Education Hill Redmond
Where Established Streets Meet Top-Ranked Schools
A family-first Redmond neighborhood of tree-lined 1960s–1990s streets, anchored by Lake Washington School District schools, with the English Hill / Hawthorne Park pocket offering some of the area's newest homes.
Education Hill Real Estate Market Snapshot
Two full years of closed NWMLS single-family sales — verified line by line, not estimated — show exactly what Education Hill homes sell for, how fast, and how the market is shifting.
Price range: $925,000 – $2,850,000 · Avg home size: 2,479 sq ft · Source: NWMLS, Education Hill single-family, full year 2025.
Price range: $956,000 – $6,050,000 · Avg home size: 2,384 sq ft · Source: NWMLS, Education Hill single-family, full year 2024. Note: the $6,050,000 high was a 19-acre legacy parcel (built 1902) — a land-value/redevelopment sale, not a typical home transaction. Excluding it, 2024's highest single-family sale was $2,736,000.
Median & Average Sold Price — 2024 vs 2025
Both figures moved modestly higher year over year — a stable, appreciating market rather than a volatile one.
Avg Days on Market
Homes are taking about twice as long to sell — a healthier pace, not a slowdown.
Sale-to-List Price Ratio
Still selling above list price on average — just with less bidding-war intensity than 2024.
The Brixton by the Burnsteads
- 5 bed / 3.5 bath / 3,360 sq ft / 4,410 sq ft lot / 2-car garage
- Built 2018 — genuinely new construction, with $100K+ in owner upgrades
- Community: Hawthorne Park, English Hill
- Schools: Einstein Elementary · Redmond Middle · Redmond High (Lake Washington SD)
- Main-floor office/guest suite beside a full bath; upstairs bonus room with private ensuite — built for multigenerational living
At roughly $640/sq ft, the Brixton is priced below Education Hill's $695/sq ft 2025 average — genuine 2018 construction at a value the neighborhood's older inventory rarely offers.
What Makes Education Hill Different
Education Hill sits on Redmond's northeast side, bordered roughly by NE 116th Street to the north, Redmond-Woodinville Road to the west, and Avondale Road to the east. It earned its name honestly: this is a neighborhood built around schools, with three Lake Washington School District campuses drawing families who want strong academics without the drive to Bellevue or Kirkland. Streets here were platted mostly in the 1960s through the 1980s, giving Education Hill a settled, mature character — big trees, wide lots (many between 7,000 and 12,000 square feet), and a mix of split-levels, daylight ramblers, and two-story traditionals rather than the cookie-cutter townhome rows going up elsewhere in Redmond.
What buyers notice first is space: lot sizes here routinely run larger than newer Redmond developments, and many homes back onto greenbelt or wooded buffers rather than neighboring rooflines. What they notice second is stability — this is a neighborhood people move into and stay in, which keeps inventory naturally tighter than Redmond's newer-build communities. For families prioritizing school assignment and yard space over brand-new finishes, Education Hill remains one of the Eastside's most dependable values.
English Hill & Hawthorne Park
Within Education Hill, longtime residents and MLS listings both use "English Hill" to describe the pocket around 174th Avenue NE — often interchangeably with Education Hill itself. This is the neighborhood's newest corner, anchored by the Hawthorne Park HOA community, where a cluster of homes built primarily in the 2010s stands out against the surrounding 1970s and 1980s housing stock.
The Brixton, currently listed at 11550 174th Ave NE, sits squarely in this pocket — a 2018-built Burnstead home inside the Hawthorne Park community. Hawthorne Park itself includes a dedicated neighborhood park and playground, giving English Hill families a walkable gathering spot that older sections of Education Hill don't have built in. For buyers who want Education Hill's school assignment and established character but a newer home and HOA-maintained common areas, English Hill / Hawthorne Park is the pocket to search first.
Schools Serving Education Hill
Education Hill's identity is inseparable from its schools. Most addresses feed into the following Lake Washington School District campuses, though boundaries can shift block by block — always confirm assignment for a specific address before writing an offer.
| Level | School | District | Notes |
|---|---|---|---|
| Elementary | Einstein Elementary | Lake Washington SD | Serves much of Education Hill including English Hill / Hawthorne Park |
| Middle | Redmond Middle School | Lake Washington SD | Primary middle school feeder for the neighborhood |
| High | Redmond High School | Lake Washington SD | Comprehensive high school serving central and northeast Redmond |
Lake Washington School District consistently ranks among Washington's top-performing districts, a major driver of Education Hill's staying power as a family destination. Buyers relocating for Microsoft, tech, or other Eastside employers frequently name school assignment as their top non-negotiable — and Education Hill's combination of Einstein, Redmond Middle, and Redmond High delivers exactly the reassurance that search is built around. Freddy verifies exact attendance boundaries for every Education Hill buyer he represents, since district maps do shift and MLS data alone isn't always current.
Why New Construction Is Rare Here
Education Hill's housing stock skews older than most of Redmond. Of the 116 single-family homes that sold here in 2025, the majority were built between the 1970s and 1980s — split-levels, daylight ramblers, and traditional two-stories from Redmond's first major growth wave. Homes from the 1990s and 2000s fill in much of the rest. Genuinely new construction — 2018 or later — accounted for only 5 of those 116 sales. In 2024, it was just 1 of 109.
That scarcity is exactly what makes English Hill's Hawthorne Park pocket, and listings like the Brixton, stand out: builder names like Burnstead show up on a small handful of Education Hill transactions each year, and a genuinely 2018-built home with modern systems, an open floor plan, and a main-floor guest suite is simply not something buyers can find on most Education Hill streets — no matter the budget.
