Clyde Hill Vs. Bellevue: Price‑Per‑SF Patterns To Watch

Are you seeing Clyde Hill homes showing a much higher price per square foot than Bellevue and wondering what’s really going on? If you are pricing a sale, shopping for a home, or weighing an investment, that gap can feel confusing. In this guide, you’ll learn what’s driving those differences, how to compare apples to apples, and the patterns worth watching next. Let’s dive in.

Key takeaway: mix and size drive the gap

Clyde Hill typically reports higher $/SF than Bellevue citywide. That is mainly because Clyde Hill is almost entirely single-family luxury housing on larger lots with frequent view premiums, while Bellevue is a bigger, mixed market that includes condos and townhomes. Clyde Hill’s small number of monthly sales also makes $/SF readings volatile.

Clyde Hill’s city character helps explain the premium. The community has long emphasized larger lots and very limited land supply, which pushes more land value into each sale’s price per square foot. You can read more background on Clyde Hill’s development and lot-size norms in this local profile from HistoryLink.

• Clyde Hill overview: small city, roughly 3,100 residents and predominantly single-family housing. See a concise city profile on Wikipedia for context.
• Bellevue overview: much larger city, about 154,000 residents, with a mix of condos, townhomes, and single-family neighborhoods. See U.S. Census QuickFacts for current population estimates.

According to multiple consumer market summaries for mid 2024 to 2025, Clyde Hill’s median $/SF often shows around 1,000 to 1,200 dollars. Bellevue citywide typically ranges around 650 to 930 dollars depending on neighborhood mix and whether condos are included. The difference narrows when you compare Clyde Hill to Bellevue’s premium single-family areas near the lake and parks rather than to Bellevue as a whole.

What $/SF really means

Price per square foot is a quick ratio. It divides the sold price by the interior square footage. It is helpful for rough comparisons inside the same property type and location, but it can mislead across different housing types or unique lots.

• $/SF does not value the land separately. Larger or view lots push $/SF higher even if the interior size is similar.
• Condos vs single-family are not comparable. Different amenities, HOAs, and space types make cross-type comparisons noisy.
• Smaller markets swing more. A few luxury sales can move Clyde Hill’s median a lot in a single month.
• For a deeper take on why segmented comparisons work better than raw averages, see this overview of hedonic pricing methods.

How to compare apples to apples

Use a simple framework to avoid misleading conclusions.

1. Match property type. Compare Clyde Hill single-family to Bellevue single-family in the same tier. Avoid mixing condos with houses.
2. Match submarkets. Use nearby Bellevue areas with similar lot, view, and build quality. West Bellevue, Bridle Trails, and Somerset are better comps than Bellevue citywide.
3. Match time windows. For Clyde Hill, use 12-month medians to smooth volatility. For Bellevue, 3 to 6 months can work, but match the window across both.
4. Check sample size. If Clyde Hill has only a handful of closings in a period, expect big swings in $/SF. Note the count alongside the medians.
5. Adjust for features. Compare by age range, bedroom count, renovation level, and view status. Hedonic or stratified approaches provide better signals when available.

Recent patterns to watch

Clyde Hill snapshot

Recent consumer market summaries in mid 2024 to 2025 commonly show Clyde Hill medians around 1,000 to 1,200 dollars per square foot. New luxury builds, major remodels, and view properties can sit well above the median and can shift the median when volume is low. One or two high-end closings in a short window can move the monthly median by double digits.

Bellevue snapshot

Bellevue’s citywide medians often fall around 650 to 930 dollars per square foot in 2024 to 2025 summaries. That range reflects a mix of condos, townhomes, and single-family homes. Within Bellevue, premium single-family neighborhoods near the lake and parks frequently overlap the lower-to-mid end of the Clyde Hill band, which shows how location and quality matter more than the city label.

Why the overlap matters

When you compare Clyde Hill’s single-family to Bellevue’s top single-family areas, the gap narrows. The lesson is simple. If you are pricing a Clyde Hill home, use nearby West Bellevue or Bridle Trails single-family comps with similar lot size, view, and build year. If you are buying in Bellevue and targeting a Clyde Hill feel, focus on those same submarkets and compare like with like.

Market forces influencing $/SF

Several broader forces shape what happens next with price per square foot.

• Interest rates and affordability. Higher rates reduce purchasing power and can compress $/SF, especially outside the ultra-luxury tier. See this overview on affordability trends and home size from Investopedia.
• Transit access. East Link’s staged openings started on the Eastside in 2024, with the full lake crossing to Seattle expected later. See Sound Transit’s South Bellevue Station page for current progress, and this Axios update on the wider timing. Transit changes can shift demand within Bellevue neighborhoods.
• Jobs and the office market. Bellevue remains a major Eastside job center. New leases from tech and AI firms can support demand, while vacancy or consolidation can cool some segments. See coverage in The Wall Street Journal for context on the Bellevue office environment.
• Supply and new luxury builds. Limited inventory supports $/SF. A burst of new luxury listings can temporarily spread demand and moderate $/SF for existing stock.

For Clyde Hill sellers

• Price with the right comps. Prioritize recent sales with similar lot size, view, and build or remodel year. Show buyers how your land and view position justify the premium.
• Expect volatility. A few luxury sales can move the median quickly. Anchor your pricing in a 12-month view, then adjust for current competition.
• Market the land and lifestyle. Drone media, video, and a clear amenities story help buyers perceive the full value. Compass Concierge can support strategic pre-listing improvements to maximize your net.

For Bellevue buyers

• Start with submarkets. If you want a Clyde Hill experience without the exact Clyde Hill price, aim at West Bellevue or Bridle Trails single-family and match on lot and view.
• Use $/SF as a filter, not a verdict. Confirm value by looking at lot utility, renovation quality, and long-term potential, not just the ratio.
• Watch transit and jobs. New transit access and employer moves can shift the most competitive blocks within Bellevue.

If you want a clear, data-backed pricing or acquisition plan tailored to your address and goals, reach out to Josiah Willis. You will get rigorous valuation, neighborhood-level comp work, and a marketing or offer strategy built to win.

FAQs

Is Clyde Hill more expensive per square foot than Bellevue citywide?

• Yes on average. The gap shrinks when you compare Clyde Hill to similar single-family areas in Bellevue and use the same time window and data filters.

Why does Clyde Hill’s $/SF move so much month to month?

• The city has very few sales in a typical month. One or two high-end, view, or new-build closings can shift the median significantly.

How should I compare a Clyde Hill listing to Bellevue comps?

• Match single-family to single-family, then align lot size, view, build year or renovation level, and use 12-month medians to smooth noise.

Can $/SF alone predict future price performance?

• No. Treat $/SF as an output. Pair it with inventory trends, interest rates, transit access changes, and local employment signals.

What local factors could change $/SF in 2025 and 2026?

• East Link’s full opening schedule, shifts in tech and AI office leasing, rate movements, and the pace of luxury new construction can all influence near-term $/SF.