Kirkland, WA Homes for Sale

Kirkland runs down to the edge of Lake Washington, and the parcels step back from that shoreline in layers: houses with the water directly in front of them, houses a street or two up with the water in sight, and attached buildings holding their own patch of ground. What that geography produces is a set of very different ownership decisions, all inside one city. Some homes for sale here put a whole lot and every system on it in your name; others hand you an interior and let a fee take care of the rest. Homes Northwest works this market daily and knows how those layers actually differ once you are standing in them. Start by deciding how much of a property you want to be responsible for.

Kirkland at a Glance

ZIP codes in these listings

98033 · 98034

Typical asking price

$1,199,999, middle half $849,995-$1,940,625 (median of 540 homes, excluding 23 land and other non-dwelling listings)

Typical sold price

$1,315,000, middle half $940,000-$1,950,000 (median of 1,373 home sales, excluding 18 land and other non-dwelling sales, past 12 months)

Typical home

1,817 sq ft, middle half 1,238-2,815 (n=539) · 3 bed / 3 bath (medians, n=535)

Typical days to sell

21 days (median of 1,373 closed home sales, past 12 months)

Months of supply

4.7 (balanced, homes only)

Sold-to-list

99% of asking (median per home sale, n=1,373) · 14.6% sold above asking

Data current as of

August 2026

Condos or houses: how the search differs

The fork here is a condo or a single family home, and the two behave differently the moment you start looking. On the single family side, the homes that come up tend to find their buyer, so you shop with a shorter list and a readiness to decide when something fits. The attached side is the opposite kind of search: more to compare at any given moment, and more room to see a few, sleep on it, and go back for a second look before you commit. Knowing which pace you are shopping at changes how you set up alerts and how you plan your weekends.

Condos in Kirkland

Nothing past your own front door is yours to organize here. You can be gone for months and come back to a building that was looked after without you lifting a finger, which is a different relationship with a property than most people have had. Kirkland's attached stock sells at a median around $902,000 across 500 sales, typically built in 1988, and it moves in about 29 days from list to close. What you hold is the interior: the walls you paint, the kitchen you replace, the floors you choose. The roof, the siding and the grounds belong to everyone together, paid through a fee, and your maintenance calendar is essentially the inside of one home.

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Single family homes in Kirkland

There is no architectural committee to satisfy on a Kirkland parcel. Permits and setbacks still apply, but nobody down the street gets a vote on your renovation, and that changes what you can plan. The median sale sits at just over $1.5 million across 866 sales, typically built in 1996, with about 16 days between listing and closing. For that you own the ground itself: the driveway, the fences, the trees, the roof and every system under it. Nothing gets scheduled for you and nothing gets billed to you by a board. When a gutter fails in February, it is your call, your contractor and your weekend.

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Water view homes in Kirkland

Having the lake in front of the house changes which rooms you actually use. The water is open ground that stays open, though the far shore and the docks either side of you belong to other people, and that is worth understanding before you fall for a particular sightline. Kirkland's view homes carry a median around $2.02 million across 269 sales, typically built in 1989, closing in about 30 days. Practically, the glass tends to face one direction and the house is organized around it, so living areas and main bedrooms sit where the view is and the back of the house does the working jobs. Window cleaning becomes a real line in the annual budget.

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New construction homes in Kirkland

Everything is new, under warranty and built to current code, so the early years are yours to live in rather than to renovate through. That is the trade the newer end of Kirkland offers against older stock, where the first decade often means systems reaching the end of their run. The median here is around $1.56 million across 317 sales, typically built in 2026, with roughly 38 days from list to close. Expect insulation, wiring and mechanicals that were designed together rather than added in layers over decades, and a kitchen laid out to current expectations. Your first few years of maintenance are filters, paint touch-ups and learning where the shutoffs are.

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Waterfront homes in Kirkland

The water in front of you is open ground that stays open, even as the far shore and the docks on either side stay in other people's hands. That reorients the house: the lake side becomes where the living happens, and the street side turns into the back door in everything but name. Waterfront stock here sits at a median of $2,400,000 across 49 sales, typically built in 1975, so you are usually buying a house that has already been added to and reworked once or twice around that orientation. Owning one means the shoreline edge, the decking and everything between the house and the water are on your maintenance calendar year after year.

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The terms of owning a Kirkland home

The typical Kirkland home was built in 1989, with the middle of the range spanning 1976 to 2020. At that age, showing well and being up to date are two different things, so go by dates rather than by finishes: ask for the age of the roof, the air handler and the windows on anything you are serious about. The most common layout sold is a three-bedroom, at a median of $1,255,000. Governance varies more than buyers expect. Some homes sit under an association with rules, documents and a recurring fee; others sit in no subdivision at all and answer only to the city. Establish which applies early, because it decides whether your fence, your paint and your roofline are your call alone.

What buyers filter for in Kirkland

Views are the first filter most people reach for. Territorial outlooks make up most of the listings that report one, lake views about a quarter, with mountain and city views each on roughly one in six. School fields are the other common sort, and they need a light touch. On high schools, the listings name Lake Wash High and Juanita High at roughly a third each, with roughly one in six left for the buyer to verify. Middle school entries run to Kirkland Middle at roughly a third and Finn Hill Middle at about a quarter. Elementary shows Lakeview Elem and buyer-to-verify at roughly one in six each, Peter Kirk Elementary about one in ten. These are typed in by the listing agent, not district assignments, so confirm the current assignment for any specific address with the district itself.

Where Kirkland listings actually come from

A handful of names carry a real share of the market: Juanita at roughly one in six listings, Rose Hill and North Rose Hill at about one in ten each, with Totem Lake and Houghton each a small share. Those names together account for about half of what is listed. The rest sits in smaller pockets with no name a buyer would ever think to type into a search box, which means a name-based search misses most of this market. Filter on the things that describe the property instead: frontage, property class, price band. That is what actually narrows Kirkland down to houses you would want to walk through.

What to pin down before you make an offer

• Lakefront footage and shared dock or moorage rights on Lake Washington.
• Age and condition of original systems in mid-century homes.
• View easement or tree-cutting restrictions affecting lake or mountain views.
• Lake Washington shoreline buffer zones and private dock permitting compliance.
• Viewshed protections and roofline or height limits.

Working with Homes Northwest

Homes Northwest works Kirkland every week, and that shows up in how a search gets narrowed rather than in a longer list of showings. The useful part is having someone who can sit with you over the fork this page has laid out, condos, single family homes and water view homes, and ask the questions that sort them: what you want to maintain yourself, how much of the exterior you want to be responsible for, what you actually plan to do with the place on a Saturday. The point is a decision you feel settled about, made once, with a clear sense of what each option asks of you.