Waterfront Property Search · Kirkland, WA
Kirkland waterfront homes.
Waterfront homes in Kirkland are among the most complex real estate transactions — water rights, bulkhead condition, flood zone classification, and dock permitting all require specialist knowledge. RexMont's agents have represented buyers and sellers across the region's lakes, rivers, and Puget Sound shoreline.
Market context
What buyers and sellers should know.
Kirkland waterfront inventory is permanently constrained. The best properties — deep water, stable bulkheads, south or west exposure, and legal dock structures — rarely come to market and typically sell quickly when they do.
Kirkland single-family homes are currently priced around $2M median (roughly $773/sqft), with a typical 40 days on market. The area is served by the Lake Washington School District, and top local employers include Google Kirkland, EvergreenHealth, and T-Mobile. Primary commute corridors connect to SR-520 / I-405 and Kirkland Transit Center.
RexMont Real Estate is Seattle and the Eastside's most-reviewed brokerage — 1,241+ five-star Google reviews and over $1 billion in closed transactions across 1,200+ deals.
Before you buy
What to know about waterfront homes in Kirkland.
Bulkhead condition and repair costs
Bulkheads (the retaining structures along the waterline) deteriorate over time and are expensive to repair or replace — $50,000–$300,000+ depending on linear footage and construction type. Always commission a bulkhead inspection by a marine engineer.
Dock permitting and water rights
Not all waterfront properties have permitted dock structures. Confirm dock permits, any Washington Department of Fish and Wildlife restrictions, and whether the dock is in a no-wake or no-motor zone.
Flood zone designation
FEMA flood zone classification affects insurance costs significantly. Properties in high-risk zones (Zone A or AE) require federally mandated flood insurance, which can add $3,000–$10,000+/year to holding costs.
Septic vs. sewer for older waterfront
Many older waterfront properties are on septic systems near the water's edge. King County and other jurisdictions have increasingly strict requirements for septic systems near shorelines. Inspect carefully and budget for potential upgrades.
Shoreline erosion and environmental restrictions
Washington's Shoreline Management Act regulates development within 200 feet of water. Additions, new structures, and even significant landscaping may require permits that can be difficult to obtain.
Tools & insights
Resources for Kirkland buyers and sellers.
Mortgage calculator
Estimate monthly payments and total interest.
Home value estimate
Get an agent-prepared estimate of your Kirklandhome's value.
Cost of buying a home
Closing costs, reserves, and what to have liquid before you start.
All Kirkland homes
Browse every Kirkland listing and neighborhood guide.
Live NWMLS data
Active Kirkland waterfront homes for sale
The latest active NWMLS waterfront homes in Kirkland, refreshed hourly.
- Median price
- $1.5M
- Median $/sqft
- $735
- Avg days on market
- 40
- Listings for sale
- 350+
ActiveNew today$3,200,000
MLS# 2578814424 10th Avenue
Kirkland, WA 98033
