By Bret Butler | Butler & Butler at Compass | Founding Broker, Compass Washington | Last updated: November 5, 2026
Looking at Woodinville acreage for sale? Before making an offer, there are five things I recommend checking: zoning and how many horses the property allows, the septic system, the water source, streams and wetlands on or near the property and whether the land is enrolled in a current use tax program. Most $2M+ homes on acreage around Woodinville and Redmond’s Union Hill and Novelty Hill are in King County’s rural RA zones and have private septic systems rather than public sewer. That means county zoning, health department requirements and Washington Department of Ecology rules can all affect what you’re able to do with the property.
I’m Bret Butler with Butler & Butler at Compass. Our family team includes Lisa, Greg and Sunny Butler. We bring 41 years of experience and over 100 years of combined experience helping buyers and sellers throughout Woodinville, Redmond and Seattle’s Eastside. We’re ranked #1 in Woodinville and #24 in Washington by sales volume (RealTrends Verified 2026, based on 2025 sales data) and are among the top 1% of real estate agents nationwide. Many of our recent $2M+ sales were homes on two acres or more, so this is the checklist we walk through with our own buyers.
Key numbers: buying acreage near Woodinville (checked November 5, 2026)
- Minimum lot area for new lots: 1.875 acres in RA-2.5, 3.75 acres in RA-5 and 7.5 acres in RA-10 (KCC 21A.09T.030)
- Horses: one per two acres of vegetated area (up to five) with manure standards; three per gross acre with county management standards or a farm plan (KCC 21A.30.040)
- Septic: King County requires an inspection by a certified maintainer before title transfers; Snohomish County has required a Report of Property Transfer since November 1, 2026
- New exempt wells for new homes: 950 gallons per day maximum annual average (350 in drought) plus a $500 fee in WRIAs 7 and 8 (Ecology)
- Stream riparian areas: 200 feet from Type S or F waters outside the Urban Growth Area (KCC 21A.24.358)
- $2M+ sales on 2.5+ acres in 98072 and 98077: 11 of 63, median $2,915,000 (King County Assessor, October 2025 to September 2026)
- 2026 conforming loan limit (King and Snohomish counties): $1,063,750 for a one-unit home (FHFA)
What should you check before buying acreage near Woodinville?
If you’re considering a home on acreage in 98072, 98077 or 98053, this is where I’d start. Each of these items can affect how you use the property and what you need to know before closing. I’ve included links to the official sources in the sections below.
| What to check | Where to look | Why it matters |
|---|---|---|
| Zoning and jurisdiction | King County iMap and the Assessor’s eReal Property report (or Snohomish County PDS maps) | Determines lot size, density, impervious limits and which county’s rules apply |
| Horse and livestock limits | KCC 21A.30.040; ask about a farm plan | Animal units allowed depend on vegetated acres and management standards |
| Septic system | Time-of-sale report (OnlineRME) and as-built (King County septic records search) | Most $2M+ homes in these ZIP codes rely on private septic rather than public sewer |
| Well and water rights | Ecology Well Report Viewer; seller’s water tests and well-share agreements | Exempt wells have daily limits and new wells come with recorded restrictions |
| Streams, wetlands and slopes | King County critical areas rules (KCC 21A.24); a Critical Areas Designation | Required buffers can limit where you build barns, arenas or additions |
| Current use tax status | Assessor record; King County current use programs | The buyer must elect to continue the classification or compensating tax may be due |
| Easements and private roads | Title report; road maintenance agreement; survey | Shared access and maintenance costs come with the land |
How does King County zoning affect acreage in Woodinville and Redmond?
One of the first things I look at with an acreage property is zoning. Outside city limits, King County determines how the land can be used and whether it can be divided. In King County Assessor records from October 2025 through September 2026, 55 of the 63 sales of $2 million or more in 98072 and 98077 were in unincorporated King County. All 55 were zoned RA-2.5, RA-5 or RA-10. In 98053, 21 of 25 sales were in those same RA zones. The remaining properties were inside Woodinville city limits, where city zoning applies instead.
