Redmond

If you could picture a neighborhood with easy access to big city amenities, fun outdoor activities and spacious lots that offer a private, laid-back lifestyle, that neighborhood would be Union Hill-Novelty Hill. “The lot sizes are a big draw for homebuyers. You see a lot of estate-type properties here,” says Teri Herrera, MCNE, CRB with Windermere Real Estate. “It’s a less hectic pace of life than in the urban areas. It allows you to do things like gardening and live a more outdoors lifestyle.” Located in the eastern suburbs of Seattle, this rural community is just a short distance from shopping, dining and business opportunities. It’s also full of parks and trails just waiting to be discovered, giving residents many options for spending their time. Union Hill-Novelty Hill is home to a mix of housing styles. Much of the area is rural, with mature evergreen trees lining the streets and shielding homes from view, offering privacy for residents. You can find log cabin-style houses and Craftsman homes on large lots, making it feel like you’re in the country and nowhere near the city. There are some traditional brick houses as well. If you prefer being around more people, there are subdivisions where you can be closer to your neighbors. Redmond Ridge features plenty of new construction Craftsman houses on streets lined with sidewalks, offering walkability through the neighborhood. Most homes in Union Hill-Novelty Hill come in shades of green, yellow or blue, blending with the area’s natural features. Houses in the Redmond Ridge subdivision typically cost between $600,000 and $1 million. Homes in the rural parts of the neighborhood can cost anywhere from $1.5 million to $4 million. Students in Union Hill-Novelty Hill will likely be part of the Lake Washington School District and might attend Ella Baker Elementary School, Timberline Middle School and Redmond High School. Baker Elementary and Redmond High each earn an A+ overall rating from Niche. Redmond High has over 44 clubs available for students, including robotics and bowling. Students from the school regularly become semifinalists for National Merit awards, and several students have been semifinalists for the Siemens Award and Intel Talent Search. Redmond is also the alma mater of multiple Major League Baseball players, including All-Star Michael Conforto. Union Hill-Novelty Hill offers plenty of ways to get outside and enjoy the community’s natural surroundings. “We’re known for our parks. We have a lot of outdoor recreation opportunities,” says Herrera. “We have easy access to hiking, biking and skiing. We’re right along the foothills of the Cascades.” The Redmond Watershed Preserve is an 800-acre natural space with multi-use trails for hiking, horseback riding and cycling. The nearby Farrel-McWhirter Park offers more multi-use trails to explore but is known for its animal farm that is popular with children. While not a petting zoo, the farm does allow visitors to view farm animals up close. The park also has an orienteering course that helps you develop navigation skills using only a map and a compass. The Redmond Ridge area features several popular chain restaurants like Subway, McDonald’s, and Starbucks. You can shop for groceries at the QFC on Novelty Hill Road. Head just west of the neighborhood to Pomegranate Bistro for a good local meal. This rustic chic restaurant serves Southern-inspired comfort food like chicken and waffles or shrimp and grits. The menu also features local flavors, like the wild Alaskan rockfish tacos. Although the rural nature of the neighborhood is part of the appeal, you won’t be far from major destinations. “Even though you feel rural, we’re less than 20 minutes from the Microsoft campus or downtown Redmond. We’re literally five minutes away from SpaceX,” says Herrera. “It’s easy to get to amenities, shopping and major employers.” Several roads in the neighborhood, such as Union Hill Road or Novelty Hill Road, give you an easy drive into Redmond, where you can get on State Route 520 to head anywhere else throughout the Puget Sound region.

