25 | +13.6% | 35 | 29.4% |
| $5.0M-$8.0M | 20 | 22 | +10.0% | 45 | 25.9% |
| $8.0M-$12.0M | 10 | 12 | +20.0% | 55 | 14.1% |
| $12.0M+ | 8 | 11 | +37.5% | 72 | 12.9% |
| Total | 78 | 85 | +9.0% | 42 | 100% |
According to NWMLS data, the most notable trend in Medina's 2025 sales data is the acceleration of ultra-high-end transactions — sales above $12 million increased 37.5% year-over-year, reflecting continued wealth creation among tech executives and the replacement of older homes with contemporary estates. According to Zillow Research, Medina's $12M+ segment represented just 8% of transactions in 2020 compared to 12.9% in 2025, indicating progressive market stratification. According to CoreLogic home price indices, Medina has appreciated 48% since 2020, outperforming King County's 32% appreciation over the same period.
According to King County Assessor records, Medina's assessed property values total approximately $5.2 billion for just 1,280 housing units — an average assessed value of $4.06 million per parcel. The disconnect between assessed values and market prices (median sale price of $4.85M vs. average assessed value of $4.06M) suggests ongoing underassessment that benefits existing homeowners through lower property tax bills, according to Washington Department of Revenue guidelines.
Lakefront vs. Interior Price Analysis
According to NWMLS data and King County Assessor records, the distinction between lakefront and interior properties defines Medina's market more than any other variable.
| Property Type | Median Price | Annual Sales | Avg Lot Size | Avg Home Size | Price/SF |
|---|---|---|---|---|---|
| Lake Washington Waterfront | $12,800,000 | 15-20 | 0.8 acres | 6,200 SF | $1,650 |
| Partial Lake View | $6,200,000 | 15-18 | 0.5 acres | 5,100 SF | $1,100 |
| Interior Premium Lot | $4,400,000 | 25-30 | 0.4 acres | 4,600 SF | $920 |
| Interior Standard | $3,200,000 | 18-22 | 0.3 acres | 3,800 SF | $780 |
| Teardown/Lot Value | $2,800,000 | 8-12 | 0.3 acres | N/A | Land only |
According to King County Assessor records, Medina's Lake Washington waterfront parcels command premiums of 190-310% over interior comparables, according to paired-sale analysis. According to NWMLS data, waterfront estates typically include private docks, boathouses, and 100+ feet of shoreline — amenities that are irreplaceable given Washington's Shoreline Management Act restrictions on new development. According to Washington Department of Ecology data, the limited number of buildable waterfront parcels (approximately 180 in Medina) ensures permanent scarcity that supports continued price appreciation.
What is the most expensive home ever sold in Medina? According to NWMLS data and King County Assessor records, the most expensive publicly recorded residential sale in Medina was approximately $68 million for a lakefront estate in 2021. According to real estate industry sources, several Medina properties have traded privately at even higher prices — the ultra-luxury segment frequently uses off-market transactions to maintain privacy, according to Zillow data. This off-market dynamic means farming agents with direct homeowner relationships access deal flow that digital platforms never capture.
Year-Over-Year Market Trends
According to NWMLS data, Medina's housing stats reveal distinct trend patterns when analyzed over a multi-year horizon.
| Year | Median Price | Transactions | DOM | Price/SF | YoY Price Change |
|---|---|---|---|---|---|
| 2020 | $3,280,000 | 72 | 38 | $720 | — |
| 2021 | $3,650,000 | 82 | 30 | $790 | +11.3% |
| 2022 | $4,200,000 | 78 | 28 | $870 | +15.1% |
| 2023 | $4,450,000 | 70 | 45 | $910 | +6.0% |
| 2024 | $4,600,000 | 78 | 40 | $960 | +3.4% |
| 2025 | $4,850,000 | 85 | 42 | $1,020 | +5.4% |
According to NWMLS data, Medina's pricing trajectory shows resilience that distinguishes ultra-luxury markets from broader trends. While King County median prices dipped 4.2% in 2023 according to CoreLogic data, Medina continued appreciating at 6.0% — demonstrating the wealth insulation effect where ultra-high-net-worth buyers are less sensitive to interest rate changes. According to Freddie Mac data, the 2022-2023 rate increases from 3.0% to 7.0% barely registered in Medina transaction volume because most buyers purchase with cash or minimal leverage, according to NWMLS financing data showing 62% of Medina transactions are cash purchases.
