Butler & Butler Real Estate is a family real estate team at Compass, led by broker Bret Butler, that helps buyers and sellers in Redmond, Woodinville, and across Seattle’s Eastside in King County, Washington. The team (Greg, Sunny, Bret, and Lisa Butler) brings over 100 years of combined experience representing Eastside buyers and sellers, and lists homes through the Northwest Multiple Listing Service (NWMLS). This guide covers what you need to know about living in Redmond and buying or selling a home here in 2026.
Who is a good real estate agent in Redmond, WA?
A good Redmond real estate agent knows the city neighborhood by neighborhood, from the condos near the new light rail stations to the acreage homes east of town. Butler & Butler is one Redmond option: a Compass team that lists and sells homes throughout Redmond’s 98052 and 98053 ZIP codes and the surrounding Eastside. Butler & Butler reports that it has sold more listings, by both number and value, than any other team in the greater Woodinville and Redmond area. You can browse current Redmond homes for sale on our site, which shows live NWMLS listings.
What is the Redmond, WA housing market like right now?
Redmond’s market has cooled from last year but is still competitive. According to Redfin, the median sale price for all home types in Redmond was $1,194,406 for the three months ending September 2026, down 8.1% year over year. Homes sold in a median of 36 days, up from 22 days a year earlier, and sold for about 97.4% of list price on average. Redfin also reports that 39.4% of homes had a price drop in that period.
What that means for you:
- Buyers have more room to negotiate on price, inspection, and timing than they did in 2025.
- Sellers need to get pricing and presentation right from day one. Well-prepared homes still go pending quickly. Redfin notes that “hot” Redmond homes can go pending in around 8 days.
Market numbers change every month. For a current read on your home, request a free comparative market analysis.
What are the best neighborhoods in Redmond, WA?
The City of Redmond officially divides itself into ten neighborhoods: Downtown, Overlake, Bear Creek, Sammamish Valley, Southeast Redmond, Willows/Rose Hill, Education Hill, Grass Lawn, Idylwood, and North Redmond. Here are the ones buyers ask us about most, plus Redmond Ridge just outside the city.
Education Hill
Education Hill sits in the middle of Redmond, above downtown. The city describes it as a mature residential area with views of the Sammamish Valley and the Cascades, several schools, and a strong neighborhood feel. Expect established single-family homes on tree-lined streets, close to Redmond High School and downtown. See Education Hill homes for sale.
Downtown Redmond and Redmond Town Center
Downtown is one of Redmond’s two urban centers. It has condos, townhomes, and newer apartment-style living within walking distance of shops, restaurants, the Sammamish River Trail, and Redmond Town Center. Downtown Redmond Station, the end of the Link 2 Line, now puts light rail right in the neighborhood.
Overlake
Overlake, now branded the Overlake Intercultural District, is Redmond’s other urban center, next to Microsoft’s main campus. It’s growing fast with new housing, international dining, and two light rail stops (Overlake Village and Redmond Technology). It’s a strong fit for buyers who want a short walk or train ride to work.
Grass Lawn and Idylwood
These two west-side neighborhoods are mostly residential. The city describes Grass Lawn as mature and highly walkable, centered on Grass Lawn Park. Idylwood sits on a slope overlooking Lake Sammamish and Marymoor Park and is home to Idylwood Beach Park and Audubon Elementary. Both are close to Overlake and SR 520.
North Redmond and Redmond Ridge
North Redmond is mostly residential, with many newer subdivisions and larger lots. Just east of the city limits, in Redmond’s 98053 ZIP code, Redmond Ridge is a master-planned community with its own trails and parks. It’s served by Lake Washington School District schools, including Timberline Middle School. Explore North Redmond homes for sale.
What schools serve Redmond, WA?
Most Redmond homes are served by the Lake Washington School District (LWSD). The district serves Kirkland, Redmond, and about half of Sammamish, and enrolls about 29,700 students in 2026-27, according to LWSD. Neighborhood schools in Redmond include Redmond High School (17272 NE 104th St.), Redmond Middle School, Rose Hill Middle School, Evergreen Middle School, and Timberline Middle School. The district also runs Tesla STEM High School, a lottery-based choice school in Redmond.
Feeder patterns matter. For 2026-27, LWSD shows that Audubon and Rush elementary students (west and south Redmond) go on to Rose Hill Middle and Lake Washington High School, while Redmond, Rockwell, Mann, and Clara Barton elementary students feed Redmond Middle and Redmond High. Always confirm school assignment for a specific address with the LWSD attendance-area tool.
How do you commute from Redmond on light rail?
Redmond now has four Link light rail stations. Sound Transit opened the Downtown Redmond Link extension on May 10, 2025. It added Marymoor Village and Downtown Redmond stations, extending the 2 Line 3.4 miles from Redmond Technology Station, and Marymoor Village has a 1,400-space parking garage. On March 28, 2026, the Crosslake Connection opened across the I-90 floating bridge, linking Redmond and Bellevue directly to Mercer Island, Judkins Park, and downtown Seattle.
