Complete Guide to Living in Redmond, WA

Metric	Value	Source
Population	~82,506 residents	U.S. Census QuickFacts 2025
Median Household Income	$162,560	U.S. Census 2020–24 ACS
Median Home Price	$1,472,500	NWMLS InfoSparks, June 2026
Top School Rating	10/10 (Redmond HS & Tesla STEM)	GreatSchools 2026
Bachelor's Degree or Higher	75.3%	U.S. Census 2020–24 ACS
Distance to Seattle	15 miles (20–35 min)	via SR-520
Distance to Bellevue	8 miles (10–20 min)	Google Maps 2026
County	King County, Washington	Washington State
Incorporated	1912	City of Redmond
City Area	16.57 sq miles	U.S. Census

What Makes Redmond Special

A global tech hub that still rides its bike to work

Redmond is one of the most recognizable names in technology — the longtime home of Microsoft and Nintendo of America — yet it remains, at heart, an outdoors-loving Eastside community that calls itself the "Bicycle Capital of the Northwest." That combination defines the city: world-class employers and international talent on one hand, Marymoor Park's velodrome, the Sammamish River Trail, and the annual Derby Days festival on the other.

Located about 15 miles east of Seattle on the far side of Lake Washington, Redmond grew from a logging and farming town — incorporated in 1912 and named for early postmaster Luke McRedmond — into a city of roughly 82,500 residents after Microsoft arrived in 1986. Today it is affluent, highly educated (about 75% of adults hold a bachelor's degree or higher), and one of the most internationally diverse cities in Washington, with top-rated Lake Washington schools and, since 2025, its own light rail line.

Local Insight · HeartLink Homes

Redmond rewards buyers who value access — to major employers, to the outdoors, and now to fast car-free transit. The trade-off is price: this is one of the state's most expensive markets, and the best-located homes move quickly. The good news for 2026 is that inventory has expanded meaningfully, giving well-prepared buyers more choice and modest negotiating room than the Eastside has offered in years. Knowing which neighborhoods and price bands are softening is where local guidance pays off.

Real Estate Market · June 2026

How much do homes cost in Redmond?

Prices are still rising year-over-year, but a surge in inventory and a dip below full list price are handing buyers more leverage than they have had in years.

$1.47M Median home price
(June 2026, +5.7% YoY)

14 days Median days
on market

98.0% Sale price to
list price ratio

4.4 mo Housing supply
(balanced = 4–6)

Typical Home Prices by Redmond Neighborhood

Neighborhood	Typical Price Range	Housing Character
Downtown & Overlake	$450k–$950k	New mid- and high-rise condos and townhomes; walkable, transit-served
Southeast Redmond	$800k–$1.5M	Newer single-family and townhomes; popular with tech employees
Grass Lawn	$850k–$1.8M	Mid-century homes on larger lots with mature landscaping
Education Hill	$850k–$2.0M	Established and newer single-family; premium for schools and views
Bear Creek	$850k–$2.0M+	Single-family on larger lots; country-club-adjacent estates
Idylwood	$950k–$2.5M+	Lake Sammamish access; significant waterfront premium
North Redmond	$1.1M–$2.0M+	Acreage, custom and equestrian properties; most private
Willows / Rose Hill	$600k–$1.2M	Mix of single-family and townhomes near commercial corridors

Typical price ranges reflect HeartLink Homes' review of recent NWMLS activity by Redmond area and property type (2025–June 2026); they are directional guides, not point-in-time NWMLS medians. Ask us for current comparables for any specific neighborhood.

Current Market Conditions · June 2026

Median Sale Price: $1,472,500 — up 5.7% year-over-year (NWMLS InfoSparks)

Months of Supply (closed): 4.4 months, up about 63% year-over-year — now in balanced territory (4–6 months)

Sale-to-List Price Ratio: 98.0% — homes are selling just under asking on average, down from 100% a year ago

Closed Sales: 70 homes sold in June 2026, down about 33% year-over-year

Active Listings: 321 homes for sale, up about 35% year-over-year — a meaningful increase in buyer choice

How Redmond Compares

Redmond

$1.47M

Median home price

Kirkland

$1.44M

About 2% less than Redmond

Bellevue

$1.60M

About 9% more than Redmond

Source: NWMLS InfoSparks, median sale price, June 2026, all property types. Redmond sits essentially on par with Kirkland and below Bellevue among premium Eastside cities.