5 bd3 ba2,820 sqftListing courtesy of Windermere Real Estate Co.
ActiveNew today$959,000
MLS# 25768496527 106th Avenue Ne #10
Kirkland, WA 98033
2 bd2.25 baListing courtesy of Windermere Real Estate/East
ActiveNew today$1,895,000
MLS# 25795867003 117th Place Ne
Kirkland, WA 98033
4 bd3.25 ba3,420 sqftListing courtesy of Windermere Real Estate/East
ActiveNew today$945,000
MLS# 257981312523 Ne 138th Place
Kirkland, WA 98034
3 bd1.75 ba1,680 sqftListing courtesy of Upgrade Realty
ActiveNew today$380,000
MLS# 25616889905 Ne 124th Street #703
Kirkland, WA 98034
2 bd1.75 baListing courtesy of RE/MAX Northwest
ActiveNew today$1,150,000
MLS# 257935911505 112th Court Ne
Kirkland, WA 98033
3 bd2.25 ba1,354 sqftListing courtesy of Windermere Real Estate/East
ActiveNew today$2,000,000
MLS# 25714016814 Ne 129th Street
Kirkland, WA 98034
5 bd3 ba4,270 sqftListing courtesy of Windermere R.E. Northeast, Inc
ActiveNew today$2,098,000
MLS# 257873613024 137th Drive Ne
Kirkland, WA 98034
5 bd3.25 ba3,587 sqftListing courtesy of Realogics Sotheby's Int'l Rlty
ActiveNew today$1,079,000
MLS# 25793287047 Ne 138th Street
Kirkland, WA 98034
5 bd2.75 ba2,540 sqftListing courtesy of KW Greater Seattle
Active1 day on market$1,190,000
MLS# 257927713444 110th Place Ne
Kirkland, WA 98034
3 bd1.75 ba1,630 sqftListing courtesy of Globenex Realty
Active3 days on market$445,000
MLS# 257833312618 100th Lane Ne #j248
Kirkland, WA 98034
2 bd1.75 baListing courtesy of Coldwell Banker Danforth
ActiveNew today$535,000
MLS# 25779979927 Ne 144th Lane #804
Kirkland, WA 98034
3 bd2 baListing courtesy of eXp Realty
ActiveNew today$530,000
MLS# 257305111500 Ne 128th Street Dr #47
Kirkland, WA 98034
2 bd1.75 baListing courtesy of Best Choice Realty LLC
Active1 day on market$1,150,000
MLS# 25774388618 Ne 137th Street
Kirkland, WA 98034
4 bd2.75 ba2,190 sqftListing courtesy of Redfin
Active1 day on market$1,995,000
MLS# 25782048710 112th Avenue Ne
Kirkland, WA 98033
4 bd3 baListing courtesy of KW Greater Seattle
Active1 day on market$1,995,000
MLS# 25787618710 112th Avenue Ne
Kirkland, WA 98033
4 bd3 ba3,236 sqftListing courtesy of KW Greater Seattle
Active5 days on market$310,000
MLS# 257831614510 124th Avenue Ne #e35
Kirkland, WA 98034
2 bd1 baListing courtesy of Coldwell Banker Danforth
ActiveNew today$1,750,000
MLS# 256851111823 Ne 70th Lane
Kirkland, WA 98033
4 bd2.5 baListing courtesy of We Lakeside
ActiveNew today$1,750,000
MLS# 257787611823 Ne 70th Lane
Kirkland, WA 98033
4 bd2.5 ba2,695 sqftListing courtesy of We Lakeside
ActiveNew today$575,000
MLS# 257619017113 93rd Avenue Ne #b-6
Kirkland, WA 98034
2 bd2 baListing courtesy of Think Frink Home Team
ActiveNew today$949,990
MLS# 257750414237 105th Avenue Ne
Kirkland, WA 98034
3 bd1.5 ba1,230 sqftListing courtesy of Keller Williams Eastside
Active1 day on market$985,000
MLS# 25751806401 Lake Washington Boulevard Ne #307
Kirkland, WA 98033
2 bd1.75 baListing courtesy of Realogics Sotheby's Int'l Rlty
Active4 days on market$1,662,500
MLS# 257794720 6th Street
Kirkland, WA 98033
3 bd3.25 ba2,660 sqftListing courtesy of COMPASS
Active5 days on market$4,690,000
MLS# 25777998496 Ne Woodland Cove Drive
Kirkland, WA 98034
6 bd6 ba6,322 sqftListing courtesy of COMPASS
All 350 homes as a list
