Butler & Butler Real Estate is a family real estate team at Compass led by broker Bret Butler. We help buyers and sellers throughout Bellevue, Redmond, Kirkland, Woodinville and Seattle’s Eastside in King County, Washington. Butler & Butler has 41 years of experience, with Greg, Sunny, Bret and Lisa Butler bringing over 100 years of combined experience to our clients. Our team ranks in the top 1% of real estate agents nationwide and is #1 in Woodinville and #24 in Washington by sales volume (RealTrends Verified 2026, based on 2025 sales data). If you’re considering buying a home in Bellevue in 2026, this guide will help you understand the current market, explore neighborhoods, evaluate schools and light rail access and put together a practical plan for your home search.
What is the Bellevue housing market like in 2026?
Bellevue remains one of the Eastside’s most competitive real estate markets, although buyers have a little more room to negotiate than they did a year ago. According to Redfin’s Bellevue housing market page, the median sale price across all home types was $1,499,286 for the three months ending September 2026, a decrease of 1.4% year over year. The median price per square foot was $628, down 5.1%.
Here are a few other Redfin numbers from that same three-month period:
- Median days on market increased from 18 days a year earlier to 24 days.
- The sale-to-list ratio was 97.2%, down 1.2 points.
- 10.7% of homes sold above list price, down 7.0 points.
- 32.8% of homes had a price drop, up 3.8 points.
- 391 homes sold in September 2026, compared with 458 in September 2025.
Redfin still considers Bellevue “very competitive,” giving it a Compete Score of 70 out of 100. The most desirable homes can still go pending in around 8 days. Zillow’s data reflects a similar trend. Its Bellevue Home Value Index was $1,386,450 as of September 30, 2026, down 4.4% over the previous year. Zillow’s index measures estimated typical home values rather than actual median sale prices, which explains why the two figures differ.
Is 2026 a good time to buy a home in Bellevue?
For buyers who are financially prepared, fall 2026 presents opportunities we haven’t seen in Bellevue for some time. Prices are relatively flat to slightly lower, homes are spending more time on the market and approximately one in three listings has reduced its asking price. That creates opportunities to negotiate, although mortgage rates remain an important consideration. Freddie Mac’s Primary Mortgage Market Survey reported an average 30-year fixed mortgage rate of 7.24% as of October 29, 2026. That’s down from 7.32% the previous week but higher than the 6.17% rate recorded a year earlier.
Here’s how I would approach the market as a buyer:
- Look beyond the purchase price. With homes taking longer to sell, some sellers may be more willing to consider inspection contingencies, flexible closing dates or credits toward a mortgage rate buydown.
- Be prepared to act on the right home. Redfin reports that many Bellevue properties still receive multiple offers, sometimes with waived contingencies. The most competitive homes can go pending in approximately 8 days.
- Understand your financing before you start looking. Speak with a lender and get pre-approved before touring homes. Knowing your actual monthly payment at today’s rates will help you make a more informed decision.
What are the best neighborhoods in Bellevue for homebuyers?
Bellevue offers a wide range of neighborhoods, and the right fit really comes down to how you want to live. Some buyers prioritize walkability and restaurants, while others want waterfront access, views, acreage or a convenient commute. The City of Bellevue identifies 16 neighborhood areas. Here are five areas our buyers frequently ask about, with information drawn from the city’s neighborhood profiles.
Downtown Bellevue
Downtown Bellevue is the city’s primary economic and employment center and its fastest-growing residential neighborhood, according to the city. It’s an excellent area to consider if you prefer condo living and the convenience of being able to walk to restaurants, shopping and parks. Downtown Park, Meydenbauer Bay Park, the Bellevue Arts Museum, the Bellevue Collection and the Bravern are all within walking distance. The neighborhood also has direct light rail access through Bellevue Downtown Station on the Link 2 Line.
West Bellevue
West Bellevue is located south of downtown, west of I-405 and north of I-90. It’s home to some of Bellevue’s most established neighborhoods, including Enatai, Bellecrest, Surrey Downs, Killarney Circle and Meydenbauer Point. The area borders Lake Washington and Mercer Slough, with waterfront parks including Chism Beach, Chesterfield Beach and Enatai Beach. Residents also have access to South Bellevue Station and the South Bellevue Park & Ride.
Somerset
Somerset is known for its elevated setting and panoramic views across Lake Washington toward Seattle and the Olympic Mountains. The neighborhood area includes Somerset, Forest Hill, Eaglesmere, Westwood Highlands and several other neighborhoods. It offers convenient access to I-90 and I-405, along with nearby trails at Coal Creek Natural Area and Cougar Mountain. According to the city, students in Somerset attend Somerset Elementary, Tyee Middle School and Newport High School.