Market Insight · HeartLink Homes

Redmond's fundamentals remain strong — anchored by Microsoft, Nintendo, and light-rail access — but June 2026 marks a genuine shift toward balance. With active listings up roughly 35% and sales down about a third, patient, well-qualified buyers now have real choice and can negotiate on homes that linger, especially in the $1.5M+ single-family bands. Move-in-ready homes in the best school attendance areas still see competition, so pricing strategy and neighborhood-level knowledge matter more than the headline median.

Live NWMLS Market Trends

Live · updates monthly

These charts pull the latest Redmond data directly from NWMLS and refresh automatically each month, so they stay current between our quarterly page updates. Source: NWMLS InfoSparks.

Median Sales Price

The median price at which homes sold in Redmond in a given month.

New Listings

A count of the properties newly listed on the market in a given month.

Pending Sales

A count of the properties on which contracts were accepted in a given month.

Median Days on Market

The median number of days between when a property is listed and when an offer is accepted.

Median % of Sale Price to Original List Price

A listing's sale price divided by its original list price, averaged across all sold listings in a month.

View All Redmond Homes for Sale

Lake Washington School District · 2025–26

What are the best schools in Redmond?

Redmond is served by the Lake Washington School District, one of Washington's highest-rated — home to two 10/10 high schools and a deep bench of top-rated middle schools.

District Overview

District: Lake Washington School District (LWSD) | Niche Rating: A+ (top-five district in Washington)

Serves: Redmond, Kirkland, and Sammamish | Enrollment: ~30,000 students across 50+ schools

Note: A small southern edge of Redmond falls in the Bellevue School District — school assignment is by address, so always verify boundaries for a specific home.

Source: Lake Washington School District — lwsd.org; GreatSchools and Niche ratings, 2026

High Schools Serving Redmond

School	Rating	Enrollment	Graduation Rate	Notable Programs
Redmond High School	10/10	~2,300	93%	AP, Project Lead The Way, Highly Capable / Advanced Placement
Nikola Tesla STEM High School	10/10	~600	~98%	STEM magnet (district lottery), AP; among the top public high schools in WA

Tesla STEM is a choice/lottery magnet open district-wide, not a boundary school. Source: GreatSchools ratings, 2026.

Middle Schools Serving Redmond

School	Rating	Enrollment	Grades	Notable Programs
Rose Hill Middle	10/10	~867	6–8	Highly Capable, Music, STEM electives
Redmond Middle	9/10	~1,033	6–8	Highly Capable, Music, Athletics
Evergreen Middle	9/10	~804	6–8	Advanced Learning, Arts, STEM electives
Timberline Middle	8/10	~775	6–8	Advanced Learning, Music, Athletics

Source: Lake Washington School District 2025–26 data; GreatSchools ratings, 2026. Enrollment figures are approximate and fluctuate year to year.

Important Note

School ratings and boundaries change over time, and a small part of Redmond is served by the Bellevue School District. Prospective buyers should independently verify current ratings, programs, and — critically — the exact attendance area for any address directly with the district at lwsd.org before making decisions.

Transportation · 2026 · Now with Light Rail

How do I commute from Redmond to Seattle and Bellevue?

Redmond is uniquely positioned on the Eastside — and since 2025 it has its own light rail line connecting downtown to Bellevue and, across the lake, to Seattle.

Destination	Distance	Non-Peak	Peak Hours	Primary Route
Downtown Bellevue	8 miles	10–15 min	20–30 min	SR-520 / NE 40th St
Microsoft (Redmond Tech.)	In-city	5–12 min	Light rail / bike	2 Line / SR-520
Downtown Seattle	15 miles	20–35 min	45–55 min	SR-520 or 2 Line light rail
Kirkland	6 miles	10–15 min	15–25 min	Redmond Way / NE 85th St
Sammamish	7 miles	12–18 min	18–28 min	SR-202 / East Lake Sammamish
Sea-Tac Airport	24 miles	30–40 min	45–70 min	I-405 → SR-518

Peak hours: 7–9am and 4–6:30pm weekdays. Drive times from Google Maps, 2026. Note: SR-908 was decommissioned in 2010; the Kirkland–Redmond link runs on local streets (Redmond Way / NE 85th St).

