Comparable homes in Redmond sell for prices that only make sense once the comparables are sorted into the right piles. In 98052, one pile is new construction, closing from 1,800,000 to 2,800,000 dollars on standard lots (Redfin, 2026). The other pile is older homes, which averaged 34.7 percent of a comparable new build price across the 36 home sample, with the documented example pairing a 2,200,000 dollar new build closing against an older ranch near 763,000 dollars (Frontier Capitals, 2026). A seller who mixes the piles gets a number; a seller who sorts them gets an answer.
Sorting matters even more because 13 of the 36 sampled older homes were purchased by builders, meaning a third of the older home comparable pool is really a land market in disguise (Frontier Capitals, 2026). Builder comparables should anchor land value discussions, while household comparables anchor lived in value discussions, and confusing the two is the most common pricing error in this ZIP code. The sections below explain how each pile behaves, and how much a house is worth in Redmond in 2026 walks through the general worth question that sits behind comp selection.
Key Findings
- New construction comparables in 98052 closed from 1,800,000 to 2,800,000 dollars, varying with street, slope, and lot size (Redfin, 2026).
- Older home comparables averaged 34.7 percent of a comparable new build price across the sample (Frontier Capitals, 2026).
- Thirteen of 36 sampled older homes sold to builders, so a large share of older comps reflect land pricing rather than home pricing (Frontier Capitals, 2026).
- Lot sizes in the sample start at 5,917 square feet and commonly run 7,500 to 10,000 square feet, a spread that moves comp prices sharply (King County Assessor, 2026).
- Deed records identify which comparables were builder purchases, since those transfers appear under entity names (King County Recorder, 2026).
How should a Redmond comparable set be built?
Begin on your own street and move outward only as far as needed, because street level effects in Redmond are strong: hill versus flat position and Education Hill prestige show up in closings before any model adjusts for them. Match build era next, since the older stock is dominated by pre 1981 construction and a 1970 ranch should be compared with its contemporaries (King County Assessor, 2026). Then match lot class, discarding comparables whose parcels differ wildly from yours. Parcel and permit files verify each of those matches with recorded facts rather than listing copy (King County Department of Assessments, 2026).
Finally, label every comparable by buyer type using the deed record (King County Recorder's Office, 2026). A builder closing tells you the floor that the land market sets under your property, while a household closing tells you the price of your home as a residence. Keeping both labels visible lets a seller see the full picture: the house is worth at least its land floor and possibly more as a home, or the reverse. That two number honesty is what a good comparable set is for, and the homeowner method for determining property value explains how the same sorting applies when owners test their own valuation steps.
Appraisers, agents, and direct buyers can look at what comparable homes are selling for in Redmond and land in three different places. Lot dimensions quietly steer what comparable homes are selling for in Redmond across the ZIP code, with the smallest sampled lot at 5,917 square feet and many lots running 7,500 to 10,000 square feet. Premiums associated with Education Hill appear clearly in new build comparables while showing up only faintly in older home listings, a split that patient sellers can use when they frame what comparable homes are selling for in Redmond for their own street. A house marketed only on its interior may leave the lot story behind what comparable homes are selling for in Redmond untold, and the lot story is often the one builders pay for. Measuring the parcel before pricing the house is a small step in the what comparable homes are selling for in Redmond process with outsized consequences.
What are new construction comparables really telling an older home seller?
A new build closing is not a comparable for your ranch in the usual sense, and treating it as one produces fantasy pricing. Its real message is about your lot: the spread between a 2,200,000 dollar new build closing and a 763,000 dollar older home closing on similar land is the budget from which construction costs, margin, and land price are all paid (Frontier Capitals, 2026). The residual illustration allocates roughly 850,000 dollars to hard and soft construction costs and a margin near 20 percent, leaving land value near 910,000 to 1,010,000 dollars before site preparation. An older home seller reading new build comps should therefore ask what the builder paid for the lot underneath, not what the finished house sold for.
Portal data can help locate those new build closings and the lot purchases beneath them (Zillow, 2026). County housing characteristics add a backdrop, showing how much of the King County stock is older product competing against scarce new supply (U.S. Census Bureau, 2025). The pattern repeats across Redmond: where new build comps cluster, builder bids for older home candidates follow, and where they are absent, household comps rule the pricing conversation. Mapping your street against new build activity is therefore the fastest way to predict which pile your own home will be priced from.
