A rambler is the Pacific Northwest name for a single-level house: every bedroom, bath and living space on one floor, no stairs. NWMLS files them under style 10 (one story) and 16 (one story with a basement); this page lists both and the data separates them, because a daylight basement adds space without adding stairs to the main living level.

Why are ramblers in demand in Kirkland?

Two buyers compete for them: households planning to age in place, and families who want main-floor living on a larger lot. Many Kirkland ramblers were built in the 1950s–70s on lots that are big by today's standards, so builders compete too. That is why ramblers sell faster than their condition suggests and why pricing one correctly matters on both sides.

Are ramblers more expensive than two-story homes in Kirkland?

Per square foot, usually yes: a rambler needs a bigger footprint and a bigger lot for the same living area. Per home, the twelve-month median on this page against the city median tells you the current gap in Kirkland.

What should I check when buying a Kirkland rambler?

Roof and crawl space first (one-level homes have more of both per square foot), the original electrical panel, galvanized or cast-iron plumbing, oil-tank history, window age, and whether the lot carries building potential a developer would pay for. If the goal is aging in place, measure doorway widths and the step at the entry.

Should I sell my Kirkland rambler to a builder or on the open market?

Price both. A builder pays for the lot and discounts the house; an open-market buyer pays for a move-in-ready single-level home, which is scarce. RexMont prepares both numbers for every rambler we list in Kirkland and the owner chooses with the figures in hand.

Kirkland, WA · Ramblers and single-level homes

Kirkland ramblers and one-level homes for sale

65 active NWMLS listings right now · 175 closed in the last 12 months at a median $1.18M. Refreshed hourly.

See the listings What is my rambler worth?

This page lists every Kirkland rambler on the NWMLS: one-story homes and one-story homes with a basement, refreshed hourly. 175 ramblers closed in Kirkland in the last twelve months at a median $1,180,000 ($727 per square foot, 13 median days on market, 98.7% of list price). Ramblers draw downsizers, families and builders at the same time; RexMont prices the house and the lot separately so you know which buyer you are competing with, and which one to sell to.

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

The last 12 months

What ramblers sold for in Kirkland, Oct 2025 to Oct 2026

Every closed NWMLS sale of ramblers in Kirkland 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: 175
Median price: $1.18M
Median $/sq ft: $727
Median days on market: 13
Sale-to-list: 98.7%
Sold at or over asking: 45.7%

Sales by price

Under $750K10
$750K–$1M40
$1M–$1.5M74
$1.5M–$2M27
$2M–$3M15
$3M+9

Where they sold (NWMLS area)

Juanita/Woodinville92
Kirkland/Bridle Trails82
Southeast Snohomish1

One story with a basement: 60 of 175. Range $500K to $9.1M; median home 1,520 sq ft, median year built 1968.

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

How this market works

What a Kirkland rambler buyer is really buying

Kirkland's ramblers are in Finn Hill, Juanita, Kingsgate, North Rose Hill and the older Houghton and Norkirk blocks: 1950s–70s single-level homes on lots that take a shop, a garden or a cottage. They are the plan that Kirkland downsizers wait for and that families want for main-floor living in the Lake Washington School District.

Each one also sits on a lot a builder has priced. I price the house and the land separately on every Kirkland rambler so a buyer knows the competition and a seller knows which buyer pays more; the systems of the era (panel, plumbing, oil tank, roof) are the inspection list.

The twelve-month data on this page is every Kirkland rambler closing on the NWMLS.

New listing alerts

New Kirkland ramblers, the day they list.

Single-level homes are the scarcest plan in Kirkland. Add an email and a RexMont agent sends each new rambler listing as it hits the NWMLS, with the lot and the systems noted first.

Watching: Kirkland ramblers and one-level homes (NWMLS styles 10 and 16)

Kirkland ramblers and one-level homes for sale right now

Active NWMLS listings of ramblers in Kirkland (65 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.

