Welcome to Sammamish, WA
Sammamish, Washington – Community Overview & Real Estate Guide
Set on Seattle’s Eastside in King County, Sammamish is known for its elevated residential lifestyle, top-rated schools, and access to both tech employment centers and outdoor recreation. The city pairs a polished suburban feel with lakefront beauty, evergreen parks, and thoughtfully planned neighborhoods—making it a consistent choice for buyers seeking long-term value, strong community infrastructure, and a quiet retreat near Bellevue and Redmond.
Overview of Sammamish, WA
Incorporated in 1999, Sammamish sits between Lake Sammamish and the Sammamish Plateau, offering a blend of established neighborhoods, newer developments, and preserved green space. Residents enjoy convenient connectivity to Bellevue, Redmond, and Issaquah, along with local amenities like Sammamish Commons, community events, and trail networks. Housing options range from modern townhomes and updated suburban residences to larger luxury homes in communities such as Sahalee and Trossachs, with premiums often tied to schools, privacy, and proximity to parks and the lake.
| Key Facts about Sammamish, WA | |
|---|---|
| Area | ~20 sq mi (city) |
| County | King County |
| Incorporated | 1999 |
| Population (recent est.) | ~65,000–70,000 |
| Notable Neighborhoods | Sahalee • Klahanie • Pine Lake • Beaver Lake • Inglewood • Trossachs |
| Signature Attractions | Sammamish Commons (city center) • Beaver Lake Park • Pine Lake Park • Soaring Eagle Regional Park • East Lake Sammamish Trail (nearby) • Lake Sammamish recreation |
| Main Roads | SR 202 • SR 900 • 228th Ave SE • East Lake Sammamish Pkwy SE • Nearby I-90 access via Issaquah |
From established luxury communities to newer residential enclaves, Sammamish delivers a high-quality Eastside lifestyle—defined by strong schools, green space, and enduring real estate demand.
Location & Connectivity in Sammamish
Sammamish is located on Seattle’s Eastside in King County, positioned between Bellevue, Redmond, Issaquah, and Lake Sammamish. The city is primarily residential, known for its elevated neighborhoods, strong school districts, and proximity to major employment hubs in the Puget Sound tech corridor.
Transportation in Sammamish is largely car-based, supported by well-maintained arterial roads and convenient access to regional highways. While Sammamish does not have direct light rail or commuter rail service, nearby park-and-ride options, bus routes, and highway connections provide efficient access to downtown Seattle, Bellevue, and Redmond.
| Connectivity & Transportation — Sammamish, WA | |
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| Location Overview | Eastside residential city located on the Sammamish Plateau between Lake Sammamish and Issaquah. Known for planned neighborhoods, parks, and proximity to Bellevue and Redmond. |
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*Peak commute times may vary
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| Parking | Residential properties typically include private driveways and garages. Public parking is available at parks, Sammamish Commons, and select commercial areas. |
| Walking & Cycling | Sammamish is pedestrian-friendly within neighborhoods and parks, with sidewalks, trails, and access to regional cycling routes. Trail connectivity is a major lifestyle feature. |
| Taxi & Ride Apps | Uber and Lyft operate throughout Sammamish, commonly used for local trips and regional connections. |
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| Accessibility & EV | Many public facilities and parks offer ADA accessibility. EV charging stations are available at select shopping centers, municipal areas, and throughout nearby Bellevue and Redmond. |
Sammamish offers a balance of residential privacy and regional connectivity—providing convenient access to Eastside employment centers while maintaining a quiet, park-oriented suburban environment.
Sammamish Real Estate Market Trends (2025)
Sammamish remains one of the Eastside’s most resilient and sought-after residential markets, driven by top-tier schools, proximity to major technology employers, and limited housing inventory. As of mid–late 2025, the median home sale price is approximately $1.75M–$1.85M, with a median price per square foot near $720. The market is dominated by single-family homes, while condos and townhomes remain scarce and competitive. Well-positioned properties often sell within a few weeks, particularly those near parks, schools, and established neighborhoods such as Pine Lake, Sahalee, and Trossachs.
| Property Type | Median Price (USD) | Price per Sq.Ft (USD) | Average Rent (USD/month) | Rental Yield |
|---|---|---|---|---|
| 2BR Condo / Townhome | $850,000 (est.) | $700 | $3,200 | 4.5% (est.) |
| 3BR Single-Family Home | $1,550,000 (est.) | $720 | $4,500 | 3.5% (est.) |
| 4BR Single-Family Home | $1,900,000 (est.) | $720 | $5,600 | 3.3% (est.) |
| Luxury / Lake-Adjacent Home | $2,500,000+ (est.) | $750+ | $7,000+ | 3.0% (est.) |
Methodology & Notes: Pricing and $/sq.ft. estimates are based on 2024–2025 Eastside market trends and recent Sammamish-area transactions. Rental figures reflect long-term leasing averages; short-term rentals are limited and regulated. Yield varies by property size, neighborhood, and proximity to schools, parks, and employment centers.