For a house near Lake Sammamish or along the Sammamish River, what comparable homes are selling for in Redmond still runs through the same records. The residual illustration behind what comparable homes are selling for in Redmond deserves slow reading: a 2,200,000 dollar new build sale, less roughly 850,000 dollars in hard and soft construction costs and less a builder margin near 20 percent, leaves residual land value near 910,000 to 1,010,000 dollars before site preparation of 25,000 to 40,000 dollars. That simplified illustration is not a promise about what comparable homes are selling for in Redmond, yet it explains why two buyers can value the same older house so differently. One buyer prices the rooms and the roof while the other prices the dirt, and what comparable homes are selling for in Redmond sits exactly where those two pricing habits collide. Knowing which buyer sits across the table changes how any offer connected with what comparable homes are selling for in Redmond should be judged.
How do costs and taxes adjust a comparable based price?
A comparable price is a gross figure, and Redmond sellers keep a net figure. The standard adjustment starts with commission at 5 to 6 percent, or 45,000 to 54,000 dollars on a 900,000 dollar sale (National Association of Realtors, 2025), then seller closing costs of 1 to 2 percent, then any concessions the comparable itself conceded after inspection. Federal guidance on the sale of a residence affects the after tax comparison for owners who qualify for the gain exclusion (Internal Revenue Service, 2026). Two offers at the same gross price can therefore be thousands of dollars apart once the route to closing is priced honestly.
Time adjusts the comparison as well, and owners can pressure test their comp based expectations through a comparable set review. A comparable that took five months and two price cuts to close is weaker evidence than its final price suggests. A direct sale closing in 7 to 21 days against a listed cycle of 60 to 120 plus days changes the carrying cost math by 18,000 to 36,000 dollars across a typical hold. Comparable homes tell you the price neighborhood; the route you choose decides where inside it you land.
Consider the arithmetic from the kitchen table, where what comparable homes are selling for in Redmond stops being abstract. Demand drivers keep returning to the same short list when what comparable homes are selling for in Redmond is examined in 98052: the tech employment base, the schools, the trail and river greenway system, and the light rail connection. Those drivers support both the family buyer who wants a ranch near Education Hill and the builder who wants a lot in the Overlake area or near downtown Redmond, so what comparable homes are selling for in Redmond reflects two active buyer pools rather than one. Thirteen builder acquisitions inside a 36 home sample show that the second kind of demand behind what comparable homes are selling for in Redmond is not theoretical (Frontier Capitals, 2026). Where two buyer pools chase the same house, the seller studying what comparable homes are selling for in Redmond has options worth pricing separately.
Street level evidence in 98052 gives what comparable homes are selling for in Redmond a practical edge over national averages. New construction on standard lots has sold between 1,800,000 and 2,800,000 dollars depending on street, hill versus flat position, and lot size (Redfin, 2026), and that wide band shapes what comparable homes are selling for in Redmond because a single ZIP code can hold several different answers at once. The worked illustration relevant to what comparable homes are selling for in Redmond pairs a 2,200,000 dollar new build sale with an older ranch changing hands near 763,000 dollars, a pairing that keeps expectations tied to arithmetic rather than optimism. Holding costs during a long listing, documented at 18,000 to 36,000 dollars across three to six months, quietly move the net result behind what comparable homes are selling for in Redmond even when the gross price looks strong. Sellers who lay those three items on one page usually see what comparable homes are selling for in Redmond with unusual clarity.
What do sellers keep when a Redmond sale stays off market?
On the privacy side of what comparable homes are selling for in Redmond, an off market Redmond transaction keeps zero showings and zero open houses off the calendar entirely. No strangers walk the bedrooms, no lockbox hangs on the door, and no public marketing period announces the move to the whole street, as part of the what comparable homes are selling for in Redmond picture. Sellers weighing what comparable homes are selling for in Redmond often rank that quiet as highly as the price itself.
Closing speed is the second advantage attached to what comparable homes are selling for in Redmond, with a direct sale able to finish in 7 to 21 days. The same Redmond house can instead close months later under a leaseback when the seller needs time to land elsewhere, in the specific context of what comparable homes are selling for in Redmond. Listing the home publicly stretches that window to 60 to 120 plus days in a typical cycle, which is a very different plan, when the question is what comparable homes are selling for in Redmond.
The third gain tied to what comparable homes are selling for in Redmond is the commission that never leaves the proceeds. At 5 to 6 percent (National Association of Realtors, 2025), a 900,000 dollar Redmond sale would surrender 45,000 to 54,000 dollars to brokerage fees, as part of the what comparable homes are selling for in Redmond picture. Selling directly removes that line item rather than merely discounting it, for owners weighing what comparable homes are selling for in Redmond.
Fourth, the closing cost layer deserves attention in any honest what comparable homes are selling for in Redmond comparison. Seller side costs of 1 to 2 percent sit on top of commissions in a conventional Redmond closing, in the specific context of what comparable homes are selling for in Redmond. Combined, commissions plus closing costs commonly reach 54,000 to 72,000 dollars on a 900,000 dollar sale, which is why the direct route keeps more of the gross price in the seller hands, when the question is what comparable homes are selling for in Redmond.
