Selling in Kirkland, Redmond or Sammamish?A flat fee, not a commission.
Moving to Kirkland, Redmond and Sammamish?
Licensed local agents who list, negotiate and close your Eastside home for one flat fee set by its price. Set before you meet your agent. Non-exclusive. Cancel anytime. Paid only at closing.⁶
Not locked in until your home is listed. Cancel from your dashboard.
A licensed local buyer's agent for one flat fee set by the price of the home you buy, usually covered by the seller's contribution.¹
Kirkland (97,410 people by the Census Bureau’s July 1, 2025 estimate), Redmond (82,506) and Sammamish (66,110) run from the Lake Washington shore over the plateau above Lake Sammamish on Seattle’s Eastside, and Landian works across all three with licensed local agents. Sellers list on the MLS with a licensed local agent for one flat fee set by the home's price, not a commission: $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,300,000. $14,999 flat for a home around $1,800,000. The fee is shown before you meet the agent, written into your agreement, and paid only at closing. Buyers get a buyer's agent on the same schedule, based on the price of the home they buy, usually covered by the seller's contribution; anything the seller contributes above it comes back as a rebate or closing credit where allowed.⁶
What's your home worth in Kirkland?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Kirkland, Redmond and Sammamish at a glance
Three Eastside cities, all far above Seattle on price: Zillow’s typical home value for September 2026 was $1,154,450 in Kirkland, $1,293,017 in Redmond and $1,489,177 in Sammamish, against $822,572 in Seattle. Redmond has grown 12.6% since 2020, the fastest of the three.
Kirkland
King County
Residents
97,410
July 1, 2025 estimate
Median home value*
$1,115,400
Homeowners
60.8%
Average commute
23.9 min
Redmond
King County
Residents
82,506
July 1, 2025 estimate
Median home value*
$1,167,800
Homeowners
43.2%
Average commute
22.1 min
Sammamish
King County
Residents
66,110
July 1, 2025 estimate
Median home value*
$1,407,300
Homeowners
82.6%
Average commute
29.3 min
U.S. Census Bureau figures: residents are the Bureau’s July 1, 2025 city population estimates; *median value of owner-occupied homes, homeowners (owner-occupied share of occupied homes) and mean travel time to work are American Community Survey 2020-2024 figures, so recent sale prices can run higher. Zillow’s typical home values (ZHVI) for September 2026 appear in the intro above.
Living in Kirkland, Redmond and Sammamish
A lakefront downtown that was supposed to be a steel town, the city Microsoft calls home — now on the light rail map — and a plateau of lakes and trails above it all.
Marina Park, downtown Kirkland
Kirkland
The Pittsburgh of the West that became a waterfront town
Kirkland is named for Peter Kirk, the British-born steel tycoon who planned a “Pittsburgh of the West” on Lake Washington’s eastern shore. The 1893 stock market crash closed his mill without it producing any steel, and the town incorporated in 1905 with a population of 400 (City of Kirkland). What the steel plan left behind is the Eastside’s best-loved waterfront: Marina Park’s 3.6 acres put a sandy beach, a boat launch and an open-air pavilion at the foot of a walkable downtown of restaurants and shops, with views across the lake to Seattle.
The old railroad line through town is now the Cross Kirkland Corridor, a 5.75-mile gravel trail from the South Kirkland Park & Ride north through the Totem Lake business district, and Juanita Bay Park protects 110.8 acres of shoreline wetlands the city manages as wildlife habitat. Tech followed the lifestyle: Google closed on 400,000 square feet of office space at the Kirkland Urban development in 2019, adding to a Kirkland campus it established around 2004 (Built In).
Salmonberg, then Melrose, now Microsoft’s hometown
Redmond went through two names first: settlers called it Salmonberg for the chum salmon that crowded the river and streams, then Melrose after a popular inn, before the post office renamed it Redmond effective March 19, 1883 (HistoryLink). Microsoft moved to its Redmond corporate campus on February 26, 1986 and still runs the company from One Microsoft Way, with 223,000 employees worldwide as of September 30, 2026 (Microsoft).