You can review the county’s rural development standards in King County Code Title 21A, section 21A.09T.030 (checked November 5, 2026):
| Zone | Base density | Minimum lot area for new lots | Maximum impervious surface |
|---|---|---|---|
| RA-2.5 | 0.2 homes per acre (one per 5 acres) | 1.875 acres | 25% |
| RA-5 | 0.2 homes per acre (one per 5 acres) | 3.75 acres | 20% |
| RA-10 | 0.1 homes per acre (one per 10 acres) | 7.5 acres | 15% |
| A-10 (agricultural) | 0.1 homes per acre | 10 acres | 15% |
| A-35 (agricultural) | 0.0286 homes per acre | 35 acres | 10% |
Here’s what I’d pay particular attention to as a buyer:
- Don’t assume you can subdivide. RA-2.5 has the same base density as RA-5 (one home per five acres), even though the minimum lot size is smaller. King County’s zoning guide specifically notes that RA-2.5 means one dwelling unit per 5 acres (“not a typo”).
- Look for a “-P” or “-SO” after the zoning designation. Under KCC 21A.04, a “-P” means there are property-specific development conditions beyond the standard rules. An “-SO” means a special district overlay applies.
- Know the difference with agricultural zoning. A-10 and A-35 properties are intended for farmland within agricultural production districts. They have larger minimum lot sizes and restrictions on nonfarm uses.
- Remember that barns affect impervious surface limits. Roofs and paved areas count toward the property’s maximum. For lots over one acre, the code allows an additional 5% for buildings related to agricultural or forestry practices.
Before making plans for a particular property, I recommend confirming its zoning, jurisdiction and any recorded development conditions through King County Permitting’s property research tools, including iMap and the Assessor’s eReal Property report.
How many horses can you keep on acreage in King County?
If you’re buying acreage with horses in mind, don’t assume the lot size alone tells you how many animals are allowed. King County’s Livestock Management Ordinance (KCC 21A.30.040) uses “animal units” to set those limits. One adult horse counts as one animal unit. Two ponies or five small livestock also equal one unit. Miniature horses are classified as small livestock. Here are the rules (checked November 5, 2026):
- Minimum lot size for large livestock: 20,000 square feet.
- Basic limit: one animal unit per two acres of vegetated area, up to five animal units in total, if the manure storage and handling standards in KCC 21A.30.060 are met.
- With management standards or a farm plan: three animal units per gross acre of vegetated site area, if the standards in KCC 21A.30.060 are met or a livestock management component of a farm management plan is in place.
- Barns with covered confinement: up to six resident animal units per gross acre, as long as no more than three per acre use uncovered grazing or confinement areas full time and the same standards or a farm plan are followed.
It’s also important to look at streams and wetlands before deciding how you’ll use the property for horses. King County’s updated critical areas rules, effective February 18, 2026, include new requirements for grazing and farm-related structures. Some of the more flexible agricultural provisions also require a Farm Management Plan. I’d ask whether the seller has an existing farm plan and review how the pastures, paddocks and manure storage are arranged. If you’re interested in nearby riding opportunities, we also have a guide to the Tolt Pipeline Trail.
What do you need to know about septic systems when buying acreage?
Expect septic on most $2M+ homes here. Of the 63 sales of $2 million or more in 98072 and 98077 in the Assessor records above, 50 listed a private sewer system rather than public sewer. In 98053, that number was 21 of 25. It’s something I recommend reviewing carefully before buying.
In King County, Public Health – Seattle & King County requires the seller to have the septic system inspected by a certified on-site system maintainer before title transfers (checked November 5, 2026). Here’s what to expect:
- The certified maintainer submits the inspection report to Public Health, which reviews it within 10 business days. Previous property transfer reports can be found through OnlineRME under the property’s “Application History.”
- There are limited exceptions to the inspection requirement, including situations where a monitoring report was submitted within the last six months.
- The seller must record a Notice of On-site Sewage System Operation and Maintenance Requirements and provide the buyer with a copy before closing.
- The buyer is responsible for Public Health’s Operation and Maintenance Program fee at transfer.
I also recommend requesting the septic as-built drawing. King County’s septic records search includes design and as-built records, although older or unpermitted systems may not be listed. It’s important to know what type of system you’re buying and what maintenance it requires. According to Public Health, conventional gravity systems need inspections every 3 years. Other systems, including pressure distribution, mound and sand filter systems, require inspections every 6 months.
Snohomish County has different requirements that recently changed. Beginning November 1, 2026, sellers of properties with septic systems must have a complete inspection by a certified septic contractor within the past 12 months. Tanks must be pumped if recommended by the inspection and the seller must submit a Report of Property Transfer to the Snohomish County Health Department. The buyer must receive that report along with maintenance records and the seller’s disclosure statement (checked November 5, 2026).