Eastgate and Factoria
Eastgate and Factoria are located along I-90 near the I-405 interchange. These neighborhoods offer a mix of established single-family homes, multifamily communities and office space. Nearby amenities include the Eastgate Park and Ride, Marketplace at Factoria, Bellevue College and South Bellevue Community Center. The city identifies Eastgate Elementary, Puesta Del Sol Elementary (Spanish immersion), Tyee Middle School and Newport High School as neighborhood schools.
Bridle Trails
If you appreciate the larger properties and equestrian character of Woodinville, Bridle Trails is worth exploring. The City of Bellevue describes it as the city’s equestrian neighborhood area, with heavily wooded surroundings, large single-family lots, pastures and trails. The neighborhood borders the 482-acre Bridle Trails State Park, which offers 28 miles of trails. The city lists Cherry Crest Elementary, Odle Middle School and Sammamish High School for the area’s attendance zone.
If you’re ready to explore, you can browse current Bellevue homes for sale on our website or set up property alerts for the neighborhoods that interest you.
What schools serve Bellevue, WA?
Schools are an important consideration for many Bellevue homebuyers, and it’s worth understanding how the district boundaries work before choosing a neighborhood.
Most Bellevue homes are served by the Bellevue School District (BSD), which operates 28 schools. These include 16 elementary schools, 5 comprehensive middle schools, 4 comprehensive high schools (Bellevue, Interlake, Newport and Sammamish), 2 choice schools serving grades 6-12 and 1 online school. The district also offers a Spanish immersion elementary school and a Mandarin dual-language elementary school.
In a September 17, 2026 board update, BSD reported enrollment of 18,822 students for the 2026-27 school year as of September 11.
One important detail is that not every Bellevue address falls within the Bellevue School District. According to the city, approximately half of Cougar Mountain/Lakemont is served by the Issaquah and Renton school districts, while portions of Newport fall within the Renton School District.
Because school assignments are determined by the property’s address, I always recommend confirming the specific schools before making an offer. You can do that through the BSD Find Your School tool.
How does light rail change commuting from Bellevue?
Light rail has become an important part of Bellevue’s transportation options. Sound Transit’s Crosslake Connection opened on March 28, 2026, connecting Bellevue to Seattle across the I-90 floating bridge.
The Link 2 Line now provides service to Mercer Island, Judkins Park and downtown Seattle, with a connection to the 1 Line at International District/Chinatown. Bellevue’s 2 Line stations include South Bellevue, East Main, Bellevue Downtown, Wilburton, Spring District and BelRed. The line also continues to Overlake and Downtown Redmond.
According to Sound Transit, trains generally operate from about 5 a.m. until midnight, arriving approximately every eight minutes during peak periods and every 10 to 15 minutes throughout the rest of the day.
For buyers who regularly commute to Seattle or Redmond, neighborhoods near Downtown Bellevue, Wilburton, the Spring District and South Bellevue deserve consideration.
What should you look for when buying a home in Bellevue?
When helping buyers evaluate homes in Bellevue, I recommend starting with the things that are difficult or impossible to change. Location, school assignment, commute and lot characteristics should come first. From there, it’s about finding a home that supports the way you live.
Here are the main things I would evaluate:
- Commute and transit: Consider proximity to a 2 Line station and access to I-405, I-90 or SR 520.
- School assignment: Verify the school district and assigned schools for the specific property address.
- Home type: Decide whether you prefer a downtown condo, an established single-family neighborhood, a view property, waterfront or acreage.
- Flexible space: Look for rooms that can serve as a home office, gym or guest suite as your needs change.
- Outdoor space: Consider whether a yard, deck or convenient access to parks and trails is most important.
- Condition: Determine whether you want a move-in-ready home or are comfortable budgeting for improvements.
Before you begin touring properties, I also recommend reading our guide on how to prepare to buy a home and the questions every buyer should ask their real estate agent.
How does Bellevue compare with Redmond and Kirkland?
Bellevue generally commands higher home prices than its neighboring Eastside communities to the north, and its values have held up better this year. Here’s a comparison of the three cities using Redfin data for the three months ending September 2026:
| City | Median sale price | Change YoY | Median days on market | Homes with price drops |
|---|---|---|---|---|
| Bellevue | $1,499,286 | -1.4% | 24 | 32.8% |
| Redmond | $1,194,406 | -8.1% | 36 | 39.4% |
| Kirkland | $1,219,419 | -9.67% | 28 | 36.5% |
Source: Redfin, all home types, three months ending September 2026.
