Shumway Condominiums Kirkland

Why Shumway Condominiums Stand Out in Downtown Kirkland

Shumway condominiums represent a rare convergence of location, lifestyle, and value in Downtown Kirkland's competitive luxury condo market. Built in 1997 across five intimate buildings at 219, 221, 223, 225 5th Ave S and 528, 530 Lake St S, these 74 residences deliver what Seattle Eastside professionals increasingly seek: walkable urban convenience without sacrificing waterfront access or community character.

What sets Shumway apart isn't just proximity to Lake Washington or Google's Kirkland campus—though the 5-minute walk to both is undeniably compelling. It's the combination of comprehensive HOA services ($978-$1,300/month covering utilities, earthquake insurance, and maintenance), no-restriction pet policy, and owner-occupied community atmosphere that creates tangible quality-of-life advantages over comparable Downtown Kirkland properties.

The Google Campus Lifestyle Advantage

Google's Kirkland campus has fundamentally transformed Downtown Kirkland's economic landscape, creating consistent demand for high-quality housing within walking distance. For Shumway residents working at Google, the proximity transcends simple commute elimination—it enables a fundamentally different work-life balance paradigm.

Consider the mathematics of a 5-minute walk versus a 30-minute drive: over one year, you reclaim approximately 250 hours previously spent commuting. That's equivalent to six full work weeks annually. For tech professionals whose compensation makes time the most valuable commodity, this proximity premium justifies Shumway's pricing relative to less conveniently located alternatives.

Beyond Google employees, the campus presence elevates neighborhood vitality. The influx of high-income professionals supports Downtown Kirkland's restaurant scene, retail diversity, and cultural amenities. Property values benefit from this economic stability—Google's long-term commitment to the Kirkland campus creates predictable appreciation drivers that purely residential neighborhoods lack.

Urban Village Walkability: The Car-Optional Reality

Shumway's location at 5th Ave S and Lake St S positions residents at the geographic heart of Downtown Kirkland's urban village. This isn't marketing hyperbole—it's measurable walking distance to essential services and recreational amenities that genuinely eliminate daily driving requirements.

Restaurant Density Within 10 Minutes: Volterra for upscale Italian, Anthony's Homeport Kirkland for waterfront seafood, Bottle & Blue for wine and small plates, Cactus for contemporary Mexican, Beach House Bar & Grill for casual lakeside dining, Ristorante Paradiso for classic Italian, George's for neighborhood bistro fare, Isarn Thai Soul Kitchen for authentic Thai cuisine, and Ivar's Seafood Bar for Pacific Northwest traditions. This diversity supports spontaneous dinner plans, weekend brunch rituals, or grabbing takeout without ever starting your car.

Waterfront Trail Connectivity: Lake Washington Boulevard's waterfront trail system connects directly to Shumway via a 3-minute walk, providing miles of paved pathways for running, cycling, or evening strolls. Access Juanita Beach Park northbound or Carillon Point southbound without driving. For residents with dogs, the pet-friendly trail system combined with Shumway's no-restriction pet policy creates ideal conditions for active lifestyles.

Marina and Boating Access: Kirkland Marina sits 8 minutes from Shumway on foot. Residents who own boats or utilize boat-sharing services can walk to the water rather than driving to distant marinas. Even non-boat owners benefit from marina proximity—waterfront dining, summer concerts, and community events cluster around the marina district.

Waterfront Proximity Value Proposition

One of Shumway's most compelling economic advantages lies in delivering waterfront lifestyle benefits without waterfront pricing premiums. True Lake Washington waterfront condos in Downtown Kirkland typically command $2M-$4M+, pricing many qualified buyers out of the market. Shumway units ranging from $1.3M-$2.2M provide an accessible entry point to waterfront-adjacent living.

David E. Brink Park, located directly across from multiple Shumway buildings, functions as a private waterfront amenity despite being public space. The park features beach access, picnic areas, and unobstructed lake views. For Shumway residents, it's functionally equivalent to a building amenity—you simply cross the street rather than taking an elevator to a rooftop deck.