2 Line Light Rail — A Game-Changer

Three Redmond stations: Downtown Redmond, Marymoor Village, and Redmond Technology (Microsoft campus).
Downtown extension: opened May 2025.
Cross-lake to Seattle: connected March 2026 — ride from Downtown Redmond through Bellevue into Seattle without the SR-520 bridge.
Impact: genuine car-free commuting and a real factor in values near stations.

Buses, Bikes & Reality Check

RapidRide B Line links Redmond to Bellevue via Overlake/Crossroads.
Bike-friendly: the Sammamish River Trail and Redmond Central Connector make Redmond one of the region's best cycling cities.
Driving: SR-520 and the Microsoft area still back up at peak — test your actual commute before committing. Bellevue and in-city trips are easy; Seattle by car is the pinch point that light rail now relieves.

Cost of Living · 2026

What does it cost to live in Redmond?

Redmond is an affluent, high-cost market — but Washington's lack of a state income tax and Eastside property-tax rates soften the picture for high earners.

Cost Factor	Redmond	Context
State Income Tax	None	Washington has no personal income tax — a meaningful benefit for high earners
Median Home Price	$1,472,500	NWMLS, June 2026 — well above county and state medians
Median Household Income	$162,560	Among the highest in Washington (U.S. Census 2020–24)
Property Tax (effective)	~0.8%–1.0% of value	King County; varies by location and voter-approved levies
Median Gross Rent	~$2,409/mo	U.S. Census 2020–24 ACS
Sales Tax	~10.3%	Combined state + local (King County, 2026)

Sources: U.S. Census Bureau QuickFacts, NWMLS InfoSparks (June 2026), King County Assessor. Rates change with annual assessments and voter-approved levies — verify current figures for any specific property.

Property Tax Example

At an effective rate of roughly 0.8%–1.0%, a home near Redmond's median (about $1.47 million) would carry annual property taxes in the range of approximately $11,800–$14,700, depending on exact location and current levies. King County sends tax bills twice yearly (due April 30 and October 31). Always confirm current amounts for a specific parcel via the King County Assessor before budgeting.

Community & Culture

What is community life like in Redmond?

Big-park recreation, a genuine cycling culture, and a downtown that keeps getting more walkable.

🌲

Marymoor Park

King County's largest and most popular park (~640 acres): the Jerry Baker Velodrome, "Concerts at Marymoor," a 40-acre off-leash dog area, climbing rock, and sports fields.

🚴

Bicycle Capital of the NW

The Sammamish River Trail and Redmond Central Connector make car-free errands and commutes realistic — cycling is woven into the city's identity.

🎪

Derby Days

Redmond's signature festival since 1939 — a summer celebration with a parade, live music, a bike race, and a genuine community-gathering feel.

🛍️

Redmond Town Center

An open-air shopping, dining, and entertainment hub downtown, complemented by a growing walkable core of restaurants and breweries near the light rail.

🌏

International Community

One of Washington's most globally diverse cities, with international grocers, restaurants, worship communities, and cultural events reflecting its tech workforce.

🥾

Watershed & Trails

The 800-acre Redmond Watershed Preserve, Farrel-McWhirter farm park, and Idylwood Beach on Lake Sammamish put nature minutes from downtown.

Community Character

Redmond manages a rare balance: a serious technology economy that draws talent from around the world, layered over a genuinely outdoorsy, family-oriented town. Neighborhoods like Education Hill and Idylwood feel established and green, downtown is increasingly walkable and transit-connected, and weekend life revolves around Marymoor, the trails, and Lake Sammamish. For many families the payoff is a community that is both globally connected and easy to belong to.

Pacific Northwest Climate

What is the weather like in Redmond?

A mild maritime climate much like Seattle's — comfortable, dry summers and cool, gray, wet winters.