If you’re also considering Redmond, our guide to living in Redmond, WA covers the city’s neighborhoods, schools and light rail options. You can also browse Redmond homes for sale and Kirkland homes for sale to compare available properties.
For buyers who place a higher priority on acreage and privacy, our guide to the best Woodinville neighborhoods for luxury homes and privacy is another helpful resource. We also have a Woodinville vs. Redmond vs. Bothell comparison that looks at the differences between these communities.
Does Butler & Butler work with luxury buyers near Bellevue?
Absolutely. At Butler & Butler, we represent luxury buyers and sellers throughout the Eastside, including communities surrounding Bellevue.
One recent example is our sale of 2045 Rose Point Ln in Kirkland. According to our team’s Compass sales records, the property sold in January 2026 for $6,350,000. The home featured 3 bedrooms, 3 bathrooms and 2,858 square feet.
You can explore more of our team’s sales on our recently sold page.
Frequently asked questions about buying a home in Bellevue
How much does a home cost in Bellevue, WA?
According to Redfin, the median sale price for all Bellevue home types was $1,499,286 for the three months ending September 2026, a decrease of 1.4% from the previous year. Zillow’s Home Value Index for Bellevue was $1,386,450 as of September 30, 2026. Prices vary considerably depending on whether you’re looking at a downtown condo, a home in an established single-family neighborhood or a waterfront property.
Is it a buyer’s or seller’s market in Bellevue right now?
Bellevue remains a competitive market, but buyers have gained some negotiating leverage. Redfin reports that homes took a median of 24 days to sell during the three months ending September 2026, compared with 18 days a year earlier. The sale-to-list ratio was 97.2%, and 32.8% of homes experienced a price reduction.
What are mortgage rates right now?
Freddie Mac’s Primary Mortgage Market Survey reported an average 30-year fixed mortgage rate of 7.24% as of October 29, 2026. That was down from 7.32% the prior week but above the 6.17% rate from a year earlier. Mortgage rates change weekly, so it’s important to get an updated quote directly from your lender.
What school district serves Bellevue?
Most Bellevue homes are served by the Bellevue School District, which operates 28 schools. Its four comprehensive high schools are Bellevue, Interlake, Newport and Sammamish. Some portions of Cougar Mountain/Lakemont and Newport are served by the Issaquah or Renton school districts. Always verify school assignments for the specific property address.
Which Bellevue neighborhoods are closest to light rail?
Downtown Bellevue has direct access through Bellevue Downtown Station. West Bellevue and Surrey Downs are served by South Bellevue and East Main stations, while Wilburton has its own station. BelRed and the Spring District also have convenient access through Spring District and BelRed stations. The Link 2 Line has connected Bellevue across Lake Washington to Seattle since March 28, 2026.
Who is Butler & Butler Real Estate?
Butler & Butler Real Estate is a family real estate team at Compass, made up of Greg, Sunny, Bret and Lisa Butler. We serve buyers and sellers in Bellevue, Redmond, Kirkland, Woodinville and throughout Seattle’s Eastside. Our team has 41 years of experience and over 100 years of combined experience. Butler & Butler ranks in the top 1% of real estate agents nationwide and is #1 in Woodinville and #24 in Washington by sales volume (RealTrends Verified 2026, based on 2025 sales data). You can reach me, Bret Butler, directly at 206.604.3350 or Bret@ButlerRealEstate.com.
Work with a Bellevue real estate team that knows the Eastside
Whether you’re searching for a downtown Bellevue condo near light rail, a home with views in Somerset or a larger property in Bridle Trails, our goal at Butler & Butler is to help you make a confident, informed decision.
We know the Eastside, and we believe that understanding the local market, individual neighborhoods and the details of each property makes a meaningful difference when buying a home.
If you’re considering a move, I’d welcome the opportunity to help. Call me directly at 206.604.3350, email Bret@ButlerRealEstate.com or contact Butler & Butler to get started with your Bellevue home search.
If you already own a home on the Eastside, you can request a free comparative market analysis to better understand what your property could sell for in today’s market.
And if you’re considering selling a $1M to $2M home in 2027, I recommend reading our overview of how Washington’s real estate excise tax changes on Jan. 1, 2027.
Market data: Redfin, Bellevue, Redmond and Kirkland, WA housing market pages, three months ending September 2026 (checked October 29, 2026); Zillow Home Value Index, September 30, 2026; Freddie Mac PMMS, October 29, 2026. Neighborhoods: City of Bellevue. Schools: Bellevue School District. Transit: Sound Transit. Recent sale: Compass records for Butler & Butler. Data is deemed reliable but not guaranteed.