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18520 NE 19th Place Bellevue, WA

Elevated Living. Unparalleled Lifestyle.

Offered at $2,098,000

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About Tam O'Shanter

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Market Update | 18520 NE 19th Place, Bellevue

We've now been on market 22 days, and I want to share an honest look at where we stand — what the data is telling us, and the specific steps I recommend we take together to generate a sale.

Where the Market Stands

Active listings

In this price range

Avg days on market

Active listings

You at
22
Days — still early

Market sold SP/LP

99.9%

Sellers pricing accurately

Market avg $/sqft

$705

Active listings

Your $/sqft

$599

15% below avg

The broader market is healthy — recent sales are closing at essentially full list price with an average of just 9 days on market for sold properties. Buyers are active. The inventory is competitive, but homes that are priced right and show well are moving. The question is whether we're positioned to be next.

Your Closest Competition

Address	SqFt	List Price	$/SqFt	Days
18520 NE 19th Pl Yours	3,500	$2,098,000	$599	22
2119 182nd Ave NE Active 2 reductions	3,930	$1,995,000	$508	16
1824 180th Ave NE Active Golf course	2,240	$2,095,000	$935	25
1330 176th Ave NE Active	3,100	$1,865,000	$602	25
1504 184th Ave NE Pending	3,100	$1,798,000	$580	6
1919 180th Ave NE Sold	1,930	$1,650,000	$855	—

Two comps deserve special attention. First, 2119 182nd Ave NE — the largest home in our Tam O'Shanter competitive set at 3,930 sq ft — started at $2,195,000, has made two price reductions, and now sits at $1,995,000. That's a meaningful signal about where the ceiling is for this community. Second, 1504 184th Ave NE went pending in just 6 days at $1,798,000 — illustrating how quickly buyers move when the price is right. The golf course home at $2,095,000 earns its premium through a differentiating amenity we don't share.

Recommended Price Adjustment

Recommended List Price

$1,950,000

Target range: $1,925,000 – $1,975,000

A reduction to $1,950,000 positions us below the twice-reduced neighbor at $1,995,000 while telling a clear value story: 3,500 sq ft in Tam O'Shanter at $557/sq ft — meaningfully below the market average of $705. This price aligns with where buyers have been transacting and creates the conditions for urgency rather than continued negotiation from a distance.

The home at 2119 182nd Ave NE has been chasing the market downward after starting too high. A proactive, well-positioned reduction now puts us ahead of that narrative rather than behind it.

What We're Doing Next

🏷️

Price Adjustment

Reduce to $1,950,000 to reset the listing's position in search results and generate fresh buyer activity. A price change triggers new alerts for thousands of buyers watching this market.
🪧

Directional Signage

Place directional signs at key neighborhood entry points to capture drive-by traffic in Tam O'Shanter. Many buyers in this price range scout neighborhoods in person before engaging an agent — signage ensures we're not invisible to them.
🏡

Broker Open House

Host a midweek broker open to re-engage agent community following the price reduction. This is the most effective way to get fresh eyes from active buyer's agents who may not have shown the home yet.
📅

Public Open Houses

Schedule two consecutive weekend open houses (Saturday and Sunday) immediately following the price reduction. The combination of a fresh price and open access creates a sense of event and urgency that online listings alone cannot replicate.

I want to be straightforward with you: the home shows beautifully and the fundamentals are strong. This is a pricing and visibility challenge, not a condition challenge. The adjustments above are designed to solve both. I'm confident that with a competitive price and maximum exposure, we will find your buyer.

Please let me know if you'd like to discuss any of this before we move forward. I'm available whenever works for you.

— Nate

Home Specifications

About Tam O'Shanter

East Bellevue Amenities

Bellevue Schools

Excellence in Education: Eastside School Guide

The Tam O’Shanter neighborhood is anchored by the Bellevue School District, ranked the #1 Best School District in Washington (2026). In addition to top-tier public options, residents have convenient access to the region's most prestigious private and independent institutions.

Highly-Rated Public Schools (Serving Tam O'Shanter)

Bennett Elementary: Located directly within the neighborhood, Bennett is an "A+" rated school known for high academic proficiency and a deeply involved community.
Odle Middle School: A top-ranked middle school in Washington focusing on advanced academics and rigorous preparation for high school.
Sammamish High School: Offering a modern campus with a strong emphasis on STEM and "A" rated college-preparatory programs.
Bellevue International School: A premier 6–12 choice-school within the district. Consistently ranked among the Top 5 Public Middle & High Schools in Washington, it offers a small-school environment with a global focus.

Premier Private & Independent Institutions

Lakeside School (Seattle): Widely considered the most prestigious independent school in the Pacific Northwest. Known for academic intensity and world-class facilities.
- 2026 Tuition: ~$45,000–$48,000
Eastside Catholic (Sammamish): A leading co-ed faith-based school (6–12) offering a balanced approach to rigorous academics, championship athletics, and vibrant extracurriculars.
- 2026 Tuition: ~$30,000
Forest Ridge School of the Sacred Heart (Bellevue): The #1 Ranked Catholic High School in Washington, providing an empowering all-girls environment (5–12) with a global curriculum and a 5:1 student-to-teacher ratio.
- 2026 Tuition: ~$48,000 (Upper School)
Seattle Prep (Seattle): A Jesuit institution renowned for its "Cura Personalis" (care for the whole person) philosophy, strong college-prep track, and diverse student body.
- 2026 Tuition: ~$20,000–$25,000 (Estimated)
The Overlake School (Redmond): A premier independent school on a 75-acre campus, emphasizing experiential learning and outdoor education alongside high-level academics.

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Experience 18520 NE 19th Pl, Bellevue from anywhere in the world with our immersive Matterport 3D tour. Move through every room at your own pace and take in the thoughtful updates, elegant finishes, and spacious living areas that make this home truly special. Whether you're an out-of-town buyer or simply exploring your options, this virtual walkthrough gives you an authentic, up-close look at one of Bellevue's most sought-after communities — no appointment needed.

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