By Bret Butler | Butler & Butler at Compass | Founding Broker, Compass Washington; REALTOR® Magazine 30 Under 30 honoree (2011) | Last updated November 3, 2026
The Kirkland real estate market is giving buyers more room to negotiate heading into winter 2026. Prices are down from last year, homes are taking longer to sell and buyers have more properties to choose from. According to Redfin, Kirkland’s median sale price was $1,219,419 for the three months ending September 2026, down 9.67% from a year earlier. Here’s what we’re seeing in the numbers and what it means if you’re thinking about buying or selling in Kirkland.
We’re Butler & Butler at Compass, a family real estate team made up of Bret, Lisa, Greg and Sunny Butler. We bring 41 years of experience and over 100 years of combined experience helping buyers and sellers in Kirkland, Woodinville, Redmond, Bellevue, Sammamish and throughout Seattle’s Eastside. We’re #1 in Woodinville and #24 in Washington by sales volume (RealTrends Verified 2026, based on 2025 sales data) and rank among the top 1% of real estate agents nationwide.
Key numbers: Kirkland real estate market (latest available as of November 3, 2026)
- Median sale price: $1,219,419, down 9.67% year over year (Redfin, three months ending September 2026)
- Median days on market: 28, up from 21 (Redfin)
- Homes with a price drop: 36.5% (Redfin)
- Single-family active listings: 226, up 27% from 178, with 3.70 months of inventory (NWMLS area 560, September 2026)
- Zillow Home Value Index: $1,154,450, down 5.6% (September 30, 2026)
- 30-year fixed mortgage rate: 7.24%, up from 6.17% a year earlier (Freddie Mac, October 29, 2026)
What is the Kirkland real estate market like right now?
Homes are still selling in Kirkland, but buyers are taking more time and sellers are having to be more thoughtful about pricing. Here’s what Redfin reported across all Kirkland home types for the three months ending September 2026 (checked November 3, 2026):
- Median sale price: $1,219,419, down 9.67% year over year.
- Homes sold: 365, down 1.2%.
- Median days on market: 28, up from 21 a year earlier.
- Sale-to-list price: 97.7%, down 0.8 points.
- Sold above list price: 10.9% of homes, down 5.7 points.
- Price drops: 36.5% of homes, up 3.6 points.
Zillow’s Home Value Index for Kirkland was $1,154,450 as of September 30, 2026, down 5.6% over the past year. These numbers measure different things. Zillow estimates typical home values across the market while Redfin looks at homes that actually sold. That’s why we consider both when evaluating the Kirkland market.
How many homes are for sale in Kirkland?
One of the biggest changes we’re seeing is the amount of inventory available. Buyers have more options and sellers are facing more competition. The Northwest Multiple Listing Service (NWMLS) tracks single-family homes by map area. Here’s what September 2026 looked like in area 560 (Kirkland/Bridle Trails):
- Active listings: 226, up 27% from 178 a year earlier.
- Pending sales: 46, down 24.6% from 61.
- Closed sales: 61, up from 49.
- Median closed price: $1,900,000, down 17.4% from $2,300,000.
- Months of inventory: 3.70.
Nearby area 600 (Juanita/Woodinville) had 467 active single-family listings, up from 313, with 5.02 months of inventory. Across the entire NWMLS service area, active listings reached 24,965 in September, the highest level since September 2014, according to the NWMLS October 6, 2026 market update.
When we checked on November 3, 2026, NWMLS had not yet released October 2026 figures, making September the latest available month. It’s also worth remembering that area 560 represents a relatively small number of sales. A few higher-priced transactions can move the median quite a bit, which is why we look at these numbers alongside Redfin’s three-month data.
How do Kirkland home prices compare with Redmond, Bellevue and Woodinville?