- 13611 Ne 136th Pl · $2,250,000
- 12724 Ne 94th Court · $1,395,000
- 14509 127th Lane Ne #n-39 · $238,000
- 13133 Ne 74th Street · $1,499,000
- 9635 Ne 129th Place · $850,000
- 6308 110th Avenue Ne · $2,189,000
- 12024 100th Avenue Ne #p101 · $416,000
- 7921 Ne 124th Street · $1,988,000
- 11411 102nd Court Ne · $550,000
- 11411 102nd Court Ne · $550,000
- 11419 109th Avenue Ne · $3,198,999
- 14037 108th Avenue Ne · $849,990
- 8203 Ne Juanita Drive · $5,698,880
- 13115 80th Avenue Ne · $1,799,000
- 13115 80th Avenue Ne · $1,799,000
- 9715 Ne Juanita Drive #210b · $849,999
- 8312 120th Avenue Ne · $1,345,000
- Address withheld · Kirkland · $45,000
- 10132 Ne 144th Place · $1,050,000
- 1947 1st Street · $2,888,000
- 9834 Ne 130th Place · $688,000
- 11605 Ne 155th Street · $849,995
- 11605 Ne 155th Street · $849,995
- 8215 Ne 126th Drive · $1,495,000
- 201 2nd Street S #201 · $469,900
- 13306 85th Avenue Ne · $1,080,000
- 12906 87th Ave Ne · $950,000
- 12708 Ne 144th Street #b-104 · $300,000
- 442 4th Avenue #442 · $645,000
- 208 Waverly Way · $4,500,000
- 14130 128th Avenue Ne · $1,250,000
- 615 & 617 13th Avenue W · $5,099,950
- 13276 124th Court Ne · $1,375,000
- 12712 Ne 120th Street #g5 · $440,000
- 12014 98th Avenue Ne #302 · $625,000
- 12014 98th Avenue Ne #302 · $625,000
- 12615 Ne 142nd Street · $1,175,000
- 11802 98th Avenue Ne #b6 · $569,050
- 211 Kirkland Avenue #221 · $559,950
- 11249 108th Avenue Ne · $1,395,000
- 11249 108th Avenue Ne · $1,395,000
- 10209 125th Avenue Ne · $2,199,850
- 8227 Ne 128th Street · $1,099,850
- 11612 Ne 107th Lane · $2,099,950
- 12419 93rd Avenue Ne · $1,098,000
- 13911 103rd Avenue Ne · $975,000
- 12229 Ne 100th Street · $1,960,000
- 9217 122nd Court Ne #112 · $616,950
- 10702 Ne 144th Court · $1,199,998
- 10811 (hs 109) 120th Lane Ne #a · $1,259,000
- 10812 (hs 59) 120th Lane Ne #a · $1,269,995
- 9012 124th Lane Ne · $1,389,950
- 9012 124th Lane Ne · $1,389,950
- 11506 Ne 128th Street #22 · $478,850
- 14340 113th Avenue Ne · $950,000
- 12525 Ne 145th Place #f107 · $270,000
- 12509 Ne 138th Place · $1,085,000
- 13323 108th Avenue Ne · $899,000
- 9232 139th Street · $1,225,000
- 12515 109th Court Ne #b202 · $299,500
- 515 Lake Street S #205 · $899,000
- 827 Lake Street S #207 · $2,988,000
- Address withheld · Kirkland · $270,000
- 4511 Lake Washington Blvd. Ne #2 · $2,990,000
- 10016 Ne 117th Court · $1,690,000
- 6508 103rd Avenue Ne · $4,788,000
- 10716 127th Avenue Ne · $1,200,000
- 8205 Ne 128th Street · $1,578,000
- 14335 Simonds Rd Ne #a102 · $545,000
- 8205 Ne 128th Street · $1,578,000
- 11633 Ne 92nd St · $2,895,000
- 10026 Slater Avenue Ne · $1,724,000
- 12601 Ne 80th Street · $1,499,500
- 14737 112th Avenue Ne · $1,100,000
- 13004 Ne 112th Street · $3,549,990
- 6515 106th Avenue Ne · $3,590,000
- 13515 121st Avenue Ne · $850,000
- 12086 Ne 137th Court · $949,995
- 6811 117th Avenue Ne · $1,299,999
- 12020 100th Avenue Ne #m103 · $389,000
- 211 Kirkland Avenue #206 · $910,000
- 11125 129th Street · $1,028,000
- 311 S 2nd Street #101 · $1,937,500
- 10820 Ne 144th Court · $1,119,000
- 8642 Ne 123rd Place · $1,300,000
- 11228 108th Avenue Ne · $1,225,000
- 11228 108th Avenue Ne · $1,225,000
- 11212 Ne 145th Street · $999,950
