There is no single lot price in 98052, because value follows the finished house a builder can sell on the parcel, and the worked illustration in the research puts residual land value at 910,000 to 1,010,000 dollars before 25,000 to 40,000 dollars of site preparation when the new build sells for 2,200,000 dollars. (Frontier Capitals, 2026) The evidence assembled for 98052 shows 13 of 36 sampled homes built in 1980 or earlier moving to builders, so the lot value question is not a hypothetical for this ZIP code (Frontier Capitals, 2026). New construction here sells for 1,800,000 to 2,800,000 dollars, and that finished price is the engine behind every land side figure that follows for the lot value question (Redfin, 2026).
This post works through what a residential lot is worth in Redmond using only the documented sample, the county record and the published sale ranges, and it separates what the data proves from what it merely suggests. The short version on what a residential lot is worth in Redmond is that the ground under an older Redmond house has its own market, its own buyers and its own arithmetic, and confusing that market with the market for the house itself is the most common pricing mistake in 98052.
Key Findings
- In the sample behind the lot value question, 13 of 36 older Redmond homes were acquired by builders, a builder demand rate of 36.1 percent (Frontier Capitals, 2026)
- Older homes in the sample averaged 34.7 percent of the new build price on a comparable lot, a ratio that frames what a residential lot is worth in Redmond (Frontier Capitals, 2026)
- New construction on standard 98052 lots has sold between 1,800,000 and 2,800,000 dollars depending on street, terrain and lot size, a range that sets the ceiling for the lot value question (Redfin, 2026)
- The residual illustration in post 32 leaves 910,000 to 1,010,000 dollars for land on a 2,200,000 dollar new build before site preparation of 25,000 to 40,000 dollars (Frontier Capitals, 2026)
- A listed 900,000 dollar sale commonly surrenders 54,000 to 72,000 dollars to commissions and closing costs before concessions and carrying costs, a deduction that shadows the lot value question (National Association of Realtors, 2025)
- Sampled lots in 98052 ran from a minimum of 5,917 square feet to the 7,500 to 10,000 square foot parcels common across the ZIP code, a spread recorded for the lot value question (King County Assessor, 2026)
Why is a Redmond lot priced from the finished house backwards?
For what a residential lot is worth in Redmond, picture the replacement home selling at 2,200,000 dollars, then take away construction costs near 850,000 dollars and a profit margin near 20 percent, and the remainder, some 910,000 to 1,010,000 dollars before site preparation of 25,000 to 40,000 dollars, is the ceiling the dirt itself can support (Frontier Capitals, 2026). New construction on standard lots in 98052 has sold in the 1,800,000 to 2,800,000 dollar range, moving by street, by hill versus flat terrain and by lot size, and that range drives the lot value question section 1 side of what a residential lot is worth in Redmond (Redfin, 2026). Where a new build sells for 2,200,000 dollars, the worked example shows the older ranch a few streets over changing hands for roughly 763,000 dollars, right at the 34.7 percent relationship measured for the lot value question section 1 (Redfin, 2026). Online value trackers show the same wide gap between the standing older stock and the finished new product in this ZIP code, which is why the lot value question section 1 treats the new build range as the ceiling setter for what a residential lot is worth in Redmond (Zillow, 2026).
Lot dimensions sit at the center of the lot value question section 1, since the smallest parcel in the sample measured 5,917 square feet while many lots across 98052 run from 7,500 to 10,000 square feet (King County Assessor, 2026). County parcel records carry the dimensions, the square footage and the assessed land value, so a seller can confirm which end of that spread a property occupies in the lot value question section 1 before debating what a residential lot is worth in Redmond (King County Assessor, 2026). A roomy parcel gives the next house a workable footprint and the garage and outdoor space that buyers at 1,800,000 to 2,800,000 dollars expect, while a tight parcel shrinks the finished house and the land support with it, as the lot value question section 1 shows.