Centered by a namesake park, Bear Creek may be a small community, but it offers its residents proximity to a peaceful nature retreat. Named after the stream that runs through the heart of the neighborhood, this eastern Redmond enclave is a mix of residential areas, business spaces and plenty of nature. Much of the residential parts of Bear Creek are in the northern part of the neighborhood, in a forested streetscape with roads that often end in cul-de-sacs that cuts down on through traffic and provides residents with additional privacy. Single-family homes throughout the area have recently been priced from $650,000 to $2.2 million for newly built contemporary homes. Bear Creek is split into several subdivisions and is home to age-restricted and mobile home communities. No matter which subdivision you live in, you are only minutes away from enjoying the great outdoors. The neighborhood’s namesake park, Bear Creek Park, is perfect for a brisk morning jog. Residents can come here for a peaceful nature walk along the 4-acre trail through the wetlands or bring a packed meal to enjoy lunch on one of the picnic tables. Next to Bear Creek Park, you’ll find Perrigo Park, a hub for outdoor activities featuring athletic courts and fields for various sports ranging from pickleball, basketball, volleyball and more. Parents can take their children to the playground on park grounds to play with neighborhood friends. Children living in the neighborhood will likely enroll in public schools in the Lake Washington School District, which has many highly-rated institutions. Students starting their education at Albert Einstein Elementary School will be in a Level One Green School, which means they can learn about sustainability practices early by being part of the Green Team once they get to the third grade. Evergreen Middle School has received an A rating from Niche, offering its student body various extracurricular activities to help them find their niche, whether it’s engineering, design, robotics or music. Students will round off their academic journey at Redmond High School, which boasted a 91% graduation rate in the 2021-2022 school year. Along the neighborhood's southern end is a blend of industrial and business spaces, including the Microsoft Millennium Campus among others. Residents needing medical care are also within close proximity to the Redmond campus of Swedish Hospital, which offers emergency and primary care, among many others. Bear Creek is conveniently located minutes from Redmond’s downtown area, providing residents with quick access to various shops and dining options. If you need a quick morning pick-me-up, you can get the boost you need from Mercurys Coffee Company. Head to the Bear Creek Village shopping center for any grocery needs from Safeway or for some retail therapy from big box retailers like Ulta Beauty and DSW. You can get any daily essentials you need from Target or Fred Meyer. There are also plenty of other options at the expansive Redmond Town Center. With a wealth of amenities at your fingertips, Bear Creek offers you the quiet comfort of tucked-away residential areas while being close to the city.

Set on the banks of the Sammamish River, Downtown Redmond is at the crossroads of a booming tech industry, a thriving shopping district and ample green spaces. "It's modern and peaceful. You might even call it idyllic," says Alex Fotouhi, the principal broker and founder of Stoop & Gable Homes. "It's very lush and green, but you can get a coffee, take your kid to the park and access Downtown Seattle." Predating suburban development, Downtown Redmond has evolved into a hub of activity. "If you come downtown on a nice afternoon, you'll see people," says Jeff Churchill, long-range planning manager for the City of Redmond. "It has become popular for people to walk and hang out and has a nice vibe." Redmond Town Center is within walking distance from most homes. The shopping center has two levels, an outdoor plaza component and about 100 stores. There are well-known brands like Gap, Bath & Body Works and Claire's. Specialty shops include Washington-based apparel store Asher Goods, family-owned Brick & Mortar Books, and Eastside Dogs Cats Too, a locally owned pet supply store. "Downtown has grown over the last few years. There's entertainment opportunities and restaurants," Churchill says. "People take the bus and have themselves a night out without having to leave town." Among a variety of eateries, there's The French Bakery, Matt's Rotisserie and Oyster Lounge and the Tipsy Cow. Grocers in the area include Trader Joe's, H Mart and Safeway. For those who can wait until the weekend, Redmond Saturday Market has locally grown produce, baked goods and more. There's a lot to do in Redmond. Music on the Court features local musicians on Friday and Saturday evenings from June through September. From spring to fall, depending on the weather, themed car shows rev up the Saturday scene. For movie-going at the mall, iPic Theaters has seat-side dining and Regal Bella Bottega is another favorite for first-run films. SecondStory Repertory features improv shows, plays and musicals. There's a stage at SoulFood CoffeeHouse for live performances, poetry readings and open mic nights. At the Flatstick Pub, games, food and beverages are on tap, and there are weekly happenings like bingo and trivia nights. From December 2nd to January 3rd, the city lights up Downtown Park, Cleveland Street and 164th Avenue for Redmond Lights. The annual event also features a Santa meet and greet and a store-window decorating contest. Marymoor Park's 5,000-seat venue is the site for King County's