- 4817 Lake Washington Boulevard Ne #6 · $2,600,000
- 11312 124th Avenue Ne #302 · $580,000
- 12646 Ne 80th Street · $945,000
- 4561 Lake Washington Boulevard Ne #306 · $920,000
- 12530 Holmes Point Drive Ne · $2,300,000
- 219 5th Avenue S #f304 · $2,598,000
- 210 Market Street #304 · $1,750,000
- 324 6th Avenue S · $2,588,000
- 8012 Ne 128th Street · $823,000
- 13142 Holmes Point Drive Ne · $1,890,000
- 7825 Ne 143rd Street · $1,849,950
- 629 Kirkland Way #b11 · $699,000
- 6211 Lake Washington Boulevard Ne · $9,500,000
- 11822 Holmes Point Drive Ne · $3,380,000
- 11213 Ne 112th St · $1,075,000
- 7407 120th Lane Ne · $3,300,000
- 10901 124th Avenue Ne #2-4 · $749,000
- 5105 107th Lane Ne · $3,850,000
- 10763 Ne 139th Street · $1,173,000
- 13210 Ne 127th Way #d · $1,059,999
- 13216 Ne 127th Court #a · $1,099,999
- 8229 Ne 128th Street · $1,199,850
- 11110 Ne 125th Lane #h229 · $415,000
- 10930 Ne 120th Street · $1,799,950
- 615 6th Street #107 · $895,000
- 14434 83rd Place Ne · $885,000
- 9039 Ne Juanita Drive #307 · $789,000
- 11637 100th Avenue Ne #2c · $460,000
- 14215 110th Avenue Ne · $850,000
- 10648 Ne 47th Place · $2,100,000
- 14434 83rd Place Ne · $885,000
- 701 9th Avenue S #707 · $1,775,880
- 701 9th Avenue S #707 · $1,775,880
- 10017 Ne 138th Place #b4 · $420,000
- 12908 Ne 70th Place · $1,325,250
- 12908 Ne 70th Place · $1,325,250
- 9836 Ne 130th Place · $675,000
- 14433 106th Place Ne · $1,150,000
- 14205 77th Avenue Ne · $899,990
- 108 2nd Avenue S #504 · $1,580,000
- 12828 111th Avenue Ne · $1,149,000
- 10655 132nd Avenue Ne · $1,880,000
- 10655 132nd Avenue Ne · $1,880,000
- 3811 97th Avenue Ne · $3,325,000
- 3811 97th Avenue Ne · $3,325,000
- 10009 Ne 141st Street · $1,299,950
- 6421 Lake Washington Boulevard Ne #301 · $548,000
- 10931 124th Avenue Ne #206 · $380,000
- 4802 111th Avenue Ne · $1,750,000
- 12729 Ne 144th Street #154a · $299,988
- 14328 85th Place Ne · $1,099,000
- 14236 95th Avenue Ne · $1,099,000
- 11907 Ne 133rd Place · $1,545,000
- 10112 Ne 68th Street Ne #4 · $899,000
- 11701 100th Ne #5 · $505,000
- 11701 100th Avenue Ne #5 · $505,000
- 12017 93rd Avenue Ne · $875,000
- 11215 Champagne Point Road Ne · $1,369,000
- 13202 Ne 127th Court #d · $1,124,999
- 7925 Ne 124th Street · $2,188,000
- 10703 126th Avenue Ne · $1,550,000
- 11215 Champagne Point Road Ne · $1,369,000
- 12838 Ne 73rd Street · $2,099,950
- 4561 Lake Washington Boulevard Ne #201 · $604,999
- 9910 Ne 116th Street #202 · $712,000
- 13415 Ne 128th Place · $1,889,500
- 13637 103rd Avenue Ne · $1,369,000
- 13629 103rd Avenue Ne · $1,379,000
- 13637 103rd Avenue Ne · $1,369,000
- 13629 103rd Avenue Ne · $1,379,000
- 10913 Ne 48th Street · $1,900,000
- 9015 Ne Juanita Lane · $6,695,000
- 9417 Ne 128th Street · $1,195,000
- 12016 106th Avenue Ne · $1,163,000
- 10403 Ne 135th Place · $998,000
- 12315 Ne 70th Lane #2 · $1,349,850
- 11633 Ne 92nd Street · $2,895,000
- 11235 Ne 146th St · $890,000
- 14510 124th Avenue Ne #c28 · $340,000
- 8414 Ne 144th Place · $1,049,950
- 12611 109th Ct Ne #j202 · $450,000
- 725 9th Avenue S #201 · $499,000
- 10030 Ne 110th Street · $2,499,000
- 8630 113th Lane Ne · $1,280,000
- 8630 113th Lane Ne · $1,280,000