The listing ledger belongs inside the lot value question section 1, because a 900,000 dollar older home sale here typically pays commission of 5 to 6 percent, which is 45,000 to 54,000 dollars off the top (National Association of Realtors, 2025). Seller closing costs for title, transfer and excise taxes and prorations commonly add another 1 to 2 percent, taking the combined deduction to 54,000 to 72,000 dollars on that sale in the lot value question section 1 accounting (Bankrate, 2025). Repair credits and post inspection reductions of 10,000 to 25,000 dollars, plus carrying cost of 18,000 to 36,000 dollars over three to six months, explain how a 900,000 dollar list price nets in the high 700,000s to low 800,000s, a fact that reshapes what a residential lot is worth in Redmond in the lot value question section 1 (National Association of Realtors, 2025).
Homeowners comparing routes will also want a related Redmond research post, which works the same sample from the neighbouring angle of the lot value question (Redfin, 2026).
Which lot traits move the number inside 98052?
Lot dimensions sit at the center of the lot value question section 2, since the smallest parcel in the sample measured 5,917 square feet while many lots across 98052 run from 7,500 to 10,000 square feet (King County Assessor, 2026). County parcel records carry the dimensions, the square footage and the assessed land value, so a seller can confirm which end of that spread a property occupies in the lot value question section 2 before debating what a residential lot is worth in Redmond (King County Assessor, 2026). A roomy parcel gives the next house a workable footprint and the garage and outdoor space that buyers at 1,800,000 to 2,800,000 dollars expect, while a tight parcel shrinks the finished house and the land support with it, as the lot value question section 2 shows.
New construction on standard lots in 98052 has sold in the 1,800,000 to 2,800,000 dollar range, moving by street, by hill versus flat terrain and by lot size, and that range drives the lot value question section 2 side of what a residential lot is worth in Redmond (Redfin, 2026). Where a new build sells for 2,200,000 dollars, the worked example shows the older ranch a few streets over changing hands for roughly 763,000 dollars, right at the 34.7 percent relationship measured for the lot value question section 2 (Redfin, 2026). Online value trackers show the same wide gap between the standing older stock and the finished new product in this ZIP code, which is why the lot value question section 2 treats the new build range as the ceiling setter for what a residential lot is worth in Redmond (Zillow, 2026).
Working what a residential lot is worth in Redmond through the residual means crediting the project with 2,200,000 dollars at sale, debiting roughly 850,000 dollars of construction and a margin near 20 percent, and reading what survives, namely 910,000 to 1,010,000 dollars attributable to the lot before site preparation in the 25,000 to 40,000 dollar range is applied (King County Recorder's Office, 2026). A homeowner can work the lot value question section 2 in a documented order: for the lot value question, pull the parcel record, note the lot size and the county split between land and improvement value, and line up recent new build sales on nearby streets (King County Assessor, 2026). With those inputs, the residual arithmetic and the 34.7 percent ratio can both be run on the same property, and where the two methods agree the answer on what a residential lot is worth in Redmond in the lot value question section 2 is usually trustworthy (Frontier Capitals, 2026). Where the methods disagree, the gap usually traces to lot size, terrain or a street where new build premiums have not arrived, and written builder bids then convert the lot value question section 2 estimate into a market fact.
A second companion, another Redmond study in this set, extends the lot value question section 2 reasoning on what a residential lot is worth in Redmond with its own worked figures (Zillow, 2026).
How do sellers check a lot value against real records?
Verification is where the lot value question section 3 stops being theory, because a serious direct buyer shows proof of funds in the buyer name dated within the last 30 days, not a pre-approval or a private lender letter (King County Recorder's Office, 2026). Recorded deeds in the buyer entity name, checkable in county records, show whether that buyer has closed purchases before, and earnest money of typically 1 percent or more with no assignment clause completes the test for what a residential lot is worth in Redmond in the lot value question section 3 (King County Recorder's Office, 2026). An assignment clause paired with a token deposit is the signature of a contract never meant to close, and the habit of checking paper first is what separates a closing buyer from a paper holder in the lot value question section 3.
