Clyde Hill
The view ridge of the Eastside
Clyde Hill is a one-square-mile incorporated city perched at up to 375 feet of elevation between Bellevue, Kirkland, and the Points peninsulas. There is no waterfront here, but the panoramic west-facing views of Lake Washington, the Seattle skyline, and the Olympic Mountains are arguably the most dramatic non-water views on the entire Eastside.
What Clyde Hill offers, in plain terms, is the highest-floor non-waterfront market on the Eastside, a quieter residential feel than the waterfront enclaves, and a 20,000-square-foot minimum lot ordinance that ensures the neighborhood will keep its breathing room indefinitely.
If you're considering buying or selling in Clyde Hill, the breakdown below should help. Reach out anytime to talk through specifics.
Clyde Hill market snapshot
| Metric | Latest |
|---|---|
| Median sold (Feb 2026) | $6,391,500 |
| 6-month median (through Feb 2026) | $5,125,000 |
| Months of inventory | 1.2 (seller's market) |
| Days on market | 8–16 days |
| Effective property tax rate | Among the lowest in King County |
Sources: Movoto, Wicklund/NWMLS, Redfin. Refreshed quarterly.
Architecture and lots
Clyde Hill's housing stock is in active transition. Many of the original 1950s through 1970s ramblers and split-levels are coming down to make way for 6,000 to 10,000 square foot modern transitionals and Northwest contemporaries. The most active builders here include MN Custom Homes, John Buchan Homes, Adam Leland Homes, and Bordner Construction.
Median construction year is 1972, and that number will keep dropping as new construction fills in.
The single most important zoning fact for any buyer or seller to understand: the city requires a 20,000-square-foot minimum lot size. That ordinance is the reason Clyde Hill feels the way it does, and it's why the neighborhood will not get denser over time.
Schools
Clyde Hill is in the Bellevue School District (Niche #1 in Washington for 2026, third consecutive year; see BSD news).
| Level | School | GreatSchools | Notes |
|---|---|---|---|
| Elementary | Clyde Hill Elementary | 8/10 | 636 students, ranks above 85.7% of WA elementaries |
| Middle | Chinook Middle School | 8/10 | Top tier in BSD |
| High | Bellevue High School | n/a | US News #10 in WA |
Several private schools are physically located in Clyde Hill, including Bellevue Christian School (1601 98th Ave NE, pre-K through 12), Sacred Heart School, and the Three Points Elementary campus. Other strong private options nearby include The Overlake School, Eastside Preparatory, The Bush School, and Lakeside School.
Commute times
Clyde Hill's central location makes it one of the strongest commute positions on the Eastside.
| Destination | Drive time |
|---|---|
| Downtown Bellevue | 5 min |
| Meta Bellevue | 7–10 min |
| Microsoft Redmond | 10–12 min |
| Google Kirkland | 10–15 min |
| Downtown Seattle (via SR 520) | 12–18 min |
Spring District and Wilburton 2 Line stations are 5 to 8 minutes by car.
Amenities and lifestyle
Clyde Hill is intentionally residential, with no commercial zoning, no retail, and no restaurants inside the city. What's there: Clyde Hill Park, Civic Park, and the NE 32nd Street viewpoints, where many of the city's signature view photos are taken.
Everything else is a short drive: Overlake Golf & Country Club is just south in Medina. Bellevue Golf Course (public) is two miles away. Old Bellevue, Bellevue Square, and The Bravern are all walkable or a quick drive.
Why buyers are choosing Clyde Hill in 2026
Three reasons keep coming up in conversations with buyers:
- Best value-per-million on Eastside view homes. A buyer who wants Bellevue High School zoning, a panoramic view, and a substantial lot can find better fundamentals here than at the same price point on the waterfront.
- Bellevue High School zoning without the waterfront premium. For buyers prioritizing schools first, Clyde Hill is the most efficient way into the district's flagship feeder pattern.
- Structural privacy. The 20,000-square-foot minimum lot guarantee is unusual in the Eastside and increasingly valued.
What homes sell for in Clyde Hill
| Tier | Typical range |
|---|---|
| Entry-level rambler tear-down on 20,000 sf lot | $2.9M – $4M |
| New construction 5,000–7,000 sf | $6.5M – $10M |
| Trophy chateau-scale gated estate with panoramic view | $12M – $22M |
Recent comps have ranged from a $6.6M February 2026 sale (up 50% year-over-year) to multiple new-construction closings in the $7M–$9M range.
Property taxes in Clyde Hill
The 2026 city levy rate is $0.29548 per $1,000 of assessed value, the second-lowest in all of King County (Hunts Point is the only lower one). The combination of low city levy, no state income tax (through 2028), and Bellevue School District access is part of why long-tenured Clyde Hill owners tend to stay.
A market signal worth flagging for sellers: Meta returned five development blocks in Bellevue's Spring District to Wright Runstad in October 2025, suggesting modest commercial softening. Clyde Hill residential demand has held firm through that: school zoning is the dominant value driver here, and that hasn't changed.
Thinking of buying or selling in Clyde Hill?
Clyde Hill is one of my core markets. If you'd like to talk through a specific home, the right time to list, or just understand where the market sits today, reach out anytime.
Wendy Klinker | Windermere Real Estate Get in touch to talk specifics.
Sources
- Movoto Clyde Hill market trends: median sale, days on market
- Redfin Clyde Hill housing market: months of supply, sale-to-list
- Niche, Bellevue School District: #1 in WA, 2026
- BSD, 2026 Niche ranking announcement
- Downtown Bellevue Network, Meta Spring District news (December 2025) for Meta Wright Runstad blocks return
Market data refreshed quarterly. Last updated: May 2026