How Much Do Homes in Sammamish Cost in 2026?
Sammamish home prices reflect one of the most sought-after addresses on the Eastside, where a forested plateau, top-ranked schools, and proximity to major tech campuses keep demand high and inventory tight. The city's median sale price sits near $1.5 million heading into 2026, according to Redfin market data and Zillow, with the broad middle of the market trading between the low $1.2 millions and roughly $2 million. Where a home lands within that range depends on neighborhood, lot size, age, and any lake or golf course frontage.
We are The Van Pelt Group at John L. Scott, a multi-generational Sammamish-area team, and we spend our days helping buyers and sellers read this market street by street. Sammamish rewards that local detail, because two homes a mile apart can differ by several hundred thousand dollars based on school boundary, amenities, and usable land.
What Is the Median Home Price in Sammamish?
The median home price in Sammamish sits near $1.5 million in early 2026, with Redfin and Zillow reporting figures from $1.45 million to $1.6 million depending on the metric. Homes typically go pending in about 28 days and sell at roughly 98 percent of list price, with an average of two offers per home. Inventory stays thin, often around 100 homes for sale, which is part of why Sammamish home prices hold up even through softer stretches.
Year-over-year figures have moved modestly in both directions recently, a sign of a steady rather than overheated market. Low inventory and a strong labor force help the plateau hold value well.
Sammamish Home Prices by Neighborhood
The right comparison is by neighborhood and housing type rather than a single citywide average. Here is how Sammamish home prices tend to break down across the plateau's main communities.
Sunny Hills and older plateau homes: roughly high $800,000s to $1.2 million
The most attainable entry into Sammamish usually comes through established neighborhoods such as Sunny Hills, built in the 1960s, along with smaller resale homes and the occasional townhome. Buyers trade newer finishes for mature trees, a central location, and the same top-rated schools.
Klahanie and master-planned family homes: roughly $900,000 to $1.5 million
Klahanie, one of the Pacific Northwest's first master-planned communities, anchors the family market with trail systems, community pools, and parks. Its amenities and walkable layout make it the heart of the move-up market for families relocating from Redmond, Issaquah, or Seattle.
Pine Lake and waterfront homes: roughly $1.2 million to $2.5 million and up
Centered on Pine Lake and Pine Lake Park, this area mixes residential streets with premium waterfront properties that carry private docks. Non-waterfront homes near Pine Lake Village start lower in the band, while true lakefront homes push well into seven figures.
Sahalee and gated estates: roughly $1.2 million to $3 million and up
Sahalee, built around the country club that hosted the 1998 PGA Championship, is Sammamish's most prestigious address. Large lots, mature trees, and a private feel place it at the top of the market, alongside estates in East Sammamish on acreage.
Sammamish Home Prices: Quick Facts for 2026
- Median sale price: near $1.5 million (Redfin, Zillow)
- Typical market range: roughly $1.2 million to $2 million
- Entry point: high $800,000s for older homes and townhomes
- Luxury tier: $3 million and up in Sahalee and lakefront Pine Lake
- Median days to pending: about 28 days
- Sale-to-list ratio: roughly 98 percent, averaging two offers per home
- Effective property tax rate: about 0.95 percent in King County
What Drives Sammamish Home Prices?
Several durable factors keep Sammamish home prices among the highest in King County. The first is schools. Eastlake and Skyline high schools both rank in the top dozen statewide, with proficiency scores close to double the state averages, and families pay a premium to live inside these boundaries.
The second factor is land. Sammamish covers about 24 square miles of largely built-out plateau, so steady demand meets limited new supply. The third is jobs. The plateau sits 15 to 25 minutes from the Eastside tech campuses in Redmond and Bellevue, and it carries one of the highest median household incomes of any sizable U.S. city, near $239,000.
Add Washington's lack of a state income tax, very low crime, and more than 600 acres of regional parkland at Soaring Eagle alone, and the result is a community buyers compete to enter. If you are weighing the lifestyle side, our guide on whether Sammamish is a good place to live covers schools, safety, and daily life.
Want a current price read on a specific Sammamish neighborhood? Our team can pull live listings and recent sales so you can see where the market sits for your budget. Reach out to The Van Pelt Group or call Luke at (206) 290-8233.
How Sammamish Home Prices Compare to the Eastside
The simplest way to place Sammamish home prices is against neighboring markets. Renton, where our team also works, has a citywide median near $700,000, less than half of Sammamish. Issaquah and Redmond sit closer but below it, while parts of Bellevue and Mercer Island run higher.
What buyers are really paying for is the combination of top-tier schools, low crime, abundant nature, and a short commute to Eastside jobs. That bundle is scarce, which is why values have held strong through multiple cycles. For families comparing where to land, our overview of the best Sammamish neighborhoods for families breaks down how each community fits different budgets.
Frequently Asked Questions
What is the median home price in Sammamish in 2026?
The median home price in Sammamish sits near $1.5 million in 2026, with Redfin and Zillow reporting figures between roughly $1.45 million and $1.6 million. Most sales land between about $1.2 million and $2 million, while older homes and townhomes start in the high $800,000s and luxury estates climb past $3 million.
Why are homes in Sammamish so expensive?
Sammamish home prices are high because top-ranked schools, very low crime, limited buildable land, and a short commute to Eastside tech campuses all concentrate demand on a largely built-out plateau. The city also has one of the highest median household incomes in the country near $239,000, and Washington has no state income tax, which keeps competition strong.
Are there any affordable homes in Sammamish?
The most attainable Sammamish homes are usually older single-family houses in established neighborhoods such as Sunny Hills, along with townhomes and smaller resale homes, which can start in the high $800,000s to low $1.2 millions. These give buyers the same top-rated schools and parks at a lower entry point, and our team can flag this inventory as it comes to market.
How fast do homes sell in Sammamish?
Sammamish homes typically go pending in about 28 days and sell at roughly 98 percent of list price, with an average of two offers per home. Well-priced homes in strong school boundaries can move faster, while luxury listings sometimes take longer. Limited inventory keeps the market competitive even when the broader region slows.
Do Sammamish home prices hold their value?
Sammamish has a strong long-term appreciation history, supported by limited land, sustained school demand, and a high-earning buyer base. Even during regional corrections, these factors tend to cushion values relative to other markets, and recent year-over-year changes have been modest rather than volatile.
What are property taxes on a Sammamish home?
The effective property tax rate in King County is about 0.95 percent, roughly $14,900 per year on a median-priced Sammamish home near $1.57 million. The rate sits below the national median, but the dollar amount is higher because of elevated home values. Many neighborhoods also carry monthly HOA fees from about $50 to $300 or more.
Ready to see what your budget buys in Sammamish in 2026? The Van Pelt Group has worked the Eastside for over 30 years and can match you with the right neighborhood and price tier for your family and commute. Call Luke at (206) 290-8233 or visit our contact page for a no-pressure look at current listings.