A Market Built on Stability β
Where Strategy Wins
A detailed comparison of 2025 full-year data versus 2026 year-to-date results reveals a Clyde Hill market that has held its ground while other neighborhoods corrected β values remain near record levels, well-prepared sellers are winning, and buyers have more room to negotiate than they've seen in years. Here's what the numbers actually say, and what it means for you.
2025 vs. 2026 β What's Working
The single most important story in this data is one of stability: Clyde Hill values have held remarkably steady through a period when many markets pulled back. The median sold price moved up 13% this year, but that's driven largely by which homes happened to sell β not broad appreciation. On a price-per-square-foot basis, the truer measure of value, Clyde Hill is essentially flat compared to 2025 and has held its ground since 2022. For owners, that's real reassurance. For buyers, it means prices haven't run away from you. At the same time, the pace has relaxed just enough to give buyers real breathing room and to reward sellers who prepare their homes well.
| Metric | Full Year 2025 | 2026 YTD (JanβJun) | What It Means |
|---|---|---|---|
| Median Sold Price | $4,190,000 | $4,732,500 | Reflects this year's sales mix |
| Avg $/Sq Ft (sold) | $1,189 | $1,096 | Essentially steady β true values holding |
| Highest Sold Price | $12,000,000 | $13,500,000 | New high-water mark at the top |
| Off-Market Transactions | 10 (avg $4.3M) | 7 (avg $5.5M) | Quiet deals at full price |
| Average Days on Market | 35 days | 58 days | More time to find the right home |
| Sale / List Price (avg) | 99.1% | 95.4% | Real negotiating room returns |
| MLS Sales (count) | 30 closed | 18 closed | A more selective market |
Four Reasons to Feel Good About This Market
Clyde Hill Values Have Held Their Ground
While the median sold price moved up 13% this year, that's mostly a reflection of which homes happened to trade β not broad appreciation. The more telling number is price per square foot, which sits at $1,096, essentially flat versus 2025 and consistent with where the neighborhood has stood since 2022. For owners, that's a quietly reassuring signal: Clyde Hill has weathered a national pullback without losing ground.
Buyers Have Real Leverage Again
With the average sale-to-list ratio easing to 95.4%, buyers are negotiating meaningfully on price for the first time in years β often $150,000β$250,000 off list on a typical Clyde Hill home. Combined with 58 average days on market, today's buyers have the time and the room to find the right home on the right terms.
Well-Prepared Homes Are Still Moving Fast
Even in a more measured market, properly priced and well-presented homes are selling quickly. In 2026, six properties sold within 5 days or less β including a home that closed in just 2 days. The path to a fast, strong sale hasn't changed: smart pricing and good preparation still win.
Stability Is the Real Story Here
Many neighborhoods have seen real price corrections over the past two years. Clyde Hill hasn't β per-square-foot values have stayed within a narrow, consistent band since 2022. That stability is exactly what makes Clyde Hill a dependable place to own, and it's a quiet vote of confidence from the market in everything that makes this neighborhood what it is.
The Off-Market Advantage: A Quiet Path to a Confident Sale
Seven homes sold off-market in 2026 at an average of $5.45 million β every single one at 100% of asking price. Off-market transactions continue to deliver the cleanest, most confident outcomes for sellers who want certainty without the noise of a public listing. In 2025, ten off-market sales also closed at 100% of ask, averaging $4.3M. For the right home and the right seller, this remains one of the most effective paths to a strong result β and it's where a trusted advisor and a strong private network make all the difference.
Good News for Buyers & Sellers
This market is offering something for everyone β the key is knowing how to use it to your advantage.
One of the Best Buying Windows in Years
With the average sale-to-list ratio at 95.4% and 58 days average market time, buyers have leverage they haven't had since before the pandemic. The typical 2026 buyer is saving roughly $250,000 off list price at the median. More time on market also means less competitive pressure and more room to do thorough due diligence before committing. If you've been waiting for the right moment to buy in Clyde Hill, this is shaping up to be it.
