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A backyard cottage behind a 1960s rambler in Bellevue's Lake Hills with Cascade light

Bellevue, WA · Homes with an ADU, DADU or in-law suite

Bellevue homes with an ADU for sale

14 active NWMLS listings right now · 41 closed in the last 12 months at a median $1.6M. Refreshed hourly.

See the listingsWhat is my ADU home worth?

This page lists every Bellevue house on the NWMLS whose listing describes an ADU, a detached ADU (backyard cottage) or an in-law suite, refreshed hourly. 41 such homes closed in Bellevue in the last twelve months at a median $1,600,000 ($645 per square foot, 29 median days on market). The value is in the permit: RexMont pulls the city's permit history and the rent record before you write, and prices the main house and the unit separately when you sell.

Adriano ToriWritten by Adriano Tori, Founder & Designated Broker · WA Lic. #27660Reviewed 2026-10-231,244+ five-star Google reviews

The last 12 months

What homes with an ADU sold for in Bellevue, Oct 2025 to Oct 2026

Every closed NWMLS sale of homes with an ADU in Bellevue in the window, compiled by RexMont from the listing records. This is the comparable set a buyer should be offering against and a seller should be pricing from.

Closed sales
41
Median price
$1.6M
Median $/sq ft
$645
Median days on market
29
Sale-to-list
97.8%
Sold at or over asking
31.7%

Sales by price

  • Under $750K0
  • $750K–$1M4
  • $1M–$1.5M14
  • $1.5M–$2M10
  • $2M–$3M9
  • $3M+4

Where they sold (NWMLS area)

  • Bellevue/East of 40522
  • East Side/South of I-9011
  • Kirkland/Bridle Trails5
  • Bellevue/West of 4053

Range $880K to $7.2M; median home 2,910 sq ft, median year built 1969.

Information and statistics derived from Northwest Multiple Listing Service. Window Oct 2025–Oct 2026; refreshed monthly.

How this market works

What a Bellevue home with an ADU buyer is really buying

Bellevue's ADU inventory is younger than Seattle's: the city opened its code to both an attached and a detached unit on single-family lots to meet the 2023 state law, and the large 1950s–70s lots of Lake Hills, Newport Hills, Eastgate and Bridle Trails are where the cottages are going up. For multigenerational families, which is much of Bellevue, a permitted ADU is the plan that keeps everyone in the Bellevue School District.

I pull the Bellevue permit history for every ADU house before a client writes, because a listing's 'in-law suite' is only worth what the permit says. When we list one, the permit file and the rent record lead the marketing, and the main house and the unit are priced as two parts.

The twelve-month data on this page is every Bellevue ADU-home closing on the NWMLS.

New listing alerts

New Bellevue homes with an ADU, the day they list.

Permitted ADU homes draw multigenerational buyers and investors at once. Add an email and a RexMont agent sends each new Bellevue ADU listing as it hits the NWMLS, with the permit status checked first.

Watching: Bellevue houses with an ADU, DADU or in-law suite

New matches only, from a RexMont broker. Unsubscribe any time. We never share your information.

Bellevue homes with an ADU for sale right now

Active NWMLS listings of homes with an ADU in Bellevue (14 active). Refreshed hourly.

See every listing →

Based on information submitted to the MLS GRID as of October 23, 2026 at 2:46 AM PT (date and time MLS GRID Data was obtained). All data is obtained from various sources and may not have been verified by broker or MLS GRID. Supplied Open House Information is subject to change without notice. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.

Listing information courtesy of Northwest Multiple Listing Service (NWMLS). The listing data relating to real estate for sale on this web site comes in part from the Northwest Multiple Listing Service. Real estate listings held by brokerage firms other than RexMont Real Estate are marked with the “Listing courtesy of NWMLS” designation. Information provided is for the consumer’s personal, non-commercial use and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing.

Some IDX listings have been excluded from this website.

© 2026 Northwest Multiple Listing Service. All rights reserved. Listing information deemed reliable but not guaranteed.

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Where to look

Where Bellevue ADU homes are

Lake Hills and Crossroads

Bellevue's largest stock of 1960s ramblers on 8,000–10,000 sq ft lots, the easiest lots in the city for a detached unit.

Newport Hills and Eastgate

Daylight-basement houses on the south slope with attached ADUs that already have their own entrance.

Bridle Trails

Acre lots with permitted cottages and shops; the largest ADU homes in Bellevue.

