Redmond is a city people often overlook in favor of its louder neighbors. Then they move there and wonder why they waited. It has a lot going for it: strong schools, genuine outdoor access, a town center that’s continuing to grow, and proximity to Microsoft’s campus that makes it appealing for a very wide range of buyers.
I’ve been working in Redmond for years. Here’s an honest look at what the market is doing right now, and what makes this city worth your serious consideration.
What I’m Seeing in the Redmond Market Right Now
On the Eastside broadly, and in Redmond specifically, the spring 2026 market is active but not overheated. That’s a meaningful shift from where things were in early 2026 or during the spring of 2025, and it creates a different kind of opportunity depending on where you sit.
For buyers: there’s more time to make thoughtful decisions than there was a year ago. That said, well-prepared homes in the right price range are still moving in the first week or two. The $1M to $1.5M range, which captures a substantial portion of Redmond’s single-family detached inventory, is seeing about one in four new listings go under contract within seven days. That’s real activity. It means preparation and pre-approval still matter.
For sellers: the market is rewarding homes that show well and are priced accurately. Buyers are doing their homework. Homes that come in priced above what the data supports are sitting, while homes that hit the market ready and right are finding buyers quickly. The margin between a well-run sale and a poorly positioned one has widened compared to when everything was moving regardless.
New listing volume is running roughly flat with last spring, which means there’s no inventory surge coming to bail out overpriced sellers. Supply and demand remain reasonably balanced at most price points.
Why People Choose Redmond
Redmond has a distinctive character that’s different from Bellevue or Kirkland. It’s a little less corporate-feeling, a little more outdoors-oriented. The Bear Creek trail system, Marymoor Park, and access to the Sammamish River Trail give residents room to actually use the natural environment around them, whether on bikes, on foot, or on water.
The proximity to Microsoft is an obvious draw, but Redmond’s appeal goes beyond that. Downtown Redmond has continued to develop, with more dining, retail, and walkability than it had five or ten years ago. The Overlake area, near the Microsoft campus and the East Link light rail stations at Overlake Village and Redmond Technology, is attracting buyers who want urban convenience with Eastside access.
Redmond’s schools are consistently strong. The Lake Washington School District serves most of Redmond and is one of the top-rated districts in the state. For families, that’s often the deciding factor.
Who I Work With in Redmond
Redmond draws a few distinct buyer profiles. Tech employees relocating for Microsoft or other Eastside employers who want a short commute and a livable community. Families prioritizing the Lake Washington School District who are looking for the most house they can find within the district’s boundaries. And move-up buyers from Bothell or east King County who are stepping into a larger home or a stronger school district.
On the seller side, I work with people who’ve been in Redmond for a decade or more and are now navigating what can be a complex decision: whether to move up, downsize, or head out of the area entirely. That conversation deserves real market knowledge and patience, not a quick pitch.
Let’s Talk
If Redmond is on your radar, whether for buying, selling, or just figuring out the timing, I’d love to have that conversation with you.
Also serving nearby communities: Kirkland, Bellevue, Bothell, and West Seattle.
Phil James | Realtor®
John L. Scott Real Estate
425.970.0900 | contact@philjamesrealty.com
Personalized Service. Proven Results.