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← Back to search results/Carnation, WA/32223 NE 88th Street
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Listed by Kyle Moss • COMPASS.
FOR SALE

$1,225,000

Est. $6,785/mo

Price reduced $70,000 from the original $1,295,000 asking price

4 bd•3.25 ba•4,120 sq ft

32223 NE 88th Street, Carnation, WA 98014

• Listed Jun 9, 2026•163 days active · 163 cumulative

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★★★★★5.0·1,244 Google reviews

Listing Broker: COMPASS; Kyle Moss; 206-619-6136; kyle.moss@compass.com

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Listing Broker: COMPASS; Kyle Moss; 206-619-6136; kyle.moss@compass.com

About this home

Perched on 1.3 private acres, this custom-built home captures breathtaking views of Mt. Rainier, the Cascade Mountains, and Snoqualmie Valley. Ideally located just 20 minutes from Microsoft and Redmond and moments from downtown Carnation, it offers the perfect balance of tranquility and convenience. The well-designed layout features a sun-filled living room, spacious bonus room, chef’s kitchen with breakfast nook, formal dining room, flexible living spaces, and an impressive four-car garage with attached shop. The expansive daylight walk-out basement provides excellent potential for a guest suite or MIL setup. Multiple view decks create seamless indoor-outdoor living, perfect for entertaining or simply enjoying the peaceful surroundings. The park-like property includes raised garden beds, mature landscaping, and ample space for equestrian use, recreation, or lawn games. Conveniently close to acclaimed restaurants, shopping, trails, wineries, and breweries, and located within the highly regarded Riverview School District.

Property type
Single Family
Year built
1994
Interior
4,120 sq ft
Lot size
1.3864 acres
Parking
4-car garage
Price / sq ft
$297
HeatingForced Air, Heat Pump
CoolingCentral Air
Property taxes$12,635.17/yr (est.)
School districtRiverview

Listed by Kyle Moss • COMPASS

Listing updated: October 12, 2026 at 01:12pm

RexMont checked: moments ago

Source: NWMLS as Distributed by MLS Grid #2525726

Around this home

RexMont OfferEdge™

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32223 NE 88th Street, Carnation, WA 98014

List price
$1,225,000
Down payment
$245,000

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Source:RexMont analysis of Northwest MLS sales data for this ZIP code plus third-party market data (RentCast). The estimates are RexMont's, not Northwest MLS listing data.

Estimates only and not guaranteed. Consult a RexMont agent for accurate, personalized guidance before making an offer. RexMont OfferEdge™ · © 2026 RexMont Real Estate. Proprietary tool.

Property details

Interior features

  • Bath Off Primary
  • Built-In Vacuum
  • Ceiling Fan(s)
  • Dbl Pane/Storm Window
  • Dining Room
  • Fireplace
  • High Tech Cabling
  • Jetted Tub
  • Pantry
  • Security System
  • Walk-In Closet(s)
  • Water Heater
  • Fireplace (wood burning)
  • Finished basement

Kitchen

  • Dishwasher
  • Disposal
  • Dryer
  • Microwave
  • Refrigerator
  • Stove(s)/Range(s)
  • Washer

Bedrooms

  • 4 bedrooms total
  • 3 upstairs
  • 1 on the lower level

Bathrooms

  • 2 full bathrooms
  • 1 three-quarter bathroom (shower, no tub)
  • 1 half bathroom
  • 3.25 bathrooms total (NWMLS count)
  • 1 on the main level

Layout

  • 2 Stories w/Bsmnt
  • 4,120 sq ft finished

Flooring

  • Vinyl
  • Carpet

Heating & cooling

  • Forced Air heating
  • Heat Pump heating
  • Central Air cooling

Schools

Ratings via SchoolDigger

Riverview School District

Assigned schools for this property per the listing's MLS data. School district boundaries change — verify the exact assigned schools with the district before purchasing.