Climate Factor	Annual Data	Context
Average High (Summer)	72–78°F (July–August)	Comfortable; low humidity, clear Cascade views
Average High (Winter)	46°F (December–February)	Mild; hard freezes are uncommon
Annual Rainfall	~38–40 inches	Similar to Seattle; mostly steady drizzle
Snowfall	~5–7 inches/year average	Minimal; occasional brief disruption
Dry Season	June–September	Pleasant and largely dry — peak outdoor season
Rainy Season	October–May	Extended overcast periods, light rain over heavy downpours

Source: National Weather Service and U.S. Climate Data, 30-year averages for the Seattle–Eastside area

Climate Considerations

Newcomers from sunnier climates should prepare for long gray stretches from November through March. The upside is mild, walkable, bike-friendly summers with spectacular mountain views and minimal extreme weather. Many residents say Redmond's outdoor summer — on the trails, at Marymoor, and on Lake Sammamish — more than makes up for the overcast winter months.

Local Economy · 2026

What are the job opportunities in Redmond?

Redmond is a genuine employment center in its own right — anchored by Microsoft, Nintendo, and a growing aerospace and gaming cluster — with the rest of the Eastside and Seattle a short ride away.

Microsoft

Technology · Global HQ since 1986 · 47,000+ Redmond-area employees · campus modernization underway

Nintendo of America

Gaming / Consumer Electronics · U.S. headquarters in Redmond · ~1,000+ local employees

SpaceX (Starlink)

Aerospace · Redmond satellite design and manufacturing facility for the Starlink network

Genie (Terex)

Manufacturing · Aerial-lift equipment maker headquartered in Redmond

DigiPen & Physio-Control

Education & MedTech · DigiPen Institute of Technology and Physio-Control (Stryker) call Redmond home

Eastside & Seattle Access

Amazon, Google, Meta, and Bellevue's business core are all within a short drive or light-rail ride

Parks, Dining & Community

What is there to do in Redmond?

Beyond the statistics — the parks, restaurants, and events that give Redmond its everyday character.

Parks & Recreation

Few Eastside cities can match Redmond's access to the outdoors. Marymoor Park alone draws millions of visitors a year, and the city's trail network makes cycling and walking a genuine part of daily life.

🚵

Marymoor Park (~640 acres)

King County's flagship park: the region's only public velodrome, a summer concert series, a large off-leash dog area, climbing rock, model-airplane field, and sports fields along the Sammamish River.

🌲

Redmond Watershed Preserve (~800 acres)

Miles of multi-use trails through second-growth forest, including an ADA-accessible interpretive loop — popular for hiking, trail running, and mountain biking.

🏊

Idylwood Park & Lake Sammamish

A swimming beach and picnic areas on Lake Sammamish, minutes from downtown — a favorite summer destination for families.

🐴

Farrel-McWhirter Park

A working "farm park" with animals, trails, and equestrian facilities that preserves a piece of Redmond's agricultural heritage.

Source: King County Parks and City of Redmond Parks & Recreation

Dining, Shopping & Events

Downtown Redmond and Redmond Town Center anchor the city's dining and retail, with a fast-growing selection of international restaurants reflecting the community's diversity.

Downtown & Redmond Town Center

An open-air mix of shops, restaurants, breweries, a movie theater, and seasonal events — increasingly walkable and now steps from the Downtown Redmond light rail station. Cleveland Street and the surrounding blocks add locally-owned cafes and eateries.

International Flavor & Overlake

Redmond's global workforce has produced an outstanding range of Indian, Chinese, Japanese, Korean, and other international restaurants and grocers, concentrated around Overlake and along Redmond Way — a genuine draw for food lovers.

Event / Venue	What to Know
Derby Days (July)	Redmond's signature festival since 1939 — parade, live music, food, and a bike race that nods to the city's cycling heritage.
Concerts at Marymoor	A summer outdoor concert series at Marymoor Park drawing national touring acts to an intimate Eastside amphitheater.
Redmond Saturday Market	Seasonal farmers market with local produce, crafts, and food — a downtown community gathering point.
Digital / Gaming Culture	Home to DigiPen and major game studios, Redmond has a distinct tech-and-gaming cultural streak, from meetups to esports.

Regional Access

Beyond Redmond itself, residents are minutes from Bellevue's upscale shopping and dining, and — now via the 2 Line — Seattle's museums, sports, and cultural venues without the drive. The Cascades, Lake Sammamish, and Woodinville's wine country are all short trips for weekends.

Getting Around Without a Car

Between the 2 Line light rail, the RapidRide B Line, and one of the region's best trail networks, Redmond is increasingly viable car-free — especially downtown and near the Microsoft campus. See the commute section above for routes and details.