summer concert series featuring local artists. Most streets have sidewalks, the area is very walkable, and there are public parking lots. There are bus stops throughout downtown, and Redmond Transit Center on 83rd Street has 377 parking spaces. Many people use the refillable ORCA card to pay for public transit. Known as the Bicycle Capital of the Northwest, Redmond has many cyclists and bike lanes. A pedestrian and bicycle bridge over state Route 520 opened in 2024 and connects Microsoft to Sound Transit's Redmond Technology Center light rail station. With the East Link Extension, Sound Transit has added eight rail stations from South Bellevue to Redmond. An additional light rail extension connecting Marymoor Village and Downtown Redmond is expected to open in 2025. Drivers take state Route 520 to head the 15 miles to Seattle. Known as "the 520 floating bridge," the toll bridge on 520 across Lake Washington requires payment each way. For a discount, many use the Good To Go! Pass from the Washington State Department of Transportation. Via Interstate 405, it's about 23 miles to Sea-Tac, Seattle-Tacoma International Airport. The drive to Tacoma is about 43 miles. A mini–Silicon Valley, Redmond is in proximity to some of the state's biggest companies. "There are so many great job opportunities at big companies," Fotouhi says. "In the last 20 years, the area has developed rapidly. So many young professionals have poured in." It's just a few miles to the Microsoft Headquarters, which has spent multimillions on a campus upgrade for its employees, who number about 47,000. Though most Microsoft amenities are only accessible to people who work there, some that have been completed and are open to the public are green spaces and trails. Nintendo of America's headquarters is another notable company in Redmond; it has about 1,300 employees. Within 10 miles of downtown, there's Meta's Spring District campus, Amazon, Coca-Cola and Overlake Medical Center. Downtown Park is two acres, with over 2,000 plants and 117 trees, a plaza, a garden and a splash pad. "Redmond is known for its hiking trails," Fotouhi says. People bike and walk the Sammamish River Trail, which connects to Dudley Carter Park. The trail links up with 640-acre Marymoor Park, which includes athletic fields, a community garden, a climbing wall, a 400-meter bicycle racing track and a 42-acre off-leash dog park. "Pacific Northwest homeowners love their dogs. There are more dogs than kids in our area," Fotouhi says. Members of the Sammamish Rowing Association launch their boats from the park and practice on Lake Sammamish. Though the downtown area is the oldest part of Redmond, the most common residential properties — townhouses and condos — date to the late 1980s to the mid-2000s. "A lot of first-time homebuyers move into the downtown," Fotouhi says. "People also buy the townhouses when downsizing or relocating to the Pacific Northwest." Townhouses typically range from $650,000 to $1.1 million, and condos are priced between $350,000 and $800,000. Public schools include Redmond Elementary School and Redmond Middle School, both with an A grade from Niche. Redmond High School has an A-plus grade, reflecting its strong academics, and also boasts an orchestra and jazz ensemble that have performed at Carnegie Hall.

Perched on a green hillside overlooking the Cascade Mountains and the Sammamish and Bear Creek Valleys, Education Hill is a leafy residential neighborhood centrally located in Redmond. Connected by suburban homes, densely populated trees, city parks and trails, as well as highly reputable schools, the community brims with natural beauty and is known for its welcoming and inclusive character. “Education Hill has always been extremely attractive; it’s an area that holds its value decades after decades,” says Sally Gregg, managing broker at Compass Washington. “It is ideally seated between Kirkland and Woodinville, and is in proximity to downtown Redmond, Bellevue and area employers like Microsoft and Google.” Towering evergreens stand along the meandering hillside streets of Education Hill. Area homes are a mix of New Traditional and modern developments as well as older traditional homes, with a fair number built between the 1970s and 1990s. Single-family ranch styles and bi-level homes range from $900,000 to $2 million, with condos and townhouses starting at $350,000 and $700,000, respectively. Places of worship and additional green spaces are also woven into the community’s landscape. “It’s very peaceful and there are six different church denominations on the hill. I used to joke that it could just as well be called “Church Hill,” Gregg says. As one of the top school systems in the state, Lake Washington School District is regarded as a source of pride and identity for the community. Redmond Elementary School and Horace Mann Elementary School are both rated A by Niche. Redmond Middle School scores an A, and Redmond High School has an A-plus. Redmond High is ranked as the ninth-best public high school in Washington, and offers Advanced Placement courses as well as skill center programs, including automotive, aviation, baking and dental. Home to the Redmond Pool, the 40-acre Hartman Park is a comprehensive recreational outlet with turf fields for soccer, a baseball field and courts for tennis and pickleball. Children may head to Sunset Gardens Park, Nike Park or Meadows Park to play basketball or enjoy the playground. Located several miles south, Marymoor Park encompasses 684 acres of forestland, a velodrome, a 40-acre off-leash dog park, and is a popular location for outdoor community events. People can boat