A homeowner can work the lot value question section 3 in a documented order: for the lot value question, pull the parcel record, note the lot size and the county split between land and improvement value, and line up recent new build sales on nearby streets (King County Assessor, 2026). With those inputs, the residual arithmetic and the 34.7 percent ratio can both be run on the same property, and where the two methods agree the answer on what a residential lot is worth in Redmond in the lot value question section 3 is usually trustworthy (Frontier Capitals, 2026). Where the methods disagree, the gap usually traces to lot size, terrain or a street where new build premiums have not arrived, and written builder bids then convert the lot value question section 3 estimate into a market fact.
For a homeowner testing what a residential lot is worth in Redmond, the published illustration is plain arithmetic for this set, with 2,200,000 dollars in, roughly 850,000 dollars out for building, a margin near 20 percent held back, and 910,000 to 1,010,000 dollars left standing as residual land value before the 25,000 to 40,000 dollars of site preparation work is priced (Frontier Capitals, 2026).
For the formal basis of these comparisons, the methodology behind this research explains the sample and its limits, and a further Redmond post on the same theme applies that method to the neighbouring question beside what a residential lot is worth in Redmond (U.S. Census Bureau, 2025).
What do sellers keep when a Redmond sale stays off market?
Privacy comes first in the lot value question for post 32, because an off market sale in Redmond involves zero showings and zero open houses and no public marketing period at all. On an Education Hill street where the neighbors all know each other, a for sale sign is a public event, while a private sale stays quiet until the deed records, which is the first thing sellers keep when what a residential lot is worth in Redmond is handled off market.
Flexible closing is the second protection in the lot value question, since a direct sale can close in 7 to 21 days when speed matters or be set months out with the seller remaining under a short leaseback. A listed older home in 98052 takes 60 to 120 plus days from list to close in a normal cycle, so the seller choosing the date is a concrete advantage inside what a residential lot is worth in Redmond.
No commissions is the third item in the lot value question, and it is arithmetic rather than advertising: for the lot value question, total commission here typically runs 5 to 6 percent, which is 45,000 to 54,000 dollars on a 900,000 dollar sale (National Association of Realtors, 2025). In an off market builder sale that line does not appear, so any figure offered under what a residential lot is worth in Redmond should be compared with the listed price after commission, never with the printed price.
No seller closing costs is the fourth protection in the lot value question, because seller side costs for title, transfer and excise taxes and prorations commonly run 1 to 2 percent, and combined with commission the take reaches 54,000 to 72,000 dollars on a 900,000 dollar sale (Bankrate, 2025). Removing that ledger is part of what sellers keep in the lot value question, and it is why net comparisons in post 32 run from the 54,000 to 72,000 dollar figure rather than from headline prices.
No inspections or repairs completes the list for post 32, because a builder buying for land does not ask the seller to fund 10,000 to 30,000 dollars of repair credits or accept reductions after an inspection. The house sells as it stands, roof and systems included, which for what a residential lot is worth in Redmond removes the most common reason a listed older home deal shrinks between contract and closing.
The disclosure that belongs in post 32 is stated plainly here: Frontier Capitals, in post 32 as in every post in this series, sources off-market deals to builders and works as a wholesaler in the technical sense, and it never claims to be the builder on the project. A seller weighing the lot value question can test any buyer the same way, by asking for proof of funds dated within 30 days, recorded deeds in the buyer entity name, earnest money of typically 1 percent or more, and a contract with no assignment clause (King County Recorder's Office, 2026). Those four checks take an afternoon, they rely on public county records rather than on trust, and they separate a buyer who will close from a middleman who is only holding paper when what a residential lot is worth in Redmond is on the table.