West Bellevue and Enatai

Fewer units, higher rents, closer to downtown; carriage houses and basement apartments in older homes.

Before you write

What to check before buying a Bellevue home with an ADU

Permit history first

Pull Bellevue's permit records for the address: a legal ADU shows a dwelling-unit permit and a final inspection. An "in-law suite" with a kitchenette and no permit is extra space, not a second home, and lenders treat it that way.

Separate entrance, separate meter, separate lease

The ADUs that rent well and appraise well have their own door, often their own utility metering, and a lease a lender can read. Ask for the current lease and the rent history when the unit is occupied.

Rental income on the loan

Conventional and FHA underwriting can count documented ADU rent toward qualifying. Decide early whether you need that credit; it changes which homes you can afford and which lender to use.

Short-term rental rules are separate

Long-term rental of a permitted ADU is allowed; nightly rental is regulated by Bellevue separately. Count on long-term rent in the math and treat anything else as a bonus.

Who lives where

Since 2025 Washington cities may not require the owner to live on the lot, so an ADU house can be two rentals. Still, the best use for many buyers is family first: a parent, an adult child, a caregiver.

Resale is to a defined buyer

Houses with permitted ADUs sell to multigenerational families, house-hackers and investors. When you sell, the permit file and the rent record are the marketing. RexMont prepares both.

Selling

Selling a house with an ADU in Bellevue?

The buyers for a house with an ADU search for exactly this page, and they compare your home with the closings listed above, not with the city median. RexMont prices from this set, prepares the file the buyer's inspector and lender will ask for, and markets to the audience that is already looking.

Adriano Tori, RexMont's founder and designated broker, prepares the value personally for every home in this niche: the closings, the current competition, and the number that gets the home sold, in writing, within one business day.

Your buyers are comparing you with the 41 homes with an ADU that closed in Bellevue in the last 12 months, median $1.6M.

What is my home with an ADU worth?

Adriano ToriPrepared by Adriano ToriFounder & Designated Broker · WA Lic. #27660

A written value within one business day.

The address, your timing, and anything you want us to know. Adriano prepares the value from the Bellevue homes with an ADU closings and sends it in writing.

Your request goes to Adriano Tori and the RexMont team. No obligation, no automated estimate.

Common questions

Bellevue homes with an ADU FAQ

What counts as an ADU in Bellevue?
An accessory dwelling unit is a second, self-contained home on a single-family lot: an attached ADU (AADU) inside or attached to the main house, or a detached ADU (DADU, a backyard cottage). Washington's 2023 law (HB 1337) required cities to allow two ADUs per lot and to drop owner-occupancy rules by mid-2025; Bellevue's code follows it. The difference that matters when you buy is whether the unit was permitted and finaled as a dwelling, or is an unpermitted "in-law" space.
Does a permitted ADU in Bellevue count toward my mortgage?
Often, yes. Conventional loans can count rental income from a permitted ADU when it is documented (a lease or an appraiser's rent schedule), and FHA counts a share of it. Unpermitted units get no credit, so the permit status changes what you can borrow. Your lender decides; your agent pulls the permit history before you write.
How do I check whether an ADU is legal before I buy in Bellevue?
Three records: the city's permit history for the address (the ADU should show a dwelling-unit permit and a final inspection), the county assessor record (a legal unit is usually counted), and the listing's NWMLS remarks (agents must describe unpermitted space honestly, but "in-law suite" is not a permit). RexMont pulls all three during the inspection period.
Can I rent the ADU out in Bellevue?
A permitted ADU can be rented long-term under the city's rental rules; short-term rentals are regulated separately, so confirm the current code before you count on nightly income. Many Bellevue buyers use the ADU for family first, rent it later, or house-hack from day one.
How much more does a house with an ADU sell for in Bellevue?
The twelve-month closings on this page are the answer for Bellevue: compare the median here with the city median on the housing-market page. A permitted, separately metered unit with its own entrance commands the most; a basement with a hot plate does not. RexMont prices the two parts separately when we list one.

Buying

Talk to a Bellevue home with an ADU specialist before you tour.

Tell us the budget and the sub-market, and whether you are buying only or selling first. A RexMont agent who works this niche sets the call, with the current listings and the twelve-month closings already pulled.

Talk to a home with an ADU specialist

Budget, timing, the area you want. We set the call.

Your request goes to the RexMont team. No obligation.

Keep going

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