The city’s other claim is wheels: Derby Days, Redmond’s summer festival, grew up around what the city calls the longest-running competitive bicycle race in the United States, and Marymoor Park is home to the state’s only velodrome. Since March 2026, Sound Transit’s 2 Line links four Redmond stations — Downtown Redmond, Marymoor Village, Redmond Technology on the Microsoft campus, and Overlake Village — through Bellevue and across Lake Washington to Seattle.
Sammamish is the newest of the three, incorporated on August 31, 1999 on a broad plateau about 14 air miles east of Seattle, with Lake Sammamish along its western edge (HistoryLink). It is overwhelmingly a homeowners’ city: 82.6% of occupied homes are owner-occupied (ACS 2020-2024), the highest share of the three, spread through wooded subdivisions around Pine Lake and Beaver Lake.
The parks are the daily draw: 83-acre Beaver Lake Park, 19-acre Pine Lake Park with its swimming beach, and Big Rock Park, assembled from 51 acres a resident donated to the city across three connected parcels (City of Sammamish). Along the water below the plateau, the East Lake Sammamish Trail runs 11 fully paved miles connecting Redmond, Sammamish and Issaquah (King County Parks).
What changed on the Eastside, and what the numbers say about the market this fall.
Light rail crossed the lake
Sound Transit’s 2 Line opened from South Bellevue to Redmond Technology on April 27, 2024 and reached Downtown Redmond on May 10, 2025. On March 28, 2026 the Crosslake Connection opened across Lake Washington, and tens of thousands rode the first trains between the Eastside and Seattle that Saturday (HistoryLink; The Urbanist).
Redmond is the Eastside’s growth story
The Census Bureau estimates Redmond grew from 73,287 in April 2020 to 82,506 on July 1, 2025 — up 12.6%, the fastest of the three cities. Kirkland added 5.7% over the same five years (Census Vintage 2025).
Buyers finally have choices, so pricing matters
NWMLS counted 7,592 active King County listings in October 2026, up 32.8% in a year, with the county median at $851,250, down 4.1%. On the Eastside, September’s median was $1,264,000, down 6.4% from a year earlier, with active listings up 42.2% — the strongest argument in years for pricing a listing right.
The big employers are staying put
Microsoft has run the company from its Redmond campus since February 26, 1986 and reported 223,000 employees worldwide as of September 30, 2026. Google closed on 400,000 square feet at Kirkland Urban in 2019, on top of the Kirkland campus it opened around 2004 (Microsoft; Built In).
Opening day at Downtown Redmond Station, May 2025
What homes here look like
Three different ownership stories. Sammamish is a plateau of single-family subdivisions where 82.6% of occupied homes are owner-occupied; Kirkland mixes lakefront, in-city neighborhoods and condos at 60.8%; and in Redmond most households rent — 43.2% own — reflecting the apartment blocks that have grown up around the stations and Town Center (ACS 2020-2024). The ACS median owner-occupied home runs $1,115,400 in Kirkland, $1,167,800 in Redmond and $1,407,300 in Sammamish.
Kirkland
Zillow’s typical value was $1,154,450 in September 2026, down 5.6% in a year. Waterfront and west-of-market streets carry the premium; Totem Lake’s redevelopment and the corridor trail have pulled attention north.
Redmond
Zillow’s typical value was $1,293,017 in September 2026, down 4.2% in a year. Education Hill and the blocks around Town Center trade as single-family staples, while the new stations anchor the condo and townhome supply.
Sammamish
Zillow’s typical value was $1,489,177 in September 2026, down 5.6% in a year and still the highest of the three. Lots run larger on the plateau, and schools and trails do much of the selling.
Schools
Lake Washington School District is the public school district for Kirkland, Redmond and about half of Sammamish, with total enrollment of 29,700 students for 2026-27 across 76 square miles. The rest of Sammamish, on the plateau’s south end, is served by the Issaquah School District, with more than 18,500 students in 27 schools across 110 square miles. Both districts assign schools by street address, so check a specific home with the district’s finder.
