What does a home in Bellevue cost in October 2026?
The median asking price across Bellevue listings in our October 2026 market feed is $1.95M, at $897 per square foot, with a median 53 days on market. By type: condos $925K ($841 per square foot, 69 days), townhomes $1.38M ($731, 29 days), single-family homes $3.9M ($965, 38 days). Asking prices of homes currently listed, not closed sales; the closed-sale side and the monthly change are on the Bellevue housing market report.
The bands I use with Bellevue buyers run like this. Under $1M is condos: the downtown towers, the mid-rise buildings around the Spring District and BelRed, and the older garden condos in Crossroads and Lake Hills where the dues are low and the buildings are from the 1970s and 1980s. From $1M to $1.5M buys a Bellevue townhome or a mid-century ranch east of 148th; the Bellevue homes under $1.5M page is that search. From $1.5M to $3M is the Bellevue house most of my buyers are looking for: Somerset and Lakemont on the hill, Newport Hills, Woodridge, Bridle Trails on its acre lots. Above $3M is West Bellevue, Enatai, Meydenbauer, Clyde Hill adjacent and the view lots on Cougar Mountain, where the land is most of the price. That end is the Bellevue luxury homes for sale page.
Bellevue's single-family median of $3.9M against a condo median of $925K is the widest gap of any city I work. The reason is land: a West Bellevue lot sells for more than most Seattle houses, which is why so many Bellevue listings are new construction on a lot that held a 1950s rambler last year. When a buyer compares a condo to a house in Bellevue, I compare the dues against the land, because the land appreciates and the dues do not.
Which property types make up Bellevue homes for sale?
Bellevue sells three kinds of home and one of them dominates the headlines: the single-family house on its own lot. Downtown has the condo towers, and the Bellevue condos for sale page carries every building with its HOA and resale-certificate guidance. Townhomes are fewer here than in Seattle and sit mostly in the Spring District, BelRed, Crossroads and Factoria; the Bellevue townhomes for sale page lists them.
New construction is a larger share of Bellevue's inventory than in any neighboring city, because the teardown is the business model west of I-405. On a new Bellevue house I read the builder's warranty, the plat and the critical-areas report before the finishes, and I check whether the street has been assessed for a sidewalk or sewer improvement. The new construction homes in Bellevue, WA page lists everything finished this year or last.
On a Bellevue resale house from the 1960s to 1980s, which is most of the stock east of 148th Avenue, the inspection order is the roof, the sewer line, the furnace and the windows; on the hill communities (Somerset, Lakemont, Cougar Mountain) I add the retaining walls and the HOA's reserve study, because those communities are HOA-managed and the dues cover more than the lawns. On a condo downtown, it is the resale certificate under the Washington Condominium Act, five business days to review it, and the building's rental cap if you ever want to lease the unit.
When is the right time to buy a home in Bellevue?
Bellevue's inventory peaks in late spring and thins to its lowest point between Thanksgiving and mid-January, the same pattern every year I have worked here. The difference from Seattle is the buyer pool: a large share of Bellevue purchases follow a job start at Microsoft, Amazon or T-Mobile, so demand arrives in waves around start dates rather than around the school calendar alone. A buyer who is ready in January sees the new listings before those waves.
Days on market in the feed sets the pace. Single-family homes at 38 days means a well-priced Bellevue house takes offers on its review date, usually the Tuesday after the first weekend; I tour on Friday, inspect on Saturday and write on Monday. Townhomes at 29 days move almost as fast. Condos at 69 days are where the leverage sits; a downtown unit past 53 days is a unit where I negotiate the price and the closing costs, and the Bellevue asking-price reduction report names those every month.
The payment moves with the rate the day you lock, so I set the search ceiling from that number rather than from the rate in the news. Bellevue's medians make the rate matter more here than anywhere else on the Eastside: a quarter point on a $3.9M house is a different monthly number than it is on a $925K condo. The alert at the bottom of this page sends new Bellevue listings the morning they hit the NWMLS.
What offer terms win in Bellevue right now?
A Bellevue offer is NWMLS Form 21 for a house, Form 28 for a condo, with Form 22A for financing, Form 35 for the inspection, Form 22D for the optional clauses and Form 35E when the home needs an escalation clause. On a new-construction house the builder often supplies its own addendum, and I read it against the standard forms line by line before anyone signs.
What wins in Bellevue in my closings this year: a pre-inspection where the seller allows one; proof of funds for the down payment and the appraisal gap on a Bellevue price, because appraisals here lag fast-moving streets; a financing contingency that is short or waived when the lender has fully underwritten the buyer; a closing date set to the seller's move; and a price set from the last 90 days of closed sales on comparable lots, not from the asking price. On a West Bellevue lot the comparable is the land value, and I pull the county's assessed values beside the sales.
Washington requires a written buyer services agreement before I show you a home; it states my compensation and whether the seller pays any part of it, and the Bellevue buyer's agent page explains how that is written into the offer. Earnest money in Bellevue runs two to three percent, held by the escrow company named in the contract, and on a competitive house I make part of it non-refundable after inspection so the seller can count on the close.
What should I know about relocating to Bellevue?
Pick the commute first. Bellevue's largest employers are Microsoft, Amazon and T-Mobile, and the commute spine is East Link Light Rail with SR-520 / I-405 for drivers. The 2 Line stops at Bellevue Downtown, Wilburton, the Spring District, BelRed and Overlake and continues to Redmond Technology; a home within a ten-minute walk of one of those stations is the one I tell a relocating buyer to look at first.
The geography sets the housing stock. West of I-405 (West Bellevue, Enatai, Meydenbauer, Vuecrest) is large lots, lake views and new construction replacing 1950s houses. Downtown and the Spring District are towers and mid-rise condos. East of 148th (Crossroads, Lake Hills, Robinswood, Phantom Lake) is mid-century ranches and split-levels on quarter-acre lots, the entry point to a Bellevue house. South of I-90 (Somerset, Lakemont, Newport Hills, Cougar Mountain) is hillside communities built from the 1970s to the 2000s, many with HOAs and territorial views. Every neighborhood has its own page in the Bellevue neighborhood directory with its price range.
Bellevue is served by the Bellevue School District; the Bellevue School District homes page lists the district's schools and the homes inside its boundary, and school assignment depends on the address, so I verify it with the district for every home a buyer is serious about. If you are arriving from out of state, two things to know: Washington has no state income tax, and the real estate excise tax on a sale is paid by the seller. If you are deciding between Bellevue and Seattle, I show both in one day; the same money buys a newer house on a larger lot here and an older house closer to the water there. The Bellevue neighborhood guides cover each area in depth.
How do I sell a Bellevue home and buy the next one?
Start with the number: what your Bellevue home is worth from closed comparable sales, prepared by a broker, not an automated online estimate. That is the Bellevue home value request, and it returns the net after commission, the Washington excise tax and your payoff. On a Bellevue price the excise tax alone is a five-figure line, so the net is the number to plan from.
Then the order. For most Bellevue owners I sell first and buy second, with a post-closing occupancy agreement that keeps you in the home for a few weeks after it closes, so you buy the next one as a cash-strong buyer rather than a contingent one. Where the next home is already chosen, a bridge loan or a home-equity line covers the gap, and the two contracts are written to one calendar.
The sale runs on our seven-phase Listing Program: pricing from the data, preparation that returns more than it costs, photography and video, the launch, the review date, the negotiation and the close. The sell my house in Bellevue page walks through each phase, and if your home sits above $2M the Bellevue luxury listing agent page covers how that end of the market is marketed. The value request and the alert for your next home are both at the bottom of this page.