and enjoy water activities at Lake Sammamish and Lake Washington, and walk or bike along the various trails that weave throughout the locale, including the Heron Loop Trail, the Redmond Powerline Trail, and the Puget Power Trail. Farrel-McWhirter Park has horses and barnyard animals and is ideal for a picnic or playing on the tire swings. Residents may enjoy live performances at one of downtown Redmond’s venues, including Marymoor Live and SecondStory Repertory, or catch a movie at the dine-in multiplex, IPIC Theaters. Downtown Redmond Open Streets Festival connects community members with local vendors, food trucks and live performances. Outdoor enthusiasts can look forward to the city’s Beat the Bunny 5K race and Derby Days, which is a summer festival featuring a bike derby, fun activities and a parade. “This is an active community,” Gregg says. “Education Hill is also known as the 'Bicycle Capital of the Northwest,' and there are annual bike races.” Additional community activities include a summer concert series, Rockin' on the River and a lighting ceremony for the winter holidays. Since Education Hill is mostly residential, locals often go to Redmond’s downtown, which is adjacent to the south end of the neighborhood. Grocery stores and retailers include Trader Joe’s, Target and Costco, and people can shop at Redmond’s farmers market in the summer. The family-run El Toreador is known for authentic Mexican cuisine and the popular green sauce, and those wanting New American fare may head to Woodblock. Tipsy Cow is a staple local burger chain with milkshakes, truffle fries and pasture-raised beef patties. Redmond Town Center has 100 retailers and restaurants, and Bellevue’s downtown, which is 8 miles away, offers more shopping and entertainment options. Interstate 405 leads into Bellevue and Seattle–Tacoma International Airport, which are located 10 miles and 25 miles away, respectively. Seattle is about 17 miles to the west via Washington State Route 520, and the hospital Swedish Redmond Campus is 2 miles southeast of the neighborhood. Commuters who prefer to utilize public transit may take King County Metro’s buses for access to areas within the county. The Seattle Light Rail is currently under construction and is anticipated to open a station in downtown Redmond by 2025.

Located 15 miles east of Seattle, Grass Lawn is a lushly wooded and peaceful suburb conveniently located near highways, the scenic Sammamish River and shopping and dining. “This is a great community,” says Skyline Properties broker Zeina Chalak, a 15-year veteran who has sold five homes in the area. “It’s so close to everything.” This mature neighborhood offers stunning views of Sammamish Valley and the Cascades Mountains and boasts a high walkability factor. “It is a highly desirable area,” Chalak says. This established residential neighborhood comprises mainly single-family homes with architectural styles that include Craftsman and ranch-style. Yards are on the smaller side, about 1/8 of an acre, and most homes have garages. There are also condo developments with amenities like private garages and luxury appliances. Prices range from $490,000 to $3.5 million. For $558,000, a buyer can get a 1,308-square-foot, two-bedroom, two-bath condo. For $3.5 million, a buyer can get a 4,264-square-foot, five-bedroom, five-and-a-half-bath new construction home on a 9,775-square-foot lot. Most of Grass Lawn has wide, well-maintained sidewalks and densely tree-lined streets that meander throughout the neighborhood. Students are zoned to attend the highly rated Lake Washington School District schools. Both Benjamin Rush Elementary School and Rose Hill Middle School have an A from Niche. Lake Washington High School offers advanced placement courses and has an A from Niche. Grass Lawn Park, a 2.4-mile drive via back roads, offers space for baseball, softball, and soccer. There’s also a basketball court, playground, splash pad and picnic areas. Spiritbrook Neighborhood Park is less than a mile’s drive on local roads and offers a pickleball court, a walking trail, and covered picnic areas. “Downtown Park is very popular with the locals,” Chalak says. Located in Downtown Redmond, this 2-acre space hosts special events, cultural programs and recreational activities. Chalak also recommends Sammamish Landing Park, an 8-acre site situated along the eastern shoreline of Lake Sammamish. The Strattonwood Swim Club is a mile’s drive via back roads and is open from May through September. Members have access to free swims, water aerobics and swim lessons. Peters Creek Retirement Center is also located in the community and offers services like assisted living, senior housing, and memory care. Residents can drive 3 miles to Metropolitan Market for grocery shopping. Sunrise Donuts and Espresso is a Grass Lawn community staple, opening its doors in 1995. Right next door is Bangkok Basil, which serves authentic Thai rolls, soups, and curries in a brightly colored cafe. Downtown Redmond, a 2-mile drive on local roads, offers a variety of shopping, dining, services, and employment. The Redmond Town Center features renowned retail chains like Gap, Chicos, LensCrafters and Guitar Center. Dining options include BJ’s Restaurant & Brewhouse, Fuji Steakhouse, Creperie de Paris and Cold Stone Creamery. There’s also a movie theater on the premises. Microsoft is headquartered in Redmond and provides employment for many of Grass Lawn’s residents. Locals have easy access to Interstates 520 and 405. There are also a few bus stops in the area, and light rail is coming in 2024. Seattle-Tacoma International Airport is 22 miles via I-405 S.