The final saving in the what comparable homes are selling for in Redmond picture comes from selling exactly as the house stands. No repair list is priced, no credit is negotiated, and the 10,000 to 30,000 dollar repair credits or price reductions common after inspections never appear, as part of the what comparable homes are selling for in Redmond picture. For a 50 year old Redmond ranch, that certainty can outweigh a speculative higher list price, for owners weighing what comparable homes are selling for in Redmond.
Transparency about roles matters for what comparable homes are selling for in Redmond as well: Frontier Capitals sources off-market deals to builders and operates as a wholesaler in the technical sense, not as a construction company. A seller can test seriousness with 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 containing no assignment clause, in the specific context of what comparable homes are selling for in Redmond. A buyer who welcomes those checks is behaving very differently from one who resists them, when the question is what comparable homes are selling for in Redmond.
Methodology and limitations
Method matters in the what comparable homes are selling for in Redmond findings, starting with the limits of the underlying sample. Thirty six pre 1981 homes in 98052 were sampled and 13 of them were acquired by builders, which makes the work a structured sample and not a census of the ZIP code (Frontier Capitals, 202, in the specific context of what comparable homes are selling for in Redmond). The records consulted were public county and market records; no inspection and no title search were performed, and any worked figure in the report is labeled as an illustration where it functions as one rather than as a promised outcome, when the question is what comparable homes are selling for in Redmond.
Conclusion
Comparable homes in Redmond sell across two documented bands, new construction at 1,800,000 to 2,800,000 dollars and older homes averaging 34.7 percent of a comparable new build, and a useful comp set keeps those bands labeled by buyer type (Redfin, 2026) (Frontier Capitals, 2026). Sorted carefully, comparables stop being decoration and become the actual machinery of a defensible price. Sellers who want a comp set built from deed records for their own street can call 401-219-4207 or email [email protected] for a private review. If your best comparable was bought by a builder, is it pricing your home or your land?
Frequently Asked Questions
How many comparables do I need to price a Redmond home?
A focused set of three to five well matched closings beats a long list of loose ones, because each match on street, era, and lot size removes a source of error. Deed records supply the closing facts for each candidate (King County Recorder, 2026). If your set includes both a builder purchase and household purchases, keep them labeled rather than averaged, since they answer different questions.
Should I use the new home that sold on my street as a comparable?
Use it as a benchmark, not as a direct comparable for your older home. Its closing reveals the finished value your lot could support and lets you run the residual math that builders run (Frontier Capitals, 2026). The lot purchase price beneath that new home, visible in deed records, is the figure that actually competes with your asking price.
Why do two similar Redmond homes sell for very different prices?
Small physical differences compound in this market: a lot at 10,000 square feet versus one at 5,917 square feet, a flat pad versus a slope, or an Education Hill address versus a plainer street (King County Assessor, 2026). Buyer type compounds them further, since a builder and a family price different attributes. A careful comp review usually finds the difference hiding in the parcel record rather than in the living room.
Are asking prices useful as comparables?
Asking prices show seller hopes and current competition, but only closings show value that a buyer proved with money. Portal histories sometimes blend the two, which is why the deed record should arbitrate any conflict (Zillow, 2026) (King County Recorder, 2026). Use asks to understand your competition on listing day and closings to understand your price.
How do I adjust a comparable for selling costs?
Convert the comparable gross price into the net you would keep by subtracting commission of 5 to 6 percent and seller closing costs of 1 to 2 percent (National Association of Realtors, 2025). Then subtract expected concessions and carrying costs for your likely route and timeline. The adjusted figure, not the headline comp, is the number to compare against any direct offer.
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.
- Redfin, 2026. Recently sold homes and new construction, ZIP code 98052, Redmond WA. Market data.
- King County Recorder, 2026. Recorded deeds and transaction records, Redmond WA. Official record.
- King County Department of Assessments, 2026. Parcel and permit records, Redmond WA. Official record.
- King County Assessor, 2026. Parcel records, permit histories, and assessed values for Redmond. Official record.
- Zillow, 2026. Home values and recently sold, 98052. Market data.
- U.S. Census Bureau, 2025. American Community Survey housing characteristics, King County. Government data.
- National Association of Realtors, 2025. Typical seller commission structures, Seattle-Eastside market. Industry report.
- King County Recorder's Office, 2026. Property transfer and ownership records. Official record.
- Internal Revenue Service, 2026. Sale of Residence: Real Estate Tax Tips. Government data.