How do you check a well and the water rights?
Most $2M+ homes in 98072 and 98077 receive water from a water district, but some properties have private wells. In the Assessor records above, 5 of the 63 sales listed a private water system. If you’re considering a property with a well, I’d start by reviewing the well log. The Department of Ecology’s Well Report Viewer allows you to search by address or map for the driller’s report. It includes construction information and the amount of water the well produced. Keep in mind that Ecology considers these largely historical records and notes that locations may only be accurate to the township, section and range.
Many wells serving individual homes are considered “permit-exempt.” That means a state water right permit isn’t required, but water use is still regulated. Under RCW 90.44.050, as outlined in Ecology policy 2094, exempt domestic water use is limited to 5,000 gallons per day. Lawn and noncommercial garden watering is limited to half an acre, while stock watering has no daily limit. For new homes using new exempt wells in the Snohomish (WRIA 7) or Cedar-Sammamish (WRIA 8) watersheds, Ecology’s watershed planning page states that domestic water use is limited to a maximum annual average of 950 gallons per day (350 during a drought), with a $500 fee included in the building permit process (checked November 5, 2026). Ecology also directs local governments to record that restriction on the property’s title.
Before buying, ask for recent water quality tests, flow test results and any shared-well or water-share agreements. If you’re considering adding a guest house or a barn that needs water, I would also confirm water availability with the county before moving forward.
How do streams, wetlands and steep slopes limit what you can build?
One of the things buyers sometimes overlook with acreage is how much of the property can actually be used. Streams, wetlands and steep slopes are considered “critical areas.” Depending on the property, required buffers can significantly reduce where you’re able to build or make improvements. King County adopted an updated Critical Areas Ordinance on December 2, 2025, with most provisions taking effect February 18, 2026, according to King County Permitting (checked November 5, 2026).
- Stream riparian areas (KCC 21A.24.358): 200 feet from Type S or F waters outside the Urban Growth Area, 100 feet from Type N waters and 50 feet from Type O waters.
- Wetland buffers (KCC 21A.24.325): from 35 feet to 300 feet depending on the wetland’s category, habitat score and the intensity of the land use next to it.
- Use iMap as a starting point. King County explains that iMap identifies the general location of some critical areas but isn’t intended to establish their exact boundaries or classifications.
- Consider a Critical Areas Designation (CAD). A property owner can request a county determination of the critical areas before applying for permits. A CAD is valid for five years and is required before applying to Public Health for a septic design or well site approval on residential projects.
If you’re buying acreage with plans for an arena, barn or guest house, I recommend having an environmental consultant evaluate the property during the inspection period. It’s better to understand those limitations before making plans for the land.
Does a current use or open space tax break transfer to a buyer?
Yes, it can, but the buyer needs to take steps to continue the classification. King County offers three current use taxation programs: the Public Benefit Rating System (also known as Open Space), Farm and Agricultural Land and Designated Forestland. These programs allow qualifying land to be assessed based on its current use rather than its highest and best use. Under the Public Benefit Rating System, the assessed land value of the enrolled portion is reduced by 50% to 90% (checked November 5, 2026).
When an enrolled property sells, the buyer must sign a notice agreeing to continue the classification and the county must confirm that the land still qualifies. According to King County’s PBRS property sale form, the Department of Assessments has up to 15 days after receiving the paperwork to make that determination. If the enrolled land doesn’t meet the program requirements, compensating tax covering up to the most recent 7 years of savings, plus interest and potentially a 20% penalty, may be due at closing. I recommend finding out early in escrow whether the property is enrolled and reviewing the recorded agreement before planning any clearing, fencing or arenas.
Is the property in King County or Snohomish County?
This is an important distinction when buying acreage around Woodinville because the ZIP codes extend into both counties. Based on the U.S. Census Bureau’s 2020 ZIP Code Tabulation Areas, approximately 72% of the land in 98072 is in King County and 28% is in Snohomish County. In 98077, approximately 85% is in King County and 15% is in Snohomish County. The property’s county determines which zoning regulations, health department requirements and septic rules apply. Always verify the jurisdiction through the parcel record. For properties in Snohomish County, you can use the Planning and Development Services map tools to review zoning.
What about easements, private roads and shared driveways?