For homeowners, that means you can now reach Bellevue, the Spring District, and Seattle by train from Overlake or downtown Redmond. SR 520 and SR 202 still carry most car commuters.
What is there to do in Redmond?
Marymoor Park is the centerpiece. It’s King County’s 640-acre park at the north end of Lake Sammamish, with sports fields, the region’s only velodrome, a climbing wall, a community garden, and a 40-acre off-leash dog area locals call “Doggy Disneyland.” The Sammamish River Trail connects Marymoor to downtown Redmond and north toward Woodinville wine country, which is one reason many of our clients consider both cities.
Recent Butler & Butler sales
These are recent transactions from Butler & Butler’s Compass profile, with Redmond and Eastside homes listed first.
| Address | City | Status | Price | Beds / Baths | Sq Ft | Date |
|---|---|---|---|---|---|---|
| 21407 NE Union Hill Rd | Redmond | Sold | $3,866,500 | 8 / 11 | 7,630 | May 2026 |
| 15707 NE 136th Pl | Redmond | Sold | $4,000,000 | — | — | Jun 2024 |
| 20450 NE 71st St | Redmond | Active | $3,499,000 | — | — | Oct 2026 |
| 18138 NE 130th Pl | Redmond | Active | $2,189,000 | — | — | Oct 2026 |
| 9463 221st Pl NE | Redmond | Active | $1,998,000 | — | — | Oct 2026 |
| 18049 NE 143rd Pl | Woodinville | Sold | $5,306,000 | 4 / 7 | 8,090 | Aug 2026 |
| 2045 Rose Point Ln | Kirkland | Sold | $6,350,000 | 3 / 3 | 2,858 | Jan 2026 |
| 20220 NE 133rd St | Woodinville | Sold | $4,050,000 | 5 / 7 | 6,230 | Apr 2026 |
| 18212 244th Ave NE | Woodinville | Sold | $3,700,000 | 4 / 5 | 7,065 | Apr 2026 |
| 16434 246th Ave NE | Woodinville | Sold | $3,900,000 | 6 / 9 | 11,935 | Jun 2025 |
Source: Compass listing and sales records for Butler & Butler. Deemed reliable but not guaranteed.
Butler & Butler’s current Redmond listings
Our recent Redmond sales
Redmond continues to be one of our most active markets. Since November 2024 Butler & Butler has closed 12 sales in Redmond totaling $27,308,500, according to Compass closed-sales records.
Some of our largest sales have been in 98053, where we represented the sellers of four homes that sold for $2 million or more:
- 21407 NE Union Hill Rd, Redmond 98053: $3,866,500 (May 2026)
- 8407 255th Ave NE, Redmond 98053: $3,300,000 (August 2026)
- 21620 NE 92nd Pl, Redmond 98053: $3,250,000 (July 2025)
- 7120 259th Pl NE, Redmond 98053: $2,695,000 (October 2026)
Closer to town, we also sold a home at 12368 178th Pl NE in North Redmond for $2,675,000 (August 2025) and a home at 16225 NE 112th Ct on Education Hill for $2,160,000 (May 2026).
For a closer look at our sales and current market conditions, visit our 98053 real estate page or read about our 98053 luxury home sales since late 2024.
Source: Compass closed-sales records for Butler & Butler, checked November 3, 2026. Prices verified by public record except where noted on Compass.
Frequently asked questions about Redmond real estate
How much does a home cost in Redmond, WA?
Redfin reports a median sale price of $1,194,406 for all Redmond home types over the three months ending September 2026. Single-family homes typically cost more than condos and townhomes, so ask your agent for prices specific to the property type and neighborhood you want.
Is Redmond, WA a good place to live?
Many buyers choose Redmond for Lake Washington School District schools, Marymoor Park and the regional trail network, a large tech employment base in Overlake, and light rail service to Bellevue and Seattle that started in 2025-2026.
Which Redmond neighborhoods are closest to light rail?
Downtown Redmond (Downtown Redmond Station), Southeast Redmond near Marymoor Park (Marymoor Village Station), and Overlake (Redmond Technology and Overlake Village stations) have the most direct light rail access.
Who is Butler & Butler Real Estate?
Butler & Butler Real Estate is a family real estate team at Compass (Greg, Sunny, Bret, and Lisa Butler) serving Redmond, Woodinville, and Seattle’s Eastside. Bret Butler can be reached at 206.604.3350.
Is it a buyer’s or seller’s market in Redmond?
As of September 2026, Redfin data shows prices down 8.1% year over year, longer days on market (36), and more price reductions. That gives buyers more leverage than in 2025, but well-priced homes still sell quickly.
Work with a Redmond real estate team that knows the Eastside
Whether you’re buying your first condo near the light rail or selling a family home on Education Hill, Butler & Butler will give you a clear, local strategy. Call Bret Butler at 206.604.3350 or contact Butler & Butler to talk about buying or selling in Redmond. If you’re selling, see how the Butler Difference marketing plan works.
Market data: Redfin, Redmond, WA housing market, three months ending September 2026. School information: Lake Washington School District. Transit: Sound Transit. Neighborhoods: City of Redmond. Data is deemed reliable but not guaranteed.