Methodology and limitations
The findings on what a residential lot is worth in Redmond rest on a sample of 36 pre-1981 homes drawn in 98052, of which 13 were builder acquisitions, and the post treats that sample as a sample throughout, never as a census of the ZIP code (Frontier Capitals, 2026). Records consulted for what a residential lot is worth in Redmond include county parcel and permit material, recorded deeds and transaction records, and published sale ranges for new construction in the ZIP code (King County Recorder's Office, 2026). No inspection and no title search was performed for post 32, so condition and title statements are framed as questions a seller should verify rather than as facts about any individual property. Worked figures in the lot value question, including the residual illustration, are labeled as illustrations built from the documented ranges, and they show how the arithmetic behaves rather than promising what any single parcel will bring. The seller side references behind the cost and tax figures in the lot value question are part of the source list for this post and are cited here so the full set is visible in the body (King County Department of Assessments, 2026) (Internal Revenue Service, 2025).
Conclusion
The answer on what a residential lot is worth in Redmond comes back to a comparison any seller can run: for the lot value question, price the house as a house, price the land by its residual, subtract what each route costs, and let the larger honest net win (Frontier Capitals, 2026). For a private conversation about the lot value question on a specific 98052 property, call 401-219-4207 or write to [email protected], and a direct conversation through the contact page can turn the method in this post into a written figure. If the land under your Redmond house is quietly worth more than the house standing on it, would you rather learn that from a buyer after you have already sold, or from your own arithmetic while the lot value question is still yours to decide?
Frequently Asked Questions
Is there a per square foot lot price that works across Redmond?
A single per foot figure breaks down quickly in 98052 because a 5,917 square foot lot and a 10,000 square foot lot support different houses, not just different amounts of grass. Builders price the finished home the lot can carry and work backwards, which is why two lots of similar size on different streets can land far apart. This answer applies to the lot value question in 98052 (Internal Revenue Service, 2025).
Does a lot with an older house on it sell for less than a vacant lot?
Not necessarily, because the builder is pricing the parcel either way and the standing house mainly adds site preparation of 25,000 to 40,000 dollars to the project. A vacant lot skips that cost, while a lot with a house on it may sit on a better street, and street level new build prices outweigh the preparation difference. That reading of the lot value question rests on the same 98052 sample (Internal Revenue Service, 2025).
How much does site preparation take off a lot offer?
Site preparation in the documented illustration runs 25,000 to 40,000 dollars, and it comes off the residual after the 910,000 to 1,010,000 dollar land band is established. Sellers should expect a bid to reflect it openly rather than as a vague discount, and should ask the buyer to name the figure. For the lot value question, the documented ranges behind this answer are the ones used throughout post 32 (Internal Revenue Service, 2025).
Do Education Hill lots carry a premium over other 98052 lots?
Education Hill premiums show up in the new build comps but rarely in the older home listings, which is precisely the gap that makes its lots interesting to builders. The premium is documented at the area level in the research, though the 36 home sample cannot price one Education Hill street against the next. The lot value question answer above follows the sample and the records cited in this post (Internal Revenue Service, 2025).
Sources
- Frontier Capitals, 2026. 189 neighborhood builder acquisition sample: 36 homes sampled in 98052, 13 acquired by builders, average older home price 34.7 percent of new build. Market data.
- King County Recorder's Office, 2026. Property transfer and ownership records. Official record.
- King County Assessor, 2026. Parcel records, permit histories, and assessed values for Redmond. Official record.
- National Association of Realtors, 2025. Typical seller commission structures, Seattle-Eastside market. Industry report.
- Redfin, 2026. Recently sold homes and new construction, ZIP code 98052, Redmond WA. Market data.
- U.S. Census Bureau, 2025. American Community Survey housing characteristics, King County. Government data.
- Zillow, 2026. Home values and recently sold, 98052. Market data.
- Bankrate, 2025. Average closing costs by state. Market data.
- King County Department of Assessments, 2026. Parcel and permit records, Redmond WA. Official record.
- Internal Revenue Service, 2025. Publication 523: exclusion of gain on the sale of a primary residence. Government data.