The Census puts the average commute at 23.9 minutes in Kirkland, 22.1 in Redmond and 29.3 in Sammamish (ACS 2020-2024). The big change is the train: since March 28, 2026, the 2 Line runs from Downtown Redmond through Bellevue, across Lake Washington and through downtown Seattle to Lynnwood, with Redmond stations at Downtown Redmond, Marymoor Village, Redmond Technology and Overlake Village (Sound Transit).
Off the rails, the Cross Kirkland Corridor’s 5.75 miles link Kirkland’s neighborhoods to Totem Lake, and the East Lake Sammamish Trail’s 11 paved miles connect Redmond, Sammamish and Issaquah as part of the 44-mile paved Locks to Lake Corridor (City of Kirkland; King County Parks).
Two lakes, a 640-acre park and a waterfront trail
The three cities wrap around two lakes. Everyday life runs along the water: the beach and boardwalks at Marina Park and Juanita Bay in Kirkland, Marymoor at Lake Sammamish’s north end, and Pine Lake and Beaver Lake up on the plateau.
Marymoor Park
Roughly 640 acres at Lake Sammamish’s north end — the largest park King County owns, with over 3 million visitors a year, the state’s only velodrome and an off-leash dog area of about 40 acres (King County).
Juanita Bay Park
110.8 acres of Kirkland shoreline managed as protected wildlife habitat, with boardwalks over the wetlands and year-round birdwatching (City of Kirkland).
East Lake Sammamish Trail
An 11-mile, fully paved waterfront trail between Redmond, Sammamish and Issaquah, on a rail corridor King County bought in 1997 (King County Parks).
Buying in Kirkland, Redmond or Sammamish: taxes and boundaries
Washington does not currently have an individual income tax (Washington Department of Revenue). The state’s 7% capital gains tax on long-term gains explicitly exempts real estate: “real estate” is the first item on the Department of Revenue’s exemption list, so the sale of a home is not subject to it.
Boundaries matter twice here. A Sammamish address can sit in Lake Washington or Issaquah schools — the district line crosses the plateau — so run the address through the district finder before you commit. And in the master-planned subdivisions on the plateau and around the stations, homeowners associations govern much of daily life, so ask for the association’s resale package early: what it covers, what it charges and what it has planned.
What you'd keep in Kirkland, Redmond and Sammamish
Three example prices across Kirkland, Redmond and Sammamish, and the listing side at each against a traditional 2.5%. One flat fee instead of a percentage: $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,300,000. $14,999 flat for a home around $1,800,000.⁶
On a home around $900,000
Traditional listing side (2.5%)$22,500
1% service (about $3,000 minimum)$9,000
Landian flat fee$8,999
$13,501⁵⁶
more in your pocket than a traditional listing
On a home around $1,300,000
Traditional listing side (2.5%)$32,500
1% service (about $3,000 minimum)$13,000
Landian flat fee$11,999
$20,501⁵⁶
more in your pocket than a traditional listing
On a home around $1,800,000
Traditional listing side (2.5%)$45,000
1% service (about $3,000 minimum)$18,000
Landian flat fee$14,999
$30,001⁵⁶
more in your pocket than a traditional listing
Landian flat fee⁶1% of the price$11,999 flat for a home around $1,300,000. That’s 0.92%, and it never becomes a percentage.
Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
How Landian works in Kirkland, Redmond and Sammamish
The same three steps as everywhere on Landian, with licensed agents who work Kirkland, Redmond, Sammamish and the rest of the Eastside.
1
Book online
Enter your address and expected price. Your flat fee shows right away; pick a consultation time.
2
Compare agents
Licensed local agents who accept your fee answer. You compare their cards (rating, experience, response time) and choose.
3
Meet and list
Meet your agent, then decide. Nothing is exclusive until your home is listed, and you can cancel from your dashboard.
Seattle from the Sammamish plateau
Moving to Kirkland, Redmond and Sammamish?How buying in Kirkland, Redmond and Sammamish works
Moving for the lake, the trails or a shorter ride to the office? Tell us which neighborhoods you are watching and you are matched with a licensed buyer’s agent who works the Eastside.
A licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.¹
How much does it cost to sell a house in Kirkland, Redmond or Sammamish with Landian?