2025 Sold Homes by Decade Built
The gold bar — 2010-or-newer homes — is the smallest slice of the market, and only 5 of those 15 were built 2018 or later.
Hawthorne Park & the Neighborhood Outdoors
Hawthorne Park anchors the English Hill pocket with a neighborhood playground and green space within walking distance of the Brixton and its immediate neighbors. Beyond Hawthorne Park itself, Education Hill families are minutes from Redmond's broader park system, including Farrel-McWhirter Park's trails and farm animals and the Redmond Central Connector for walking and biking into downtown — giving the neighborhood genuine outdoor access without sacrificing its quiet, residential character.
Education Hill's Commute Advantage
For tech employees weighing commute against neighborhood character, Education Hill is a rare combination: a 12-minute drive to Microsoft's front door, without the density or noise of newer developments built closer to campus. It's one of the shorter commutes available in Redmond while still delivering the yard space and school assignment families are searching for.
Why Education Hill Continues to Perform
Two full years of NWMLS data tell a consistent story: Education Hill is transitioning from a frenzied seller's market into a healthier, more disciplined one. In 2025, 116 single-family homes sold at an average 102.36% of list price — still above asking, but a meaningful step down from 2024's 107.29%. Average days on market roughly doubled, from 10 days in 2024 to 20 in 2025, giving buyers more room to make informed decisions without losing the neighborhood's underlying demand.
The shift in average price per square foot — from $718.77 in 2024 to $694.88 in 2025 — often raises questions for sellers watching comparables. The explanation is product mix, not softening: average home size sold rose from 2,384 to 2,479 square feet year over year, and larger homes naturally command a lower rate per square foot. Median sold price actually climbed slightly, from $1,560,000 to $1,570,000, and average sold price rose from $1,650,534 to $1,665,958 — appreciation, not decline.
For sellers, this means presentation and pricing strategy matter more than they did a year ago — the automatic multiple-offer premium of 2024 has softened, and homes that are priced and staged correctly are the ones still selling above list. For buyers, particularly those eyeing the English Hill / Hawthorne Park pocket, the math is straightforward: genuine new construction sells at a premium per square foot when it's available at all, since only 5 of 2025's 116 sales were built 2018 or later. With 25 years and 250+ Eastside transactions, Freddy tracks exactly which Education Hill streets and price points are moving — and positions both buyers and sellers to act on that information rather than guess at it.
Education Hill Redmond FAQ
What is Education Hill in Redmond known for?
Education Hill is one of Redmond's most established family neighborhoods, named for its concentration of Lake Washington School District schools. It's known for tree-lined streets, mostly 1960s–1990s single-family homes on generous lots, and easy access to both downtown Redmond and Microsoft's main campus.
Is English Hill the same as Education Hill?
English Hill is a recognized sub-pocket within Education Hill, often used interchangeably with it by locals and in MLS listings. It centers on the area around 174th Avenue NE and the Hawthorne Park HOA community.
What is Hawthorne Park?
Hawthorne Park is an HOA community within the English Hill pocket of Education Hill, built primarily in the 2010s. It includes a neighborhood park and playground and represents one of the newer housing clusters in an otherwise older neighborhood.
What schools serve Education Hill Redmond?
Most Education Hill addresses feed into Einstein Elementary, Redmond Middle School, and Redmond High School, all part of the Lake Washington School District. Boundaries vary by street, so buyers should verify assignment for a specific address before writing an offer.
Is Education Hill part of the Lake Washington School District?
Yes. Education Hill sits within the Lake Washington School District, one of Washington's higher-performing districts, which is a major reason the neighborhood remains a top destination for relocating families.
What is the median home price in Education Hill Redmond?
Based on NWMLS closed sales, the median single-family sold price in Education Hill was $1,570,000 in 2025, up slightly from $1,560,000 in 2024.
How much did Education Hill homes appreciate in 2025?
Average sold price rose from $1,650,534 in 2024 to $1,665,958 in 2025 — roughly a 1% increase — while the market also became less frenzied, with average days on market roughly doubling from 10 to 20 days.
Is Education Hill a buyer's or seller's market right now?
2025 shows a more balanced market than 2024. Homes sold at an average 102.36% of list price in 2025, down from 107.29% in 2024 — still favoring sellers, but with far less bidding-war pressure.
Is there new construction in Education Hill?
Genuine new construction is rare. Of 116 single-family homes sold in 2025, only 5 were built in 2018 or later; in 2024, just 1 of 109 sales was that new. Most homes date to the 1970s and 1980s.
How far is Education Hill from downtown Redmond and Microsoft?
Education Hill is roughly a 10-minute drive to downtown Redmond and about 12 minutes to Microsoft's main Redmond campus.
What type of homes will I find in Education Hill?
Mostly split-levels, daylight ramblers, and two-story traditionals built between the 1960s and 1990s on lots typically ranging from 7,000 to 12,000+ square feet, plus a small number of newer homes concentrated in the English Hill / Hawthorne Park pocket.
How do I tour the featured listing at 11550 174th Ave NE?
Contact Freddy Delgadillo directly at 425-941-8688 or freddy@judahrealty.com to schedule a private showing of the Brixton, or view full listing details and photos on the property page.
Ready to Explore Education Hill?
Search every active Redmond listing, or connect directly with Freddy for a private tour of the Brixton or a confidential conversation about buying or selling on Education Hill.
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