Clyde Hill, Bellevue
The Clyde Hill Market:
Fewer Homes. Higher Prices. Faster Sales.
In 2025, Clyde Hill saw 19% fewer transactions than 2024 — yet prices rose 13%, homes sold faster, and the average sale closed above asking price. This is what supply constraint looks like in practice: when the right home comes to market, qualified buyers compete for it.
In 2025, the average Clyde Hill home sold at 100.17% of list price in just 37 days. That's not a fortunate market — that's a market where correctly priced homes attract competition, and sellers who list with precision walk away with more than they asked for.
Hilltop Privacy,
Minutes from Everything
Clyde Hill is an incorporated city of approximately 3,400 residents positioned on an elevated ridge above Lake Washington's eastern shore — a geographic advantage that delivers sweeping water views, generous lot sizes, and a sense of private enclave that most Eastside neighborhoods cannot replicate at any price.
Unlike neighboring communities, Clyde Hill's zoning is strictly single-family residential — large lots, low density, and neighbors who chose this address intentionally. The result is a neighborhood that has held its character for generations while steadily appreciating in value.
Proximity is one of Clyde Hill's defining advantages: the SR-520 corridor places Seattle's technology core within minutes, downtown Bellevue's shops and restaurants are moments away, and the Bellevue School District — top-ranked statewide — serves the entire community.
Four Ways to Own Clyde Hill
The Clyde Hill market spans a meaningful price range — but every transaction shares one characteristic: the buyer acquires something that isn't being built anywhere else on the Eastside at any price.
Original mid-century homes on 15,000–36,000 sq ft lots. The entry point into Clyde Hill's zip code and school district. Buyers acquire the land, the address, and the right to build something lasting on one of Bellevue's most coveted parcels.
Renovated residences on large Clyde Hill lots with updated kitchens, systems, and finishes. Move-in ready for buyers who want the neighborhood without a construction project — the most competitive segment in the market.
Architect-designed homes on premier lots with high-end finishes, view corridors, and the scale that defines luxury on the Eastside. Many feature detached structures, multi-car garages, and outdoor living spaces designed for the Pacific Northwest.
Purpose-built compounds on Clyde Hill's most premier parcels. The 2025 high sale of $12M confirmed the ceiling has expanded significantly — making Clyde Hill's upper tier one of the most compelling long-term value propositions on the Eastside.
Proof of Presence
in This Market
At the luxury tier, local knowledge isn't a differentiator — it's a requirement. These Clyde Hill transactions reflect firsthand experience in the nuances of this market: the lot premiums, the school boundaries, the view corridors, and the buyer pool that makes the difference between a 30-day close and an extended listing.
3229 95th Place NE
Clyde Hill, WA 98004A Clyde Hill estate transaction on a premier 95th Place address — one of the neighborhood's most recognized streets, with generous lot dimensions, elevated character, and easy access to both the SR-520 corridor and Bellevue's core. This transaction reflects the precision required to bring the right buyer to the right Clyde Hill property.
2902 98th Avenue NE
Clyde Hill, WA 98004A Clyde Hill transaction on 98th Avenue NE — positioned in one of the neighborhood's most established residential corridors. Large-lot character, mature landscaping, and the privacy that defines this incorporated city's appeal to Eastside buyers relocating within the market or arriving from out of state with significant equity.
CLHMS · CRS · CSP
Realogics Sotheby's International Realty
Above-Ask Results
Require Above-Average Preparation.
The Clyde Hill market's 100.17% sale-to-list ratio doesn't happen by accident. It reflects sellers who listed with the right strategy, the right presentation, and the right agent reaching the right buyers at the right moment. At this price point, execution separates good outcomes from great ones.
25+ years on the Eastside — Bellevue is Freddy's hometown and primary market
250+ transactions closed — including direct Clyde Hill representation at multiple price points
CLHMS designation — Certified Luxury Home Marketing Specialist, fewer than 3% of agents nationally qualify
Realogics Sotheby's International Realty — global marketing reach into Bay Area tech equity, international buyers, and relocating executives across 81 countries
CRS designation — Certified Residential Specialist, top 3% of REALTORS® nationally by production
"Clyde Hill homes don't sell above ask because the market is easy — they sell above ask because the right preparation, the right pricing, and the right buyer access creates competition. That's a repeatable process, not a fortunate outcome."
Clyde Hill: The Elevated Eastside
A 25-second visual tour of Clyde Hill's hilltop estates, view corridors, and neighborhood character — because the elevation changes everything.
Clyde Hill Neighborhood Tour — Video Coming Soon