Select Shumway units feature direct Lake Washington views, particularly upper-floor residences in west and northwest-facing orientations. These view corridors, when available, command premium pricing within the Shumway market but remain substantially below true waterfront condo pricing. Buyers gain lake vistas and sunset exposure while maintaining the walkability and urban convenience that waterfront properties often sacrifice.

Shumway Building Features & Specifications

Shumway condominiums comprise 74 residences distributed across five buildings, creating an intimate community scale that larger condo towers cannot replicate. The multi-building configuration at 219, 221, 223, 225 5th Ave S and 528, 530 Lake St S provides architectural variety and diverse view orientations while maintaining cohesive community character.

Construction Quality & Seismic Standards

The 1997 construction date carries specific significance for Pacific Northwest real estate. Shumway was built after the 1994 Northridge earthquake prompted comprehensive updates to West Coast seismic building codes. The enhanced standards implemented in 1997 include reinforced concrete foundations, structural steel bracing, flexible joint systems, and advanced anchoring techniques designed to withstand seismic activity.

One building (223 5th Ave S) was constructed in 2000, incorporating even more refined building science. At 25-28 years old, Shumway occupies an ideal age range: old enough to have proven structural integrity through multiple seismic events, yet young enough to avoid the deferred maintenance challenges affecting 1970s-1980s construction.

The HOA's inclusion of earthquake insurance provides rare financial protection. Many condo associations exclude earthquake coverage due to cost, leaving individual owners exposed to catastrophic repair assessments. Shumway's comprehensive insurance approach demonstrates fiscally responsible HOA management and provides genuine peace of mind in an active seismic zone.

Unit Configurations & Floor Plans

Based on recent market data, Shumway units fall into four primary configurations, each serving distinct buyer profiles:

Parking, Pets, & Rental Policies

Parking: Shumway provides common garage parking with designated stalls assigned to each unit. Unlike street parking or unassigned garage systems, designated stalls eliminate daily parking search frustration. The enclosed garage protects vehicles from weather exposure and provides secure, direct building access—a meaningful amenity during Seattle's rainy season.

Pet Policy: No restrictions on pets represents a significant competitive advantage over Downtown Kirkland condos imposing size limits, breed restrictions, or quantity caps. For families with larger dogs or multiple pets, Shumway's policy combined with proximity to David E. Brink Park and waterfront trails creates ideal conditions. The policy reflects community character—Shumway attracts pet owners who value outdoor access and active lifestyles.

Rental Restrictions: Currently, Shumway has reached or exceeded its rental threshold, meaning no units may be rented. This creates an entirely owner-occupied community, fostering stronger neighbor relationships and community investment. For buyers, the restriction ensures surrounding units are owner-occupied (generally associated with better maintenance and lower turnover). However, it eliminates future rental flexibility—a consideration for buyers who may need to relocate but wish to retain the property as an investment.

Understanding Shumway HOA Fees: $978-$1,300/Month Value Breakdown

Shumway's HOA fees range from $978 to $1,300 per month depending on unit size and building location. While this represents a meaningful monthly expense, the comprehensive service bundle provides budget predictability and hidden value often overlooked in condo versus single-family comparisons.

What's Included in Shumway HOA Fees

Living at Shumway: The Downtown Kirkland Experience

Shumway's location delivers what urban planners call "15-minute neighborhood" functionality—the ability to accomplish daily tasks within a 15-minute walk or bike ride. For Shumway residents, that radius encompasses work (Google Campus), recreation (waterfront trails), dining (25+ restaurants), grocery shopping, banking, fitness studios, and cultural amenities. This density of services creates genuine car-optional living rare in Seattle Eastside suburbs.