Where to look

Where Kirkland ramblers are

Finn Hill and Holmes Point

Cedar ramblers under the firs on half-acre lots; the largest rambler lots in the city.

Juanita and Kingsgate

1960s–70s three-bedroom ramblers, the most affordable single-level homes in Kirkland.

North Rose Hill and Rose Hill

Ramblers near Lake Washington High School and the Redmond line; strong builder interest.

Norkirk, Houghton and Market

Older ramblers a walk from downtown and the lake; few list, most are priced as lots.

Before you write

What to check before buying a Kirkland rambler

One level, or one level plus a basement

NWMLS style 10 is a true single-level; style 16 adds a basement, often a daylight one with bedrooms. Both keep the main living on one floor; the data on this page counts each.

The lot may be worth more than the house

Many Kirkland ramblers sit on 1950s–70s lots that builders want. Know the land value before you write, so you are not outbid by a developer for a house you intended to live in, and so you price correctly when you sell.

Systems from the original decade

Original panels, galvanized supply lines, cast-iron drains, and heating-oil tanks are common in homes of this age. Each has a known replacement cost; your inspector names them and your agent prices them.

Roof and crawl space per square foot

A single-level home has more roof and more crawl space for the same living area. Ask for the roof's age and have the crawl space walked, not photographed from the hatch.

Aging in place

Measure the entry step, the hallway and door widths, and the bathroom. A rambler with a zero-step entry and a 36-inch primary bath door is rare and sells to a motivated buyer.

Competition is quiet but real

Ramblers in Kirkland draw downsizers, families and builders at once. Pre-approval and a clean offer matter more here than in the two-story market.

Selling

Selling a rambler in Kirkland?

The buyers for a rambler 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 175 ramblers that closed in Kirkland in the last 12 months, median $1.18M.

What is my rambler worth?

Prepared 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 Kirkland ramblers closings and sends it in writing.

Common questions

Kirkland ramblers FAQ

What is a rambler?: A rambler is the Pacific Northwest name for a single-level house: every bedroom, bath and living space on one floor, no stairs. NWMLS files them under style 10 (one story) and 16 (one story with a basement); this page lists both and the data separates them, because a daylight basement adds space without adding stairs to the main living level.
Why are ramblers in demand in Kirkland?: Two buyers compete for them: households planning to age in place, and families who want main-floor living on a larger lot. Many Kirkland ramblers were built in the 1950s–70s on lots that are big by today's standards, so builders compete too. That is why ramblers sell faster than their condition suggests and why pricing one correctly matters on both sides.
Are ramblers more expensive than two-story homes in Kirkland?: Per square foot, usually yes: a rambler needs a bigger footprint and a bigger lot for the same living area. Per home, the twelve-month median on this page against the city median tells you the current gap in Kirkland.
What should I check when buying a Kirkland rambler?: Roof and crawl space first (one-level homes have more of both per square foot), the original electrical panel, galvanized or cast-iron plumbing, oil-tank history, window age, and whether the lot carries building potential a developer would pay for. If the goal is aging in place, measure doorway widths and the step at the entry.
Should I sell my Kirkland rambler to a builder or on the open market?: Price both. A builder pays for the lot and discounts the house; an open-market buyer pays for a move-in-ready single-level home, which is scarce. RexMont prepares both numbers for every rambler we list in Kirkland and the owner chooses with the figures in hand.

Buying

Talk to a Kirkland rambler 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 rambler specialist

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

Keep going

Sell my house in Kirkland
The listing program, the net-proceeds math and the timeline.
Kirkland homes with an ADU
Ramblers on Finn Hill lots are where the cottages go.
Kirkland housing market
The city-wide numbers to compare this niche against.
Homes for sale in Kirkland
Every active NWMLS listing in Kirkland, refreshed hourly.
Kirkland neighborhoods
Live inventory and twelve-month sales for every Kirkland community.