Common Questions

Questions about moving to Redmond

Honest answers to what people ask most — including the trade-offs.

Is Redmond a buyer's or seller's market right now?

As of June 2026, Redmond was a premium market in transition. NWMLS data showed about 4.4 months of housing supply (a balanced market is 4-6 months) and active listings up roughly 35% year-over-year to 321, yet homes still sold in a median of just 14 days. Prices were still rising (median up 5.7% year-over-year) but the sale-to-list ratio eased to 98.0%, so well-priced homes remain competitive while buyers finally have more choice and modest negotiating room than in recent years.

How much do homes cost in Redmond right now?

As of June 2026, the median sale price in Redmond was about $1,472,500, up 5.7% year-over-year (NWMLS). Prices range widely by neighborhood and property type, from downtown and Overlake condos in the $450,000-$950,000 range to Education Hill, Bear Creek, and Idylwood single-family and waterfront homes well above $2 million. Because conditions differ block to block, a street-level analysis matters more than the citywide median. We are glad to pull current comparables for any specific Redmond neighborhood.

Are home prices in Redmond going up or down?

Redmond prices were still rising as of June 2026, with the median up 5.7% year-over-year to about $1,472,500, even as inventory climbed sharply and sales volume fell. Active listings rose about 35% while closed sales dropped roughly 33% year-over-year, and the sale-to-list ratio slipped to 98.0% from 100%. That combination points to a still-appreciating but rebalancing market, with more room for buyers to negotiate on homes that sit. Trends can shift quickly, so current data for your target neighborhood is the best guide.

What are property taxes and cost of living like in Redmond?

Redmond is in King County, and Washington has no state personal income tax, which benefits high-earning households. Property taxes are assessed by King County; effective rates on the Eastside typically run in the range of roughly 0.8%-1.0% of market value, though the exact figure varies by location and voter-approved levies. On a home near the citywide median, that can mean well over $12,000 a year, so budget carefully. Housing is by far the largest cost-of-living driver here; verify current tax rates and any HOA dues for a specific property before buying.

What are the best schools in Redmond?

Redmond is served primarily by the Lake Washington School District, consistently ranked among Washington's very best (Niche rates it A+ and a top-five district statewide). Redmond High School and Nikola Tesla STEM High School both earn a 10/10 GreatSchools rating, and Tesla STEM is regularly cited among the top public high schools in the state. Middle schools are strong across the board, with Rose Hill Middle at 10/10 and Redmond, Evergreen, and Timberline all rated 8-9/10. A small southern edge of Redmond falls in the Bellevue School District, so always confirm a specific address against district boundaries.

Does Redmond have light rail?

Yes. Sound Transit's 2 Line light rail now serves Redmond with three stations: Downtown Redmond, Marymoor Village, and Redmond Technology (at the Microsoft campus). The line opened in stages, with the Downtown Redmond extension completing in May 2025, and since the cross-lake connection opened in March 2026 riders can travel by rail from Downtown Redmond through Bellevue and across Lake Washington into Seattle. It is a genuine game-changer for car-free commuting from the Eastside and a meaningful factor in property values near the stations.

How do I commute from Redmond to Seattle and Bellevue?

Redmond sits about 15 miles east of downtown Seattle via SR-520 and roughly 8 miles from downtown Bellevue. Off-peak, Bellevue is a 10-20 minute drive and Seattle 20-35 minutes; during peak hours SR-520 can push Seattle trips to 45-55 minutes. The big change is the 2 Line light rail, which now links Downtown Redmond to Bellevue and across the lake to Seattle without touching the SR-520 bridge. Many Microsoft and Eastside employees live within a short walk, bus, or bike ride of a station.

What is it like living in Redmond?

Redmond blends global-tech energy with genuine outdoor and small-city character. It is the headquarters of Microsoft and Nintendo of America, yet it is also known as the "Bicycle Capital of the Northwest," home to Marymoor Park and its velodrome, miles of the Sammamish River Trail, and the long-running Derby Days festival. Downtown Redmond and Redmond Town Center offer walkable dining and shopping, while neighborhoods like Education Hill and Idylwood feel established and green. It is an affluent, internationally diverse, family-oriented community with excellent schools and quick access to the Cascades and Lake Sammamish.

How safe is Redmond?