- 375 Kirkland Avenue #329 · $1,249,000
- 12507 79th Ave Ne · $1,850,000
- 13017 Ne 113th Street #1 · $2,550,000
- 12631 94th Avenue Ne · $1,549,000
- 10183 Ne 112th Place · $1,395,999
- 7619 115th Place Ne · $2,875,000
- 13110 Ne 103rd Place · $2,998,000
- 11419 Ne 100th Street · $1,998,000
- 733 S Lake St #209 · $660,000
- 12004 101st Avenue Ne #j3 · $399,950
- 11514 Ne 87th Street #b · $1,638,000
- 13742 Ne 101st Street · $1,425,000
- 13718 84th Avenue Ne · $1,260,000
- 13718 84th Avenue Ne · $1,260,000
- 5866 127th Avenue Ne · $4,735,000
- 12602 109th Court Ne #g103 · $485,000
- 12004 81st Avenue Ne · $1,359,000
- 11903 Ne 142nd Place · $1,125,000
- 7419 120th Lane Ne · $2,950,000
- 10011 Ne 138th Place #a5 · $425,000
- 916 18th Avenue W · $2,549,000
- 421 2nd Street W · $4,400,000
- 11515 105th Place Ne #n-53 · $650,000
- 12435 Ne 131st Court #d104 · $379,980
- 12734 Ne 116th Lane #g3 · $409,000
- 11312 Ne 60th Street · $1,899,000
- 11415 Slater Avenue Ne #312 · $599,000
- 10215 135th Circle Ne #28 · $874,000
- 12918 126th Court Ne #k302 · $495,000
- 10301 Ne 136th Place Ne · $959,000
- 13130 Holmes Point Drive Ne · $2,898,000
- 8338 Ne Juanita Drive · $2,100,000
- 10034 Slater Avenue Ne · $2,150,000
- 14333 93rd Avenue Ne · $1,049,950
- 13628 Ne 133rd Place · $2,400,000
- 11122 Ne 41st Drive #35 · $1,255,000
- 11122 Ne 41st Drive #35 · $1,255,000
- 12022 Ne 97th Street · $2,980,000
- 12531 81st Place Ne · $1,060,000
- 12037 100th Avenue Ne #103 · $499,000
- 12014 98th Avenue Ne #101 · $393,000
- 9541 Slater Ave Ne · $949,000
- 9541 Slater Avenue Ne · $949,000
- 12641 Ne 104th Street · $1,499,000
- 13755 Ne 101st Street · $2,498,000
- 12311 87th Court Ne · $1,699,300
- 919 6th Street W · $5,700,000
- 11706 Ne 105th Court · $795,000
- 9437 Ne 126th Place · $1,099,000
- 13521 Ne 128th Place · $1,825,000
- 10237 134th Avenue Ne · $4,298,000
- 11512 Ne 115th Court · $725,000
- 11512 Ne 115th Court · $725,000
- 104 9th Lane #127 · $1,149,950
- 104 9th Lane #127 · $1,149,950
- 719 19th Lane W · $3,550,000
- 122 Waverly Way · $2,970,000
- 10410 Ne 58th Street · $5,998,000
- 8021 Ne 122nd Place · $1,175,000
- 10530 124th Avenue Ne · $950,000
- 1630 2nd Street · $1,600,000
- 6201 Lake Washington Boulevard Ne #208 · $485,000
- 5010 114th Avenue Ne · $1,499,950
- 225 4th Avenue #a309 · $995,000
- 11903 Ne 128th Street #p05 · $899,000
- 524 7th Ave · $2,350,000
- 6620 Lake Washington Boulevard Ne #303 · $1,499,000
- 317 1st Street · $2,780,000
- 12036 89th Place Ne · $1,395,000
- 14013 113th Avenue Ne · $900,000
- 7619 Ne 125th Street · $1,300,000
- 1847 4th Street · $2,650,000
- 1845 4th Street · $1,150,000
- 12229 Ne 106th Street · $2,499,850
- 12330 Ne 92nd Lane #402 · $650,000
- 12929 136th Ct Ne · $1,850,000
- 8618 Ne 143rd Street · $1,198,000
- 11324 83rd Place Ne · $1,888,000
- 9715 Ne Juanita Drive #b407 · $899,000
- 14260 110th Avenue Ne · $1,050,000
- 11312 124th Avenue Ne #201 · $598,000
- 12815 98th Place Ne · $989,000
- 12742 Ne 116th Lane #j23 · $309,000
- 12309 80th Avenue Ne · $1,250,000
- 10602 Ne 60th Street · $1,750,000
- 9604 Ne 124th Street · $1,069,000
- 13305 115th Avenue Ne · $1,049,000
- 122 8th Avenue · $2,000,000
- 65 Kirkland Avenue #102 · $626,900
