Eastside Tear-Down Lot Broker — Bellevue, Kirkland, Redmond

The math is straightforward but unforgiving. A tear-down candidate is a lot where (finished-home market value) minus (lot acquisition + demolition + construction + soft costs + carry + builder profit) leaves a defensible margin. In BSD interior in 2026, the working ratio is roughly: lot price under 35–40% of finished-home market value for a builder-spec project; under 45–50% for an owner-occupant custom build. Anything above 50% usually pencils out as a remodel, not a tear-down. The other inputs that matter: slope and geotech, septic vs. sewer, water/power capacity for the new house, and any tree-preservation or critical-area overlays on the parcel.

Two reasons. First, many tear-down candidates are listed as the existing house with no marketing language acknowledging the lot value — the listing photos show a 1950s rambler, the AVM prices it as a 1950s rambler, and the actual lot value is invisible to public-portal buyers. Second, in submarkets where lot value is the primary value (BSD interior, Bridle Trails, parts of Kirkland and Houghton), many sellers and listing agents quietly market to builder networks before NWMLS exposure because builder buyers close faster, with fewer contingencies, and at terms the seller actually wants. An MLS-only search will miss most of the real tear-down inventory.

By submarket: BSD interior (Bridle Trails, Bellevue 98005/98007 SFH neighborhoods): $1.4M–$2.4M for tear-down lots that pencil out for $3M–$5M finished homes. Premium BSD interior (Somerset, Bellecrest, Vuecrest): $1.8M–$3.2M lots for $4M–$7M finished. 98004 luxury trio (Medina, Clyde Hill, Hunts Point): $3M–$10M lots for $8M–$25M+ finished. Kirkland (Houghton, Bridle Trails-adjacent): $1.2M–$2.0M lots for $2.8M–$4.5M finished. Redmond (Education Hill, Rose Hill): $900K–$1.6M lots for $2.2M–$3.8M finished. These ranges move with the construction cost index and interest rate environment.

At minimum: (1) Geotech soil report — slope, soil stability, drainage, especially in Bellevue's south-facing slope neighborhoods. (2) Survey and topographic — confirm setbacks, easements, encroachments. (3) Utility verification — sewer connection vs. septic, water main capacity, electrical service capacity for the new build. (4) Permit feasibility — Bellevue, Kirkland, Redmond, and the small cities have very different permit timelines and requirements; verify with the relevant building department before close. (5) Tree retention and critical area overlays — Bellevue's tree ordinance and critical-area regulations can constrain footprint significantly. (6) HOA / CC&R review if applicable. I coordinate the inspection contingency period to cover all of this.

Yes. Builder buyers, small developers, and owner-occupant custom-home buyers are all common clients on the lot-acquisition side. The representation is identical on the contract side (offer, contingencies, close) but the sourcing and due diligence are different — builder buyers need lot economics analysis, permit feasibility, and timing aligned with their construction loan, while owner-occupants need school district, lifestyle, and long-term holding analysis. RexMont's Early-Access program is the off-market lot sourcing channel.