Redmond is consistently regarded as one of the safer cities on the Eastside and in the greater Seattle area, with well-funded police and fire services and a strong sense of community. As in any city, conditions vary by neighborhood and over time, so we encourage buyers to research current, address-level information and to visit target neighborhoods at different times of day. We are happy to share what we know about specific areas and point you to the best current sources.

Who are the major employers in Redmond?

Redmond's economy is anchored by Microsoft, which has been headquartered here since 1986 and supports more than 47,000 employees on its Redmond campus, currently undergoing a multi-building modernization. Nintendo of America is also headquartered in Redmond, and SpaceX designs and builds Starlink satellites at a large Redmond facility. Other notable employers include Genie (a Terex aerial-lift brand), Physio-Control (now part of Stryker), Honeywell Aerospace, L3Harris/Rocketdyne propulsion, and DigiPen Institute of Technology. Redmond residents also have easy access to employers across Bellevue and Seattle.

How diverse is Redmond?

Redmond is one of the most internationally diverse cities in Washington. Its global technology workforce has drawn a large foreign-born population and a substantial Asian community, and the city's schools, restaurants, and cultural life reflect that diversity. For families relocating from around the world, Redmond often feels welcoming and familiar, with international grocers, worship communities, and cultural events woven into everyday life.

What is the weather like in Redmond?

Redmond has a mild Pacific Northwest maritime climate, similar to Seattle: comfortable, dry summers with highs around 70-78F and clear Cascade views, and cool, gray, wet winters from roughly October through May. Annual rainfall is in the high-30s to around 40 inches, mostly as steady drizzle rather than downpours, and snowfall is minimal in most years. Newcomers from sunnier climates should prepare for extended overcast periods; most residents say the spectacular summers make up for it.

What are the downsides of living in Redmond?

The biggest is cost: Redmond is one of the more expensive housing markets in the state, with a median well above $1.4 million, so affordability is a real hurdle for many buyers. Traffic on SR-520 and around the Microsoft campus can be heavy at peak times, the local economy is closely tied to the technology sector, and the gray, wet winters take adjustment. Inventory, while improved, is still limited relative to demand for the best-located homes. For many buyers the schools, jobs, and amenities outweigh these trade-offs, but they are worth weighing honestly.

How does Redmond compare to Bellevue and Kirkland?

All three are premium Eastside cities with top schools and strong tech economies. As of June 2026 (NWMLS), Redmond's median sale price was about $1,472,500, compared with roughly $1,600,000 in Bellevue and $1,440,000 in Kirkland. In other words, Redmond sits essentially on par with Kirkland and somewhat below Bellevue, while offering the closest proximity to Microsoft, Nintendo, and the 2 Line light rail. Bellevue leans more urban and higher-priced; Kirkland offers a lakefront downtown; Redmond pairs major-employer access with strong parks and a family-oriented feel.

Redmond, WA — Quick Facts

Key Statistics · July 2026

A global tech hub that still rides its bike to work

How much do homes cost in Redmond?

Typical Home Prices by Redmond Neighborhood

Current Market Conditions · June 2026

How Redmond Compares

Live NWMLS Market Trends

Median Sales Price

New Listings

Pending Sales

Median Days on Market

Median % of Sale Price to Original List Price

What are the best schools in Redmond?

District Overview

High Schools Serving Redmond

Middle Schools Serving Redmond

How do I commute from Redmond to Seattle and Bellevue?

2 Line Light Rail — A Game-Changer

Buses, Bikes & Reality Check

What does it cost to live in Redmond?

What is community life like in Redmond?

Marymoor Park

Bicycle Capital of the NW

Derby Days

Redmond Town Center

International Community

Watershed & Trails

What is the weather like in Redmond?

What are the job opportunities in Redmond?

Microsoft

Nintendo of America

SpaceX (Starlink)

Genie (Terex)

DigiPen & Physio-Control

Eastside & Seattle Access

What is there to do in Redmond?

Parks & Recreation

Marymoor Park (~640 acres)

Redmond Watershed Preserve (~800 acres)

Idylwood Park & Lake Sammamish

Farrel-McWhirter Park

Dining, Shopping & Events

Downtown & Redmond Town Center

International Flavor & Overlake

Getting Around Without a Car

Questions about moving to Redmond

Written by Jeff & Michelle Guykema

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