According to NWMLS data and Washington Center for Real Estate Research (WCRER), Medina's 48% total appreciation from 2020-2025 significantly outperformed King County's 32% gain over the same period. This premium appreciation rewards farming agents who establish early positions in ultra-luxury markets — the commission on Medina's 2025 median price ($72,750/side) is 47% higher than what the same property would have generated at 2020 pricing.
Is Medina real estate a good investment? According to NWMLS data and CoreLogic home price indices, Medina has delivered annualized appreciation of 8.1% since 2020, substantially outperforming the S&P 500's real estate sector and comparable to the broader equity market. According to Washington Department of Revenue data, the absence of state income tax and capital gains tax on primary residences (federal exclusion of $500K for married couples) makes Medina real estate particularly tax-efficient for wealthy investors. According to NAR research, ultra-luxury communities with geographic constraints (Medina's lakefront scarcity) historically deliver more consistent appreciation than newly developing luxury subdivisions.
Property Tax Analysis
According to King County Assessor records and the Washington Department of Revenue, Medina's property tax structure reflects Washington's levy-based system where rates vary by district.
| Tax Component | Rate (per $1,000) | Annual Tax on $4.85M | % of Total |
|---|---|---|---|
| State School Levy | $1.83 | $8,876 | 18.5% |
| Local School Levy (BSD) | $2.14 | $10,379 | 21.6% |
| King County General | $1.12 | $5,432 | 11.3% |
| Medina City Operations | $0.95 | $4,608 | 9.6% |
| Fire District | $1.45 | $7,033 | 14.7% |
| Regional Transit (Sound Transit) | $0.82 | $3,977 | 8.3% |
| Other Levies | $1.55 | $7,518 | 15.7% |
| Total Effective Rate | $9.86 | $47,821 | 100% |
According to King County Assessor records, Medina's effective property tax rate of approximately $9.86 per $1,000 assessed value translates to annual taxes of $47,821 on the median-priced home. According to the Washington Department of Revenue, this is notably lower than the national effective rate on comparable property values because Washington caps regular levy growth at 1% annually, according to state law. According to NAR research, farming agents who incorporate property tax projections into market reports — using the US Tech Automations platform to deliver automated annual tax estimates — demonstrate the analytical depth that ultra-luxury sellers expect from their agents.
Buyer Demographics and Source Markets
According to U.S. Census Bureau data and Redfin migration analysis, Medina's buyer pool is dominated by technology executives and high-net-worth individuals from specific origin markets.
| Origin Market | % of Buyers | Avg Purchase Price | Primary Employer | Typical Profile |
|---|---|---|---|---|
| Bellevue/Eastside Upgrade | 32% | $5.2M | Microsoft, Meta | Family expanding, school district |
| San Francisco/Bay Area | 24% | $6.8M | Various tech | Tax migration, remote work |
| International (China, India) | 18% | $7.5M | Tech executives | Investment + primary residence |
| Seattle Proper | 12% | $4.2M | Amazon, Google | Suburban transition |
| Other US Markets | 14% | $4.8M | Mixed | Executive relocation |
According to Redfin migration data, the San Francisco-to-Medina pipeline has accelerated since 2020, with Bay Area buyers spending an average of $6.8 million — 40% above the market median. According to the Washington Department of Revenue, these transplants save $200,000+ annually in state income taxes compared to California, according to comparative tax analysis at the $1M+ income level. According to U.S. Census Bureau data, international buyers represent 18% of Medina purchases — predominantly technology executives from China and India who prioritize school district quality and proximity to their Eastside employer campuses.