- 14379 104th Avenue Ne · $948,000
- 14136 74th Place Ne #15c · $344,900
- 13216 Ne 139th Place · $899,000
- 635 17th Avenue W · $3,375,000
- 11526 Ne 116th Street · $1,600,000
- 816 6th Street S · $1,500,000
- 515 Lake Street S #102 · $749,900
- 8706 Ne 135th Place · $1,299,950
- 10110 Ne 60th Street #104 · $585,000
- 733 Lake Street S #301 · $549,000
- 12037 100th Avenue Ne #206 · $499,950
- 12200 100th Avenue Ne ##p-a · $349,000
- 12704 Ne 144th Street #a204 · $309,950
- 13150 102nd Lane Ne #4 · $475,000
- 10135 Ne 62nd St #c · $2,020,000
- 10135 Ne 62nd Street #c · $2,020,000
- 5225 114th Ave Ne · $3,195,000
- 8512 Ne 136th Street · $1,049,950
- 11814 Ne 103rd Place · $1,999,950
- 11814 Ne 103rd Place · $1,999,950
- 13932 131st Lane Ne · $1,750,000
- 11522 117th Lane Ne #4 · $1,235,000
- 11522 117th Lane Ne #4 · $1,235,000
- 11306 101st Place Ne #1306 · $799,950
- 11306 101st Place Ne #1306 · $799,950
- 8519 126th Avenue Ne · $4,000,000
- 11643 91st Place Ne · $2,500,000
- 9605 132nd Street · $999,000
- 5917 104th Place Ne · $5,998,880
- 13811 84th Lane Ne · $975,000
- 13811 84th Lane Ne · $975,000
- 11313 Ne 128th Street #e104 · $352,000
- 10520 Ne 136th Place · $1,049,000
- 8409 Ne 137th Street · $1,198,000
- 8409 Ne 137th Street · $1,198,000
- 9810 116th Place Ne · $999,500
- 1824 Market Street · $1,859,000
- 10808 (hs 54) 120th Lane Ne #e · $1,199,995
- 7118 Ne 118th Street · $2,298,000
- 7118 Ne 118th Street · $2,298,000
- 8033 118th Avenue Ne · $1,095,000
- 8033 118th Avenue Ne · $1,095,000
- 11546 84th Avenue Ne · $1,625,000
- 13372 122nd Place Ne · $1,049,500
- 13105 102nd Lane Ne #unit 5 · $545,000
- 13105 102nd Lane Ne #5 · $545,000
- 12120 76th Way Ne #2 · $1,150,000
- 12120 76th Way Ne #2 · $1,150,000
- 13034 105th Place Ne · $898,800
- 9834 Ne 140th Place · $970,500
- 12450 Ne 141st Street · $1,099,000
- 13133 Holmes Point Drive Ne · $3,750,000
- 8736 126th Avenue Ne · $3,199,995
- 11327 113th Place Ne · $2,545,000
- 11914 Ne 148th Street · $1,149,950
- 11230 Ne 68th Street #c · $799,000
- 8002 118th Court Ne #11 · $1,149,888
- 8002 118th Court Ne #11 · $1,149,888
- 12424 109th Court Ne #d304 · $499,950
- 406 10th Street #c202 · $375,000
- 11506 Ne 113th Place · $2,898,000
- 9741 132nd Avenue Ne · $3,749,950
- 12117 Ne 143rd Place · $1,198,950
- 12615 100th Lane Ne #m161 · $318,000
Listing data courtesy of NWMLS. Provided for the consumer's personal, non-commercial use. Market stats reflect representative market data for Kirkland; current listings and individual neighborhoods may vary.
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Common questions
Kirkland waterfront homes FAQ.
- What does waterfront property cost in Kirkland?
- Waterfront pricing in Kirkland varies dramatically by water body, depth, views, and improvements. RexMont's waterfront specialists can give you a current market snapshot and identify what distinguishes premium properties from those that are simply on the water.
- Is waterfront property a good investment?
- Waterfront with deep water access, a stable bulkhead, and full permits consistently holds value over time. Waterfront properties with deferred maintenance, flood risk, or permitting issues carry more volatility.