5-Minute Radius Walkability Map (Conceptual)

Understanding what's truly walkable from Shumway requires actual distance measurement, not optimistic estimates. Here's what exists within documented walking times:

Seasonal Living at Shumway

Downtown Kirkland's event calendar transforms throughout the year, and Shumway's central location provides front-row access without parking logistics:

Summer (June-September): Wednesday night concerts at Marina Park (8-minute walk), weekly farmers market (7-minute walk), outdoor dining on waterfront restaurant patios, and spontaneous sunset watching at David E. Brink Park. The extended daylight hours make evening walks standard routine rather than occasional events.

Fall (October-November): Gallery walk season features coordinated art exhibitions across downtown galleries. Restaurant week promotions make trying new dining options accessible. Lake Washington's fall colors provide spectacular backdrop for waterfront trail runs.

Winter (December-February): Holiday lighting transforms downtown into winter wonderland walkable from your front door. Proximity to restaurants means never driving in snow or rain for dinner plans. When occasional snowstorms hit, Shumway's comprehensive snow removal keeps access clear while surrounding neighborhoods struggle.

Spring (March-May): Farmers market returns, waterfront trails fill with cyclists and runners, restaurant patios reopen, and the community energy shifts outdoors. Shumway residents participate in this seasonal transformation without driving—simply walk outside and engage.

The Car-Optional Lifestyle Reality Check

Many Seattle Eastside properties claim "walkable" status while requiring cars for actual daily living. Shumway delivers genuine car-optional functionality, but understanding the nuances matters for informed decision-making:

What Truly Works Without a Car: Daily commute to Google Campus, grocery shopping at Central Market, dining at 25+ restaurants, waterfront recreation, coffee shops, banking, fitness classes, library visits, and casual retail shopping all function entirely on foot. Many Shumway residents own cars but use them weekly rather than daily—a fundamental lifestyle shift from suburban car dependency.

Where Cars Remain Useful: Costco runs, Seattle excursions, airport transportation (though ride-sharing works), exploring Eastside parks beyond walking distance, and visiting friends in suburban neighborhoods. The Shumway garage parking ensures car ownership remains practical when needed—you're choosing to walk, not forced to by lack of parking.

The Delivery Economy Factor: Grocery delivery has evolved dramatically. For Shumway residents, the combination of Central Market walkability and grocery delivery services creates flexible shopping options. Buy fresh items on evening walks, schedule bulk deliveries for convenience—car ownership becomes optional rather than essential.

Shumway Condominiums Investment Outlook

Real estate investment analysis requires examining actual transaction data rather than relying on broad market generalizations. Recent Shumway market activity from 2022-2025 reveals specific patterns that inform investment expectations and pricing strategies.

Market Performance Data (2022-2025)

Price Appreciation Trajectory

Tracking Shumway's per-square-foot pricing reveals measurable appreciation despite broader market volatility:

2022: Market activity showed average $931/sq ft across transactions, with median price of $1,800,000. Market conditions showed balanced buyer-seller dynamics, with units averaging 60 days on market and achieving 95.22% of list price.

2023: Average $851/sq ft represents temporary market softening consistent with 2023's interest rate increases. Market activity showed varied performance—some units experienced significant price adjustments while others maintained strong pricing, indicating that accurate initial pricing mattered significantly during this period.

2024: Average $955/sq ft demonstrates market stabilization. Recent transactions achieved 98.02% of list price with 53-day market time, showing renewed buyer confidence and pricing discipline.

2025 YTD (Through December 8): Average $975/sq ft with remarkable performance metrics: 34-day average market time and 100% of list price achievement. This indicates strong seller's market conditions and renewed demand for well-located Downtown Kirkland condos.

Net Appreciation: From 2022's $931/sq ft to 2025's $975/sq ft represents 4.7% appreciation over three years. While modest compared to pandemic-era gains, this steady growth occurred during a challenging interest rate environment that saw many markets decline. Shumway's stability reflects its fundamental location advantages and buyer demographic strength.