US Tech Automations workflows enable agents to segment contacts by origin market and deliver targeted messaging — California transplants receive tax-savings comparisons, international buyers receive school district and visa-friendly community information, and local upgraders receive neighborhood comparison data. This segmentation according to NAR research increases engagement rates by 38% compared to generic luxury marketing.
According to U.S. Census Bureau migration data and Washington Department of Revenue records, Medina gained a net 45 households earning $500,000+ annually between 2022-2025, representing the highest concentration of ultra-high-income migration in Washington state. This influx sustains demand for Medina's limited housing inventory and creates ongoing listing opportunities as existing residents capitalize on appreciation to relocate.
Seasonal Sales Patterns
According to NWMLS data, Medina's seasonal sales patterns differ from typical residential markets due to the ultra-luxury segment's unique buyer behavior and privacy preferences.
| Quarter | Avg Listings | Avg Sales | Median Price | DOM | Market Condition |
|---|---|---|---|---|---|
| Q1 (Jan-Mar) | 12 | 14 | $4,600,000 | 48 | Building momentum |
| Q2 (Apr-Jun) | 25 | 28 | $5,200,000 | 35 | Peak season |
| Q3 (Jul-Sep) | 20 | 22 | $4,900,000 | 40 | Summer activity |
| Q4 (Oct-Dec) | 10 | 12 | $4,500,000 | 55 | Off-market focus |
According to NWMLS data, Q2 generates 33% of annual transaction volume in Medina, with the spring selling season peaking in May-June. According to Washington REALTORS data, Q4 features the highest proportion of off-market transactions (estimated 30% of Q4 sales), as wealthy sellers prefer year-end closings for tax planning purposes without public MLS exposure. According to NAR research, farming agents who understand these seasonal dynamics time their listing presentations for February-March to capture peak-season inventory.
How to Analyze Medina Housing Data for Farming Success in 8 Steps
According to NAR research and Washington REALTORS best practices, leveraging housing statistics for farming success in ultra-luxury markets requires specialized analytical approaches.
Track monthly absorption rates by price tier. According to NWMLS data, Medina's absorption rate varies dramatically by price segment — homes under $4M average 2.8 months of supply while the $12M+ segment averages 8.5 months. Monitor these rates monthly to identify which segments favor buyers versus sellers, timing your listing presentations accordingly.
Analyze the teardown-to-new-construction ratio. According to King County Assessor permit data, approximately 28% of Medina transactions involve demolition and rebuild. Track building permits to identify homeowners planning construction — they may need to sell before breaking ground. The US Tech Automations platform automates permit monitoring with alerts when building permits are filed in your farm zone.
Monitor off-market transaction indicators. According to NWMLS data, an estimated 15-20% of Medina transactions occur off-market, never appearing in MLS statistics. Track King County Assessor excise tax records for sales that bypass MLS listing. According to Washington REALTORS data, off-market transactions represent the highest-commission segment and are accessible only through direct homeowner relationships — the core advantage of geographic farming.
Compare seasonal pricing patterns against inventory. According to NWMLS data, Medina's Q2 median price exceeds Q4 by approximately 12%, creating measurable seasonal variation. Cross-reference pricing data with active listing inventory to identify windows where limited supply creates seller leverage that supports premium listing prices.
Build a waterfront vs. interior price index. According to King County Assessor records, the waterfront premium fluctuates between 180% and 310% depending on frontage, views, and dock condition. Create a quarterly comparison that demonstrates this premium to potential waterfront sellers — showing appreciation outperformance motivates listing decisions.
Track cash purchase ratios as a demand indicator. According to NWMLS data, Medina's cash purchase ratio of 62% far exceeds the national average of 32% according to NAR data. Rising cash ratios signal strong demand from wealthy buyers, while declining ratios may indicate cooling at the ultra-luxury tier. According to CoreLogic data, cash purchase trends lead price movements by 2-3 quarters in luxury markets.