Located 11 miles north of Bellevue, North Redmond defines suburban living with large, well-maintained homes along quiet tree-lined streets. Jeff Churchill, long range planning manager at the City of Redmond, says the area is quiet since it’s mostly residential, with some parks throughout. “There are great schools, so it attracts families,” he says. “It’s pretty convenient for those that work in tech, as large tech employers are nearby.” Besides the suburban lifestyle, amenities like restaurants, shopping and events are only 3 miles south in Downtown Redmond. North Redmond is a bedroom community comprised of mostly single-family homes. These are typically larger than 2,500 square feet and built in the 21st century. The neighborhood is divided into several subdivisions; some are located in gated communities, while others are publicly accessible. The Woodlands is one of the subdivisions centrally located, featuring lots of pocket parks with playgrounds and walkable streets. Housing styles vary from Traditional, Craftsman and Contemporary styles. Traditional homes can start around $1 million up to $2.6 million. Craftsman is the more popular style, with prices starting at $1.7 million and reaching $3.5 million for a newer build. Contemporaries can begin at 1.7 million and peak at $3.1 million. North Redmond is a competitive market, with homes selling after 15 days, which is nearly a month faster than the national average of 43 days. Neighborhood students can attend schools in the Lake Washington School District, which is rated A-plus by Niche and ranked third best in the state. The neighborhood has several elementary schools, but most are zoned to attend Clara Barton Elementary. The A-rated school teaches kindergarten through fifth-grade students. Redmond Middle also earned an A from Niche. Students may graduate from Redmond High, an A-plus school that offers visual arts and music courses through the DigiPen Institute of Technology. Despite its name, 60 Acres Park to the west stretches across 94 acres. “Sixty Acres is a large soccer complex,” Churchill says. “It gets very busy when there are soccer games going on.” Right next to Sixty Acres Park is the Sammamish River Trail, a 10-mile hiking and biking trail with scenic views of parks and farms. “That Sammamish River trail is popular year-round,” Churchill says. “You see people running, jogging, riding their strollers all the time.” Farrel-McWhirter Park is a 68-acre park where visitors enjoy an animal farm, covered picnic shelters, natural spaces and multi-use trails connecting to the Puget Power/City of Redmond Trail. Juel Park is well used for its disc golf course and community garden. Golfers can tee up at the 18 or nine-hole courses at the Willows Run Golf Complex. Churchill says that for dining out, most people head to Downtown Redmond. “It has the most options from counter service and sit-down places,” he says. Doppio Café and Creperie serves coffee and European-style crepes in a modern, trendy aesthetic. Tropea Ristorante Italiano embodies a rustic Italian atmosphere, offering handmade pasta and other traditional dishes. Flatstick Pub is a casual spot hosting weekly activities like bingo and trivia. Downtown has many home essentials stores such as Target, Home Depot and Kohl’s. Groceries can be bought from PCC Community Markets right in the neighborhood. Derby Days is one of Redmond’s signature events held in July. Thousands take the streets of downtown for carnival rides, games, and craft and food vendors. The city’s Redmond Lights event brightens the area for the holidays. “That’s a month-long celebration,” Churchill says. “There’s a luminary walk and light installations. It’s well attended and lots of fun.” North Redmond residents have a couple of options for getting around. Using Highway 520, commuters are less than 20 miles from Seattle and 12 miles from Bellevue. Eventually, Redmond will have four light rail stops. In April 2024, the Sound Transit opened the 2 Line light rail, which is an eight-stop ride connecting Redmond and Bellevue. Redmond stops include Overlake Village and the Redmond Technology Center. Extension lines are planned to launch in 2025, which will include stops in Downtown Redmond and Marymoor Village.