Single-family home facts

As entered by the listing broker on Northwest MLS

Lot & site

Topography
Level,Partial Slope,Terraces
Vegetation
Garden Space

Systems

Energy source
Wood
Power production
Wood
Water heater
Propane
Water heater location
Garage
Power company
PSE
Water company
KC #119
Sewer company
Septic
Irrigation water rights
No
Internet connected
FAST Astound

Rooms & extras

Fireplaces on main
1

New construction

Square footage source
KCR
Lot size source
KCR
Effective year built source
Public Records

Manufactured home

Land lease
No

Neighborhood mobility

Doorstep, Pedal & Station Scores

Three RexMont scores for this exact address: what is on foot, what is by bike, and what rides past the door.

Ground Truth™

The ground, the slope, the flood zone and the noise at this address

Read from public hazard, flood, terrain and noise maps for this exact home.

Address Insider™

The members' report

Commute, transit, zoning and ADU potential, internet providers and the lifestyle around the home: the nearest grocery, coffee, park, services and transit stop. One free registration opens every home on rexmont.com.

Members

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Sales & Tax Records for 32223 NE 88th Street

NWMLS via MLS Grid · King County Assessor

Every listing, pending, price change and closing filed on this home with the NWMLS, the county’s recorded sales, and its assessed values by tax year.

  1. Oct 12, 2026
    Price reduced
    NWMLS via MLS Grid · #2525726
    $1,225,000
    $297/sq ft
  2. May 19, 2026
    Listed
    NWMLS via MLS Grid · #2525726
    $1,295,000
    $314/sq ft
  3. Mar 15, 2022
    Sold
    NWMLS via MLS Grid · #1886079
    $1,250,000
    $303/sq ft
  4. Feb 13, 2022
    Pending
    NWMLS via MLS Grid · #1886079
    $1,200,000
    $291/sq ft
  5. Feb 10, 2022
    Listed
    NWMLS via MLS Grid · #1886079
    $1,200,000
    $291/sq ft
  6. May 14, 2014
    Sold
    NWMLS via MLS Grid · #600294
    $560,000
    $136/sq ft

Mortgage payment forecast

$8,144 per month

Great rate
Principal and interest
Property taxes
HOA dues
Home insurance

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Plan your offer with a RexMont buyer specialistWalk through escalation strategy, contingencies, and competing-offer risk in this neighborhoodCompare loan options30-yr fixed, 15-yr, FHA, VA, jumbo

Source: RexMont estimate, not Northwest MLS listing data. Interest rates from Freddie Mac's Primary Mortgage Market Survey via FRED (Federal Reserve Bank of St. Louis). Property tax and HOA dues from the NWMLS listing where provided, otherwise estimated; insurance estimated at 0.3% of price per year.

Estimate only. Actual payment depends on credit, lender, and program. PMI not included for down payments below 20%.

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Listing Broker: COMPASS; Kyle Moss; 206-619-6136; kyle.moss@compass.com

Market pulse

Carnation is a balanced market.

Supply and demand are roughly in balance. Neither side has a clear edge.

Buyer's marketSeller's market

  • Offer insight: Homes typically sell with one offer near asking price.

  • List to sale price: The average home sells very close to list price.

  • Time on market: The average home goes pending in around 112 days.

Recent sales nearby

Within 1 mile · last 6 months

  • $755,000 Sold

    3 months ago

    3 bd•2.25 ba•~1,573 sq ft•Single Family

    31815 NE 105th Place, Carnation, WA 98014

    0%

    Over list

    36

    Days on market

    0.8 mi

    Distance

Closed sales from MLS GRID / NWMLS within the past 6 months, matched on property type and within 1 mile. Comps approximate.

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Market data from MLS GRID / NWMLS · Updated Oct 2026

Information and statistics derived from Northwest Multiple Listing Service. Source: Northwest Multiple Listing Service, as distributed by MLS GRID.

MLS GRID Disclaimer

Based on information submitted to the MLS GRID as of October 21, 2026 at 2:34 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.

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