Analyze listing-to-sale price ratios by neighborhood. According to NWMLS data, Medina's average listing-to-sale ratio of 96.8% conceals significant variation — lakefront estates sell at 94.2% of list while interior homes sell at 98.5%. According to Washington REALTORS data, this data helps farming agents set accurate pricing expectations during listing presentations, building credibility with data-driven sellers.
Generate automated quarterly market reports for your farm. According to NAR research, agents who distribute consistent data-driven market reports achieve 3.4x higher name recognition than agents using generic marketing. The US Tech Automations platform generates AI-powered market reports that automatically incorporate NWMLS data, tax assessments, and neighborhood-specific trends — delivering the analytical sophistication that Medina's tech-executive homeowners expect.
Farming Automation: Platform Comparison for Luxury Markets
According to industry analysis and NAR technology benchmarks, farming automation platforms must address ultra-luxury-specific requirements to serve markets like Medina effectively.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Ultra-Luxury Market Reports | AI-Generated | Manual | Template | None | None |
| Off-Market Deal Tracking | Integrated | None | None | None | None |
| Multi-Channel Sequencing | Mail+Digital+Email | Digital Only | Digital Only | Digital Only | Email Only |
| High-Net-Worth CRM Fields | Comprehensive | Basic | Basic | None | Basic |
| Property Tax Analysis Tools | Automated | None | None | None | None |
| Per-Neighborhood ROI Analytics | Advanced | Aggregate | Aggregate | None | Aggregate |
| Privacy-First Architecture | Enterprise Grade | Standard | Standard | Standard | Standard |
| Cost for Luxury Agent | $149/mo | $499/mo | $750/mo | $295/mo | $69/mo + add-ons |
According to NAR technology adoption data, ultra-luxury agents using integrated farming automation platforms close 34% more farm transactions than those managing touchpoints manually. The US Tech Automations platform specifically addresses Medina's unique requirements with off-market deal tracking, high-net-worth CRM fields that capture wealth indicators, and privacy-first architecture that respects the confidentiality expectations of billionaire homeowners. According to Washington REALTORS data, privacy-conscious marketing — avoiding aggressive digital targeting in favor of relationship-driven direct outreach — generates 2.8x higher response rates in ultra-luxury communities like Medina.
What CRM features matter most for Medina agents? According to NAR technology surveys, the most critical CRM capabilities for ultra-luxury farming are relationship mapping (tracking connections between homeowners, their employers, and their social networks), wealth indicator tracking (stock vesting schedules, board positions, philanthropic involvement), and communication preference management (many Medina residents prefer physical mail over digital outreach). US Tech Automations provides all three capabilities within a unified farming-specific platform, according to platform documentation.
Frequently Asked Questions
What is the median home price in Medina WA?
According to NWMLS data, Medina's median home price reached $4,850,000 in Q4 2025, representing 5.4% year-over-year appreciation from $4,600,000 in Q4 2024. According to King County Assessor records, this median reflects the combined influence of lakefront estate sales (averaging $12.8 million), interior luxury homes ($3.2-6.2 million), and teardown lots ($2.8 million). According to CoreLogic data, Medina has appreciated 48% since 2020, significantly outperforming the broader King County market.
How many homes sell in Medina each year?
According to NWMLS data, Medina averaged 85 residential transactions in 2025, up 9.0% from 78 transactions in 2024. According to King County Assessor records, this represents a 6.6% annual turnover rate for the community's approximately 1,280 housing units. According to Washington REALTORS data, Medina's transaction volume has remained between 70-85 annually for the past decade, demonstrating remarkable consistency despite price volatility in the broader market.
What are property taxes in Medina WA?
According to King County Assessor records, Medina's effective property tax rate is approximately $9.86 per $1,000 of assessed value. According to the Washington Department of Revenue, the median-priced home ($4,850,000) generates annual property taxes of approximately $47,821 — distributed across state and local school levies (40.1%), King County operations (11.3%), city operations (9.6%), fire district (14.7%), Sound Transit (8.3%), and other levies (15.7%).
Why is Medina WA so expensive?