Private roads and shared driveways are common considerations when reviewing acreage properties. I recommend reading the title report for recorded easements and asking whether there’s a road maintenance agreement. Find out who handles plowing and repairs and how those expenses are shared. It’s also worth checking for utility, trail or access easements that may cross a pasture or an area where you hope to build. If the existing fences don’t appear to follow the legal property lines, consider having a boundary survey completed.
Where can you ride horses near Woodinville?
- Tolt Pipeline Trail: King County Parks describes this as a 14-mile soft-surface trail connecting Bothell and Duvall. It links to Kathryn Taylor Equestrian Park and numerous equestrian estates and is one of the county’s most popular equestrian trails. Woodinville access points include Northshore Athletic Fields, Avondale Road NE and Bear Creek Road NE (King County regional trails guide, 2021).
- Sammamish River Trail: Horseback riding is permitted between NE 175th St in Woodinville and Marymoor Park. A separate soft-surface path runs alongside the paved trail, according to King County Parks (checked November 5, 2026).
What have $2M+ homes on acreage sold for near Woodinville?
Not every luxury home in Woodinville comes with a large parcel. In fact, many $2M+ homes are on an acre or less. Looking at King County Assessor sales records from October 2025 through September 2026 gives us a better picture of how acreage properties compare:
| ZIP codes | Sales of $2M or more | Median sale price | Median lot size | On 2.5+ acres | On 5+ acres | Private sewer listed |
|---|---|---|---|---|---|---|
| 98072 and 98077 (Woodinville) | 63 | $2,500,000 | 0.93 acres | 11 | 6 | 50 of 63 |
| 98053 (Redmond, Union Hill and Novelty Hill) | 25 | $2,450,000 | 2.07 acres | 8 | 3 | 21 of 25 |
For Woodinville’s 98072 and 98077 ZIP codes, the 11 sales on 2.5 acres or more had a median sale price of $2,915,000. The highest sale was $6,200,000 for a property on approximately 5.2 acres in 98077. If you’d like to explore the broader luxury market, take a look at our Woodinville luxury homes page, our Redmond luxury homes page and our Redmond 98053 guide.
Which acreage homes has Butler & Butler sold?
These are our team’s $2M+ sales on 2.5 acres or more in Woodinville and Redmond’s 98053 since late 2024. The lot sizes, zoning and water and sewer information are from King County Assessor parcel records.
| Address | Sale price | Closed | Lot size | Zoning | Water | Sewer | We represented |
|---|---|---|---|---|---|---|---|
| 16434 246th Ave NE, Woodinville 98077 | $3,900,000 | June 2025 | 20.00 acres | RA-10 | Private | Private | Sellers and buyers |
| 21407 NE Union Hill Rd, Redmond 98053 | $3,866,500 | May 2026 | 13.88 acres | RA-5 | Water district | Private | Sellers |
| 18212 244th Ave NE, Woodinville 98077 | $3,700,000 | April 2026 | 10.00 acres | RA-10 | Private | Private | Sellers |
| NE 143rd Pl, Woodinville 98072 | $5,306,000 | August 2026 | 5.09 acres | RA-5 | Private | Private | Buyers |
| 21620 NE 92nd Pl, Redmond 98053 | $3,250,000 | July 2025 | 4.63 acres | RA-5 | Water district | Private | Sellers |
| 8407 255th Ave NE, Redmond 98053 | $3,300,000 | August 2026 | 4.11 acres | RA-5 | Private | Private | Sellers |
| 15335 166th Pl NE, Woodinville 98072 | $2,850,000 | February 2025 | 4.00 acres | RA-2.5 | Water district | Private | Sellers |
| 20220 NE 133rd St, Woodinville 98077 | $4,050,000 | April 2026 | 3.23 acres | RA-5 | Private | Private | Sellers |
| 17128 NE 152nd St, Woodinville 98072 | $3,300,000 | December 2024 | 2.50 acres | RA-2.5 | Water district | Private | Sellers |
Our largest was a $3,866,500 sale on 13.88 acres on NE Union Hill Rd in May 2026. Our highest-priced acreage sale was $5,306,000 for a home on 5.09 acres on NE 143rd Pl in August 2026, where we represented the buyers. Every one of these properties listed a private sewer system, making septic review an important part of each transaction. You can also read more about our top 98053 luxury sales.
Currently on the market is 12284 196th Ave NE, Woodinville, a 2.5-acre RA-5 property listed by Bret Butler for $4,499,000 (Compass, as of November 5, 2026).
What inspections and financing should you plan for?