Market Velocity Improvements

Days on market serves as a leading indicator of market health. Shumway's progression tells a compelling story:

2022's 60-day average reflected balanced market conditions where buyers had negotiating leverage and sellers accepted reasonable offers below list price. The 2023 market showed variable timing (ranging from 22 to 50 days) demonstrating uncertainty as buyers adjusted to higher interest rates.

The dramatic improvement to 34 days in 2025 YTD, combined with 100% list price achievement, indicates strong buyer competition has returned. When well-priced Shumway units hit the market, qualified buyers respond quickly—reducing seller risk and improving transaction certainty.

Google Campus Economic Anchor Effect

Google's long-term commitment to its Kirkland campus provides economic stability rare in real estate markets. The company's continued expansion creates predictable housing demand from high-income employees seeking proximity to work. This isn't speculative—it's observable in Shumway's transaction patterns.

Tech sector salaries support Shumway's $1.3M-$2.2M pricing. A senior software engineer or product manager at Google earning $300K-$500K total compensation can comfortably afford Shumway units, creating a consistent buyer pool insulated from broader economic volatility. When tech hiring softens, inventory increases temporarily—but the long-term employment trajectory supports sustained demand.

The Google effect extends beyond direct employee purchases. The campus presence elevates neighborhood character, supports restaurant and retail vitality, and attracts other high-income professionals who value proximity to tech ecosystem networking. This creates compounding appreciation drivers that purely residential neighborhoods lack.

Rental Restriction Investment Implications

Shumway's current no-rental policy creates a specific investment profile requiring careful consideration. For buyers seeking rental income flexibility, the restriction eliminates this option entirely. However, the restriction also creates scarcity value and community quality benefits.

Owner-occupied buildings generally maintain higher standards—owners invest in maintenance and community relationships differently than renters. This can support long-term appreciation by preserving building condition and neighborhood character. Lower turnover reduces wear on common areas and creates community stability that buyers value.

The restriction isn't permanent—if the owner-occupancy ratio shifts, rental privileges could return. But buyers should assume rental restrictions will persist and evaluate Shumway as a primary residence investment rather than rental income property.

Comparative Value Analysis: Shumway vs. Alternatives

Understanding Shumway's investment case requires comparing against alternatives in similar price ranges:

True Waterfront Condos: Lake Washington waterfront units in buildings like The Yarrow Bay or Carillon Point command $2M-$4M+. Shumway delivers waterfront proximity and partial lake views at 35-50% lower pricing—a meaningful accessibility advantage for buyers priced out of direct waterfront options.

Newer Construction: Recent condo developments in Downtown Kirkland offer modern finishes and amenities but lack Shumway's location centrality and comprehensive HOA service bundle. Newer buildings often have lower HOA fees initially but face special assessments as reserve funds build. Shumway's 27-year history demonstrates sustainable HOA management and established reserves.

Suburban Single-Family Homes: $1.5M-$2M buys substantial houses in Redmond, Sammamish, or Newcastle. But these properties require car dependency, yard maintenance, and higher utility costs. For buyers prioritizing walkability and maintenance-free living over square footage, Shumway represents better lifestyle alignment despite lower total square footage.

Explore More Kirkland Real Estate Resources

Shumway condominiums represent one exceptional option within Downtown Kirkland's diverse real estate landscape. For buyers evaluating multiple properties or seeking broader market context, these resources provide additional perspective:

Comprehensive Kirkland Homes for Sale Guide: Explore all nine Kirkland neighborhoods, compare median prices, understand school districts, and evaluate different community characteristics. This 6,500+ word resource provides the broader context for understanding where Shumway fits within Kirkland's overall market.

Schedule a Consultation: Discuss your specific Shumway questions, evaluate current inventory, or explore alternative Downtown Kirkland properties that might better suit your needs. I provide honest guidance whether Shumway aligns with your priorities or if other options deserve consideration.

Blog Resources (coming soon): "10 Questions to Ask Before Buying a Kirkland Condo" and "Google Campus Kirkland: How Tech is Transforming Real Estate" will provide additional insights into condo purchasing strategies and neighborhood evolution.