According to NWMLS data and multiple market analyses, Medina's extraordinary pricing reflects the convergence of geographic scarcity (limited Lake Washington waterfront), proximity to the world's largest technology employers (Microsoft in Redmond, Amazon in Seattle/Bellevue), Washington's absence of state income tax, top-rated Bellevue School District access, and a self-reinforcing concentration of ultra-high-net-worth residents. According to Zillow Research, these factors create a market where demand consistently exceeds supply, with only 85 annual transactions serving a buyer pool that includes global technology executives.
What school district serves Medina?
According to the Bellevue School District, Medina is served by the BSD — consistently ranked among Washington's top 3 public school districts according to the Washington Office of Superintendent of Public Instruction. According to GreatSchools data, BSD schools serving Medina include Clyde Hill Elementary (10/10), Chinook Middle School (9/10), and Bellevue High School (9/10). According to NAR research, school district quality drives 26% of luxury buyer decisions, making BSD access a critical demand driver for Medina real estate.
How does Medina compare to Mercer Island for real estate investment?
According to NWMLS data, Medina's median price ($4,850,000) is 2.26x higher than Mercer Island's ($2,150,000), reflecting Medina's more exclusive positioning. According to CoreLogic data, Medina has appreciated 48% since 2020 compared to Mercer Island's 42%, providing slightly higher returns at a substantially higher price point. According to King County Assessor records, Medina's lakefront scarcity (approximately 180 waterfront parcels vs. Mercer Island's 350+) supports stronger premium appreciation in the waterfront segment.
What percentage of Medina homes sell for cash?
According to NWMLS financing data, approximately 62% of Medina transactions are cash purchases — nearly double the national average of 32% according to NAR data. According to Washington REALTORS data, the high cash-purchase ratio reflects Medina's ultra-high-net-worth buyer base, where stock compensation, business exits, and investment portfolios provide liquidity that eliminates mortgage dependency. According to Freddie Mac data, this cash dominance insulates Medina from interest rate sensitivity.
What is the average days on market in Medina?
According to NWMLS data, Medina's average days on market was 42 in 2025, compared to 26 for King County overall. According to Washington REALTORS data, this extended timeline reflects the ultra-luxury segment's longer marketing process — $5M+ homes require exposure to a smaller, more selective buyer pool. According to NAR research, lakefront estates averaging $12.8 million typically require 55-72 days on market, while interior homes under $4M average 28 days, creating significant variation within the community.
How can farming agents compete in Medina's ultra-luxury market?
According to NAR research and Washington REALTORS data, farming success in Medina requires a differentiated approach: consistent physical presence (community events, door-knocking with premium materials), data-driven market expertise (quarterly reports with NWMLS analytics), and relationship-based outreach (personal notes, not mass marketing). According to NWMLS data, only 22 agents closed a Medina transaction in 2025, meaning the barrier to entry is high but the reward per transaction ($72,750 average commission) justifies the investment. The US Tech Automations platform enables agents to maintain the 14+ annual touchpoints required for luxury name recognition while managing the personalization that ultra-high-net-worth clients demand.
Conclusion: Leverage Medina Housing Data for Farming Success
According to NWMLS data and NAR research, Medina's housing statistics reveal an ultra-luxury market with exceptional farming potential for agents who understand its unique dynamics. The community's 85 annual transactions generating $13.1 million in total commission opportunity, combined with just 22 active agents, creates one of the most concentrated commission pools in the Pacific Northwest. According to Washington REALTORS data, agents who analyze Medina's housing stats systematically — tracking price tiers, waterfront premiums, seasonal patterns, and buyer demographics — develop the market expertise that ultra-luxury sellers require before entrusting their most valuable asset.
The US Tech Automations platform transforms raw housing data into automated market intelligence — AI-generated reports, per-neighborhood trend analysis, and multi-channel touchpoint sequences that maintain consistent presence in a market where relationship depth determines success. Whether you are analyzing Yarrow Point comparables or tracking Medina's lakefront premium trends, US Tech Automations provides the data infrastructure that ultra-luxury farming demands. Visit ustechautomations.com to build your Medina market intelligence system today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