If you’re considering several Eastside communities, it’s helpful to see how the markets compare. Kirkland falls between Redmond and Woodinville on median sale price, but it also had the largest year-over-year price decline of these four cities:
| City | Median sale price | Change vs. a year earlier | Median days on market (a year earlier) | Sale-to-list price |
|---|---|---|---|---|
| Kirkland | $1,219,419 | −9.67% | 28 (21) | 97.7% |
| Redmond | $1,194,406 | −8.1% | 36 (22) | 97.4% |
| Bellevue | $1,499,286 | −1.4% | 24 (18) | 97.2% |
| Woodinville | $1,249,405 | +6.3% | 20 (20) | 99.8% |
Every Eastside market is a little different. If you’re comparing locations, we’ve also put together guides on buying a home in Bellevue and living in Redmond to help you understand those markets.
Which parts of Kirkland cost more: 98033 or 98034?
There’s a meaningful difference between Kirkland’s two main ZIP codes. Looking at King County Assessor sales records from October 2025 through September 2026, here’s how 98033 and 98034 compare:
| ZIP code | Qualifying sales | Median sale price | Sales $1M–$2M (share) | Median sale in $1M–$2M | Sales $2M or more |
|---|---|---|---|---|---|
| 98033 | 440 | $1,500,000 | 189 (43.0%) | $1,485,000 | 134 |
| 98034 | 516 | $1,000,000 | 242 (46.9%) | $1,250,000 | 19 |
ZIP code 98033 includes downtown Kirkland and much of central and south Kirkland. It recorded 134 sales at $2 million or more, compared with 19 in 98034. Farther north, 98034 includes much of Juanita, Kingsgate and Finn Hill, with more sales in the $1 million to $2 million range. The City of Kirkland identifies 14 neighborhood areas, including Bridle Trails, Central Houghton and Totem Lake. If you’d like to learn more about specific communities, take a look at our guide to the Bridlewood neighborhood in Kirkland or our article on why Kirkland real estate attracts so many buyers.
How do mortgage rates affect Kirkland buyers right now?
Mortgage rates continue to affect what buyers can comfortably afford. According to Freddie Mac’s Primary Mortgage Market Survey, the average 30-year fixed rate was 7.24% on October 29, 2026, compared with 6.17% a year earlier. The 15-year fixed rate averaged 6.60%.
To put that in perspective, a $1,000,000 loan at 7.24% works out to about $6,815 per month in principal and interest. At 6.17%, that payment would be about $6,105, a difference of roughly $710 each month before taxes and insurance. That’s a meaningful change in a buyer’s monthly budget and helps explain why buyers are paying closer attention to both price and terms.
What does the Kirkland market mean for buyers?
For buyers, this market offers some opportunities we haven’t seen as often in recent years. There’s more inventory to consider and more room to have a conversation about price and terms. Here’s what I’d focus on:
- Take advantage of the selection. With 226 active single-family listings in area 560, you have more homes to compare and can take a closer look at what fits your needs.
- Don’t be afraid to negotiate. With 36.5% of homes seeing a price reduction and a 97.7% sale-to-list ratio, it’s worth discussing inspections, closing timelines and seller credits.
- Be prepared when the right home comes along. Well-priced homes can still attract strong interest. Having your pre-approval ready puts you in a better position to move forward.
- Verify school assignments. Most Kirkland homes are served by the Lake Washington School District. Its four neighborhood high schools include Juanita and Lake Washington high schools in Kirkland. Always confirm the assigned schools directly with the district for the property you’re considering.
You can browse Kirkland homes for sale on our website. If you’re deciding who to work with, our guide on how to choose a luxury real estate agent on the Eastside outlines some helpful questions to ask.
What does the Kirkland market mean for sellers of $1M–$2M homes?
The $1 million to $2 million price range represents a significant part of Kirkland’s housing market. According to King County Assessor records for the 12 months ending September 2026, 431 of 956 qualifying sales in the 98033 and 98034 ZIP codes (45.1%) were in this range. With more homes competing for the same buyers, pricing and presentation matter more than ever.
- Price for the market we’re in today. Rather than relying on what a home sold for last spring, look closely at recent pending and closed sales in your immediate area. With prices down year over year, current activity gives us a better picture of what buyers are willing to pay.
- Get the preparation right before listing. The first weeks on the market are important. We want the home properly prepared, professionally photographed and priced correctly from the beginning.