One flat fee set by your home's price, not a percentage: $8,999 flat for a home around $900,000. $11,999 flat for a home around $1,300,000. $14,999 flat for a home around $1,800,000. It is shown before you meet your agent, written into your agreement, and paid from your proceeds at closing. Nothing upfront.
Is the fee the same in Kirkland, Redmond and Sammamish?
Yes. The schedule is set by the home's price, not by the town, so a home at the same price pays the same flat fee anywhere in Washington. Under $500,000, the fee you see is final. From $500,000, an agent may propose a different fee before you choose them, with a reason and always under 1% of your expected price. You can say no and wait for an agent who accepts.
Does Landian have agents in Kirkland, Redmond and Sammamish?
Yes. Landian has office pages for Bellevue and Seattle and matches you with licensed local agents within about 75 miles of your home, so Kirkland, Redmond, Sammamish and the rest of the Eastside are covered. Agents who accept your fee answer, and you compare them before anyone calls.
Does light rail really run from Redmond to Seattle now?
Yes. Sound Transit’s 2 Line opened between South Bellevue and Redmond Technology on April 27, 2024, reached Downtown Redmond on May 10, 2025, and crossed Lake Washington to Seattle on March 28, 2026. It now runs from Downtown Redmond through Bellevue and downtown Seattle to Lynnwood.
Which school districts serve Kirkland, Redmond and Sammamish?
Lake Washington School District covers Kirkland, Redmond and about half of Sammamish, with 29,700 students enrolled for 2026-27. The Issaquah School District, with more than 18,500 students in 27 schools, serves southern Sammamish. Assignments follow the street address, so use each district’s finder for a specific home.
Is there a state income tax in Washington?
Washington does not currently have an individual income tax, and the state’s 7% capital gains tax explicitly exempts real estate, so selling your home is not subject to it (Washington Department of Revenue).
Why was Kirkland supposed to be the Pittsburgh of the West?
Peter Kirk, the British-born steel tycoon the city is named for, planned a great steel mill on Lake Washington’s eastern shore. The 1893 stock market crash closed the mill without it producing any steel, and Kirkland incorporated in 1905 with 400 residents (City of Kirkland).
How do home prices here compare with Seattle?
Zillow’s typical home value for September 2026 was $1,154,450 in Kirkland, $1,293,017 in Redmond and $1,489,177 in Sammamish, against $822,572 in Seattle — all three cities sit well above the city across the lake.
How does buying a home in Kirkland, Redmond or Sammamish work with Landian?
You get a licensed buyer's agent for a flat fee from the same schedule, based on the price of the home you buy. The fee is usually covered by the seller's contribution, and anything the seller contributes above it comes back to you as a rebate or closing-cost credit where allowed.
What's your home worth in Kirkland?
Enter your address. We'll look up your home's value and show your flat fee, set by its price.
Looking at homes in Kirkland?
Get matched with a licensed buyer's agent who works the area, for a flat fee set by the price of the home you buy.
⁶Flat listing fee by expected price: $5,999 from $600K; $6,999 from $700K; $7,999 from $800K; $8,999 from $900K; $9,999 from $1M; $11,999 from $1.25M; $14,999 from $1.5M; $19,999 from $2M; lower below $600K. Based on the higher of the price you enter and a third-party estimate of your home’s value, and written into your Client Agreement before you meet an agent. If your listing price falls in a higher step, the fee follows the schedule; it never rises after your home is listed. Under $500K the fee you see is final; from $500K an agent may propose a different amount before you choose them, always under 1% of your expected price. Payable only at closing. Buyer-side fees use the same steps on the price of the home you buy and are usually covered by the seller’s contribution.
⁵Seller savings are estimated against a 2.5% listing-side commission on the final sale price. Commissions are not set by law and are negotiable, so actual savings vary by market, agent and property. The fee shown is the flat listing-side fee for the home’s price, set on Landian before the seller met the agent.
¹Rebates available where jurisdictional laws permit. Excludes AL, AK, KS, LA, MS, MO, OK, OR, TN. Seller credits may be requested as an alternative to rebates in restricted jurisdictions.