Patience Is Being Rewarded
Some homes that didn't sell on the first try are coming back to market with adjusted, more realistic pricing β often 5β15% below where they started. For buyers willing to stay close to the market, these re-listings can be some of the best value available. Working with someone who tracks this closely means you hear about these opportunities early.
Pricing Strategy Is Your Biggest Lever
The data shows a clear pattern: sellers who price accurately from day one consistently outperform those who start high and adjust later. Homes priced right are closing in days, not months. The opportunity here is straightforward β with the right pricing strategy and preparation, sellers are positioned to capture strong results in today's market.
Great Results Are the Norm for Prepared Sellers
Half of all 2026 MLS sales closed at 96% or better of list price β including two that sold above ask. The formula is consistent: properly prepared, accurately priced, professionally marketed homes are performing exceptionally well. Sellers who invest in the right strategy are seeing some of the strongest results Clyde Hill has offered in years.
The $8Mβ$10M Range Rewards a Thoughtful Strategy
Homes above $8M are taking a bit more time and strategy to find their buyer β which simply means this segment benefits from sophisticated positioning rather than price alone. For both buyers and sellers in this range, this is where expert guidance creates the most value β buyers can find exceptional homes with less competition, and sellers who position correctly are still achieving strong outcomes.
Where the Opportunity Is
Every price point in Clyde Hill is offering something different right now. Here's where buyers and sellers are finding the most success.
| Price Range | 2026 Activity | Condition | What's Working |
|---|---|---|---|
| $2M β $3.5M | 4 sold Β· 0 expired | Thriving | The strongest segment in the market; 2 homes sold at or above 100% of ask. Excellent for sellers, competitive for buyers ready to move quickly. |
| $3.5M β $5M | 8 sold Β· 3 cancelled | Strong for the Prepared | The sweet spot for well-positioned sellers β excellent results for homes that are priced and presented right. |
| $5M β $7M | 4 sold Β· 7 cancelled | Buyer's Range | Great opportunity for buyers with more selection and negotiating power; sellers here benefit most from a sharp, data-driven pricing strategy. |
| $7M β $10M | 1 sold Β· 8 cancelled/expired | Patient Market | Buyers have exceptional selection and time to decide; sellers who position thoughtfully are still finding success. |
| $10M+ | 1 sold ($13.5M off-mkt) Β· 2 cancelled | Off-Market Strength | The ultra-luxury tier continues to perform beautifully through private channels β a great option for sellers who value discretion and certainty. |
Results Worth Celebrating
A handful of 2026 sales highlight just how well things can go for both buyers and sellers who approach the market with the right strategy.
9001 NE 14th St β Sold $13,500,000
The largest closed sale of 2026 YTD and a new high-water mark for the neighborhood. This 8,000 sq ft Clyde Hill estate on nearly 24,000 sq ft found its buyer after a thoughtful pricing adjustment β proof that even the most exceptional properties find the right match when strategy and patience come together.
9703 NE 14th St β $5.6M Off-Market
A 2025-built Clyde Hill home sold quietly off-market at full price in January 2026 β zero days on market, full asking price. A wonderful example of how the right relationship between seller, buyer, and advisor can deliver a fast, seamless, and successful outcome.
9633 NE 28th St β Listed $3.1M, Sold $3.17M
In just 3 days on market, this Clyde Hill home sold at 102.3% of list β one of 2026's strongest performances and a great showcase of what's possible when a home is priced and presented well from day one.
1322 91st Ave NE β A Successful Outcome After Adjustment
After thoughtfully adjusting price from an initial $8.9M to find true market value, this home closed at $6.6M β delivering the seller a successful, completed sale and giving the buyer a wonderful home at a price reflecting today's market. A good reminder that the right pricing strategy, even when it means adjusting course, leads to a winning outcome.
Your Home Has a Story.
Let's Tell It Well.
Whether you're ready to take advantage of today's buyer-friendly conditions or position your home to capture the strong results sellers are seeing β the opportunity in Clyde Hill right now is real. Let's talk about how to make the most of it.
Schedule a Conversation with Nate