Buying acreage usually means looking beyond the standard home inspection. Depending on the property and how you plan to use it, here’s what I recommend reviewing:
- Home inspection: Inspect the main house and any guest house on the property.
- Septic review: Obtain the seller’s time-of-sale report in King County or the Report of Property Transfer in Snohomish County, along with the as-built drawing.
- Well testing: If the property isn’t served by a water district, review water quality and flow testing.
- Barns, arenas and outbuildings: Evaluate their condition and check permit history with King County Permitting.
- Critical areas review: If you plan to build, clear land or install fencing near streams, wetlands or slopes, review the applicable restrictions.
- Title and survey: Review easements, private road agreements and property boundaries.
Financing is another consideration worth addressing early. The 2026 conforming loan limit for a one-unit home in King and Snohomish counties is $1,063,750, according to the Federal Housing Finance Agency. The Consumer Financial Protection Bureau explains that loans above the conforming limit are considered jumbo mortgages and can cost more to obtain. I’d involve your lender early so you understand the financing requirements before making an offer. For more on the inspection process, see our home inspection guide.
Frequently asked questions about buying acreage near Woodinville
How many horses can I keep on acreage in King County?
It depends on the amount of vegetated land and how the property is managed. Under KCC 21A.30.040, you need at least 20,000 square feet for large livestock. The basic allowance is one horse per two acres of vegetated area, up to five, provided the manure storage standards are met. With county management standards or a farm plan, the allowance increases to three horses per gross acre of vegetated area.
Do I need a septic inspection when buying a home near Woodinville?
Yes, although the seller is responsible for arranging it. In King County, a certified maintainer must inspect the septic system before title transfers. In Snohomish County, sellers have been required to submit a Report of Property Transfer supported by an inspection completed within the past 12 months since November 1, 2026.
Can I drill a new well on acreage near Woodinville?
Often, but there are restrictions to understand first. In the Snohomish and Cedar-Sammamish watersheds, a new permit-exempt domestic well serving a new home is limited to a maximum annual average of 950 gallons per day (350 during a drought) with a $500 building permit fee. In King County, a Critical Areas Designation is also required before applying to Public Health for residential well site approval.
Does an open space tax break transfer to the new owner?
It can, provided the buyer agrees to continue the classification and the land remains eligible. Otherwise, King County says compensating tax covering up to the last 7 years of savings, plus interest and potentially a 20% penalty, may be due at closing. This is something I’d review early in the transaction.
Is Woodinville 98072 in King County or Snohomish County?
Both. According to Census Bureau 2020 data, approximately 72% of the land in 98072 is in King County and 28% is in Snohomish County. It’s important to confirm the county through the parcel record because zoning and septic requirements differ.
Who can help me buy acreage near Woodinville?
Butler & Butler at Compass is our family real estate team of Bret, Lisa, Greg and Sunny Butler. We bring 41 years of experience and over 100 years of combined experience serving buyers and sellers across the Eastside, including many $2M+ acreage transactions. If you’re considering buying acreage near Woodinville, call Bret at 206.604.3350 or email Bret@ButlerRealEstate.com.
Ready to look at acreage near Woodinville?
Acreage properties make up a relatively limited part of Woodinville’s luxury market. Of the 63 $2M+ sales in 98072 and 98077 during the 12 months ending September 2026, only 11 were on 2.5 acres or more. If you’re considering buying, it helps to know when new properties become available. You can set up a property alert for new Woodinville acreage for sale or browse current Woodinville homes for sale and Redmond homes for sale. For a closer look at specific areas, explore Hollywood Hill, Bear Creek Country Club or our guide to Woodinville neighborhoods for luxury homes and privacy. If you’d like to talk through a particular property or your plans for buying acreage, call me at 206.604.3350, email Bret@ButlerRealEstate.com or contact us. We’re always happy to help.
Sources (checked November 5, 2026 unless noted): King County Code Title 21A (KCC 21A.04, 21A.09T.030, 21A.24.325, 21A.24.358, 21A.30.040); King County Permitting critical areas and property research pages; King County GIS zoning guide; Public Health – Seattle & King County septic sales and inspection pages; Snohomish County Health Department; Washington Department of Ecology; King County current use taxation programs; King County Parks; FHFA; CFPB; U.S. Census Bureau 2020 ZCTA-to-county relationship file; King County Department of Assessments sales and parcel data (files dated October 19, 2026); Compass. Deemed reliable but not guaranteed. This is general information, not legal or tax advice.