Clyde Hill Real Estate Agent

Clyde Hill market snapshot

Median Sale Price$4,925,000▲ 25.9% YoY

Price / Sq Ft$1,077± 0.0% YoY

Median Days on Market20▲ 81.8% YoY

Sale-to-List96.5%▼ 1.5% YoY

Over the trailing twelve months, the median Clyde Hill home sold for about $4,925,000 — up 25.9% from a year earlier. Homes here typically went under contract in about 20 days at roughly 96.5% of list price (around $1,077/sq ft), reflecting a market that has cooled toward balance. These rolling 12-month figures (NWMLS, June 2026) cover the broader market area around Clyde Hill rather than Clyde Hill on its own, so for any specific home it is worth comparing recent sales on that block.

About Clyde Hill

Clyde Hill is an incorporated city in King County, on the Eastside east of Seattle. It covers about 1.06 square miles, all land, and recorded a population of 3,126 at the 2020 census. The city sits on a hill with a top elevation near 375 feet and is bordered by Bellevue, Kirkland, Medina, Yarrow Point, and Hunts Point.

Clyde Hill incorporated as a town on March 31, 1953, largely to control land use such as lot size and commercial development, and reorganized as a non-charter code city in 1998. It operates under a mayor-council government. If you are buying or selling here, I can walk you through how the city's small size and mostly residential zoning shape what comes to market and how it trades.

Housing & homes

Clyde Hill is overwhelmingly residential. The majority of the city is zoned for single-family use, and its R-1 residence district sets a minimum lot area of 20,000 square feet with at least 100 feet of street frontage, though some older, smaller lots predate incorporation. The result is generally large lots and detached homes, many of them custom-built.

Under Washington's middle housing law (HB 1110), Clyde Hill permits cottage housing as its middle-housing form; duplexes, stacked flats, and courtyard apartments were not added to the code. In November 2025 the city council adopted an interim control capping cottage homes at 1,500 square feet. Traditional single-family homes remain the dominant property type. I can help you read a specific parcel's zoning and lot dimensions before you buy or list.

Local conditions to know

Because Clyde Hill sits on elevated terrain rising toward roughly 375 feet, individual lots can involve slope, and many west-facing homes are oriented to capture views. Access to Seattle is aided by the nearby SR 520 corridor and its floating bridge across Lake Washington. When you are evaluating a specific property, I can help you check parcel-level topography and any site conditions that affect building, drainage, or view protection.

Getting around & local texture

Clyde Hill is a compact, mostly residential city with limited commercial activity; the code allows only two small commercial uses, and there is a designated government zone. About 21 miles of public roadways run through the city, and it lies minutes from Downtown Bellevue's shopping and dining and near the cities of Kirkland and Medina.

Clyde Hill is served by the Bellevue School District. Clyde Hill Elementary School and Chinook Middle School are located within the city, and the district assigns students to neighborhood schools based on residence, so confirm current attendance-area boundaries with the district for any address you are considering. I share these as facts only and can point you to the district's official school locator.

What buyers & sellers weigh in Clyde Hill

Clyde Hill is a small city with a low volume of home sales, so comparable sales can be limited and each listing matters.
Most parcels are zoned R-1 single-family with a 20,000-square-foot minimum lot area and 100-foot frontage; verify a lot's status before planning changes.
Some pre-incorporation lots are smaller than the current minimum, which affects what you can build or subdivide.
Middle housing here is limited to cottage housing, now subject to a 1,500-square-foot interim size cap; duplexes and similar forms are not permitted.
Elevation and slope vary by lot and can influence views, siting, and construction costs.
SR 520 access shapes commute times to Seattle; drive the route at your typical hours.
Attendance-area boundaries are set by the Bellevue School District and can change; confirm the assigned schools for a specific address.

What makes Clyde Hill distinct

A separately incorporated city of about one square mile, distinct from neighboring Bellevue, with its own mayor-council government.
Almost entirely single-family zoning with a 20,000-square-foot minimum lot size, unlike the denser and mixed-use areas nearby.
A hilltop setting near 375 feet elevation, higher than most surrounding communities.
Adopted only cottage housing under state middle-housing law and capped its size, a more restrictive path than some neighbors.
Located within the Bellevue School District, with Clyde Hill Elementary and Chinook Middle School inside city limits.

Services in Clyde Hill

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Clyde Hill real estate FAQ

What city is Clyde Hill in, and where is it?

Clyde Hill is its own incorporated city in King County, on the Eastside east of Seattle. It covers about 1.06 square miles and is bordered by Bellevue, Kirkland, Medina, Yarrow Point, and Hunts Point.

What is the zoning like in Clyde Hill?

The majority of the city is zoned single-family (R-1), with a minimum lot area of 20,000 square feet and at least 100 feet of frontage. Some older lots predate incorporation and are smaller. Commercial use is very limited.

Which school district serves Clyde Hill?

Clyde Hill is served by the Bellevue School District. Clyde Hill Elementary School and Chinook Middle School are located within the city. The district assigns schools by residence, so confirm current boundaries for a specific address using the district's school locator.

Can I build a duplex or ADU in Clyde Hill?

Under Washington's middle housing law, Clyde Hill permits cottage housing rather than duplexes, stacked flats, or courtyard apartments, and in November 2025 it adopted an interim 1,500-square-foot cap on cottage homes. Confirm current rules for your parcel with the city's building and planning department before you plan a project.