- Plan your net with the 2027 excise tax tiers. For sales beginning January 1, 2027, Washington’s state real estate excise tax is 1.28% on the portion of the price from $551,000 to $1,551,000 and 2.75% above that, plus Kirkland’s 0.50% local rate. On a $1.5 million sale in 2027, that’s about $18,208 in state tax plus $7,500 local. Our REET 2027 guide for $1M–$2M sellers and article on the hidden costs of selling a home explain what to consider when calculating your proceeds.
If you’re considering selling, our Eastside home-selling page walks through how we prepare, price and market homes in Kirkland. We’re always happy to talk through your options.
What has Butler & Butler sold in Kirkland?
We’ve had the opportunity to represent some wonderful properties in Kirkland. Recent sales featured on Bret’s Compass profile include:
- 2045 Rose Point Ln, Kirkland: sold for $6,350,000 in January 2026, a Lake Washington waterfront home.
- 1834 9th St W, Kirkland: sold for $4,475,000 in June 2024.
Across our business, Butler & Butler has sold more than $1.5 billion in real estate and more than 1,600 homes. That experience helps us guide our clients through changing markets with a clear understanding of pricing, preparation and negotiation.
Frequently asked questions about the Kirkland real estate market
Is Kirkland a buyer’s or seller’s market right now?
The Kirkland market has moved more in buyers’ favor. According to Redfin, homes took a median of 28 days to sell (up from 21) and 36.5% had a price reduction during the three months ending September 2026. NWMLS also reported 3.70 months of single-family inventory in Kirkland/Bridle Trails for September 2026. Buyers have more choices and sellers need to be thoughtful about pricing.
What is the median home price in Kirkland, WA?
Redfin reported a median sale price of $1,219,419 across all Kirkland home types for the three months ending September 2026. Zillow’s Home Value Index was $1,154,450 on September 30, 2026. For single-family homes in NWMLS area 560, the September 2026 median was $1,900,000. The differences reflect what each source measures.
Are Kirkland home prices going down?
Yes. Compared with a year earlier, Redfin reported a 9.67% decline in Kirkland’s median sale price while Zillow’s Home Value Index was down 5.6%. With more homes available, buyers generally have more negotiating room than they did in 2025.
How long does it take to sell a home in Kirkland?
According to Redfin, Kirkland homes spent a median of 28 days on the market during the three months ending September 2026, compared with 21 days a year earlier. Homes that are well prepared and priced appropriately can still sell faster. That’s why we put so much emphasis on getting the pricing and presentation right before going live.
Is 98033 or 98034 more expensive?
98033 has the higher median sale price. King County Assessor records from October 2025 through September 2026 show a median of $1,500,000 in 98033 compared with $1,000,000 in 98034. The specific property and location still matter when comparing homes.
Who can help me buy or sell a home in Kirkland?
Butler & Butler at Compass is our family team of Bret, Lisa, Greg and Sunny Butler. We bring 41 years of experience and over 100 years of combined experience helping buyers and sellers throughout the Eastside. If you’re thinking about making a move in Kirkland, call Bret at 206.604.3350 or email Bret@ButlerRealEstate.com. We’d be happy to help.
What is your Kirkland home worth?
Online home estimates are a useful starting point, but they don’t always account for your home’s updates, views or the most recent pending sales in your neighborhood. That’s where our local experience comes in. We look closely at your property and the current market to help you understand what buyers may be willing to pay.
If you’re curious about your home’s value, you can Request a free home valuation. We’ll put together a clear price range and a plan based on current Kirkland sales. You’re also welcome to call Bret at 206.604.3350, email Bret@ButlerRealEstate.com, meet our team or contact us. We’re always happy to be a resource, whether you’re ready to make a move or simply want to understand your options.
Sources: Redfin Kirkland, Redmond, Bellevue and Woodinville housing market pages (three months ending September 2026, checked November 3, 2026); NWMLS September 2026 map area breakouts and October 6, 2026 market update (October data not yet released); Zillow Home Value Index (September 30, 2026); Freddie Mac PMMS (October 29, 2026); King County Assessor sales (October 2025 to September 2026); Washington Department of Revenue; Lake Washington School District; City of Kirkland; Compass. Deemed reliable but not guaranteed.