Understanding Home Value in Bellevue & The Eastside
If you are relocating to the Seattle area or looking to "move up" to your next home, the $1M–$2M price range is the most active and competitive segment of our market.
This range is especially popular among:
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Tech Professionals: Relocating from the Bay Area, New York, or Canada who need proximity to HQ.
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Growing Families: Locals looking to trade a condo for a backyard and more bedrooms.
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Smart Investors: Buyers prioritizing safety, top-tier schools, and long-term wealth building.
But the question on everyone’s mind is: "What does $1M–$2M actually buy me on the Eastside today?"
The answer depends entirely on your priorities. You are usually trading location for square footage. This guide breaks down exactly what to expect in each city so you can decide which trade-off is right for you.
1. The Entry Level: What $1M–$1.3M Buys You
(The "Foot in the Door" Strategy)
In 2025, this price point is the entry level for Bellevue and Kirkland, but it buys you luxury space further out in Bothell.
Bellevue ($1M–$1.3M)
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The Reality: You are buying the zip code and the schools, not a mansion.
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What to Expect: 1950s–1970s homes (1,200–1,800 sq ft). These often need cosmetic updates.
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Neighborhoods: Lake Hills, Crossroads, Woodridge (townhomes).
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Who This Is For: Buyers who value a 10-minute commute and Bellevue schools over having a large, modern house.
Kirkland ($1M–$1.3M)
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The Reality: A walkable, vibrant lifestyle.
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What to Expect: Mostly condos near downtown or older townhomes (1,200–1,700 sq ft). You might find modest single-family homes in Juanita or Finn Hill.
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Lifestyle: Strong community feel with easy access to the lake and Google’s campus.
Redmond ($1M–$1.3M)
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The Reality: Practical proximity to Microsoft.
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What to Expect: 1970s–1990s split-level homes (3 bed/2 bath) in neighborhoods like Education Hill or Viewpoint.
Bothell ($1M–$1.3M)
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The Reality: The "More for Your Money" choice.
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What to Expect: This is where you find space. Expect newer construction or fully remodeled homes with 3–4 bedrooms and larger lots (2,000+ sq ft).
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Who This Is For: Families who refuse to compromise on house size and don't mind a slightly longer commute to Bellevue.
2. The Sweet Spot: What $1.3M–$1.6M Buys You
(The "Move-Up" Market)
This is the most active price band for families upgrading from their first home. You stop compromising on basics and start looking for specific lifestyle upgrades.
Bellevue ($1.3M–$1.6M)
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What to Expect: 1960s–1980s homes (1,800–2,500 sq ft) in neighborhoods like Newport Hills, Wilburton, and entry-level Somerset.
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The Trade-off: You get the prestigious school district and excellent resale value, but the home may still need cosmetic updates to the kitchen or baths.
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Lifestyle: Quiet, safe, suburban feel with immediate access to I-90 or 405.
Kirkland ($1.3M–$1.6M)
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What to Expect: Updated 3–4 bedroom homes on mid-sized lots in Juanita or North Rose Hill.
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Why Buyers Love It: You are close to the vibrant café culture of downtown Kirkland and the Google campus, making it a high-demand area for tech workers.
Redmond ($1.3M–$1.6M)
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What to Expect: 2,000–2,500 sq ft split-level or two-story homes.
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Neighborhoods: Education Hill and Grass Lawn. These areas are incredibly desirable for Microsoft employees who want a short commute and top-rated schools.
Bothell ($1.3M–$1.6M)
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The Reality: New construction luxury.
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What to Expect: 2,400–3,200 sq ft, 4+ bedrooms, modern open layouts, and chef’s kitchens.
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Who This Is For: Buyers who want a "turn-key" home where no renovation is required.
3. The Premium Tier: What $1.6M–$2M Secures
(The "Forever Home" Territory)
Once you cross the $1.6M threshold, you gain access to premium locations, flat lots, and high-end finishes.
Bellevue ($1.6M–$2M)
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What to Expect: 2,200–3,000 sq ft homes with high-end remodels.
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Neighborhoods: Somerset (mid-tier), Woodridge, and Factoria.
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The Value: This is where you secure "flat lots" (a premium in hilly Bellevue) and access to the absolute best schools. It is a blue-chip investment for stability and growth.
Kirkland ($1.6M–$2M)
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What to Expect: Newer construction or high-end townhomes right near the water or downtown.
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Neighborhoods: East of Market, Bridle Trails (Kirkland side), and North Rose Hill.
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Who This Is For: Buyers who prioritize walkability and lifestyle amenities over having a massive backyard.
Redmond ($1.6M–$2M)
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What to Expect: Large, executive homes (2,600–3,400 sq ft) in North Redmond or English Hill.
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Lifestyle: Very green, very private, and excellent access to parks.
Bothell ($1.6M–$2M)
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The Reality: Exceptional luxury value.
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What to Expect: 3,000+ sq ft, 5 bedrooms, luxury finishes, and often part of newer master-planned communities.
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Comparison: A home of this caliber in West Bellevue would cost $4M+.
4. How to Choose: Which Price Range Fits Your Lifestyle?
When I consult with clients, whether they are relocating from San Jose or moving from a condo in downtown Seattle, I ask them to rank their priorities.
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If you want walkability & dining: Look at Kirkland or Downtown Bellevue ($1.3M+).
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If schools are the #1 priority: Focus on Bellevue or Redmond ($1.4M–$2M).
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If you want space & new construction: Your money goes furthest in Bothell ($1M–$1.6M).
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If you want long-term equity growth: Bellevue ($1.5M+) remains the gold standard for appreciation.
5. Final Thoughts: Making a Confident Purchase
The $1M–$2M range on Seattle’s Eastside is fast-moving and nuanced. A listing might look perfect online, but only a local expert knows if that street is used as a commute shortcut or if that street is used as a commute shortcut or if the school district boundaries are strictly enforced.
As someone who has helped dozens of families, including many in the Persian community, relocate, upgrade homes, and build wealth here, I guide you through every step with honesty, clarity, and confidence.
We aren't just looking for a structure; we are looking for a community where you feel at home.
Considering a move or want to explore homes in this range? Let’s schedule a consultation and find the lifestyle, not just the house, that fits your next chapter.