Lifestyle in Sammamish
Life in Sammamish blends an elevated suburban lifestyle with everyday access to Eastside employment centers and year-round outdoor recreation. Set on the Sammamish Plateau near Lake Sammamish, the city is known for strong schools, planned neighborhoods, parks, and a calm residential atmosphere—while remaining within an easy drive of Bellevue, Redmond, and Issaquah.
Location in Sammamish
Eastside residential city on the Sammamish Plateau, positioned between Bellevue, Redmond, and Issaquah with convenient access to Lake Sammamish.
Community in Sammamish
Family-oriented and community-driven, with planned neighborhoods, community events, and a strong focus on parks, schools, and quality of life.
Dining in Sammamish
Local dining includes cafés, casual restaurants, and neighborhood favorites, with broader destination dining a short drive away in Bellevue, Redmond, and Issaquah.
Education in Sammamish
Served primarily by the Lake Washington School District and Issaquah School District, both known for strong academics, extracurriculars, and STEM opportunities.
Housing in Sammamish
Primarily single-family homes with limited townhome/condo inventory. Premiums are influenced by school proximity, neighborhood reputation, and park or lake adjacency.
Transportation in Sammamish
Car-oriented commuting via SR 202 and SR 900, with access to I-90 and SR-520. Metro transit and nearby park-and-ride options support regional connections.
Climate in Sammamish
Pacific Northwest climate with mild, wet winters and warm, dry summers. Lake and forest surroundings support year-round outdoor recreation.
Amenities in Sammamish
Everyday services cluster near Sammamish Commons and neighborhood retail areas, with major shopping and healthcare easily accessible in nearby Bellevue and Redmond.
Demographics in Sammamish
Highly educated professional population with a strong family presence. Many residents work in tech and related fields across the Eastside and Seattle.
Pros in Sammamish
Top-rated schools, strong long-term demand, parks and trails, quiet neighborhoods, and convenient access to Bellevue/Redmond employment centers.
Cons in Sammamish
Premium pricing, limited inventory, car-dependent commuting, and fewer walkable commercial districts compared to nearby urban centers.
Outdoor Activities in Sammamish
Lake recreation, local parks (Beaver Lake, Pine Lake), trail systems, cycling routes, and nearby access to hiking and skiing throughout the Cascades.
Sammamish offers a high-quality Eastside lifestyle—defined by excellent schools, a park-forward setting, and long-term residential demand—while keeping Bellevue and Redmond within easy reach.
Amenities in Sammamish, WA
Sammamish offers a high-quality mix of everyday amenities and lifestyle conveniences, supported by nearby Eastside hubs. From healthcare and shopping to fitness, parks, and community facilities, residents enjoy a well-rounded environment designed for long-term livability and comfort.
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Hospitals & Clinics in Sammamish
Sammamish • Bellevue • RedmondWhile Sammamish itself is primarily residential, residents benefit from close proximity to some of the Eastside’s most respected healthcare systems and specialty clinics.- Overlake Medical Center — Bellevue
- EvergreenHealth Medical Center — Kirkland
- Kaiser Permanente Medical Center — Redmond
- Swedish Medical Center — Issaquah
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Shopping & Retail in Sammamish
Local Centers • Eastside DestinationsDaily essentials are conveniently located within Sammamish, while major retail and luxury shopping options are easily accessible in neighboring cities.- Sammamish Highlands Shopping Center
- Sammamish Commons retail area
- Bellevue Square & The Shops at The Bravern — Bellevue
- Redmond Town Center — Redmond
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Fitness & Recreation in Sammamish
Parks • Trails • Fitness StudiosSammamish places a strong emphasis on outdoor living, with abundant parks, lakes, and recreational facilities supporting an active lifestyle.- Sammamish Commons & Community YMCA
- Beaver Lake Park • Pine Lake Park
- Soaring Eagle Regional Park
- Lake Sammamish State Park (nearby)
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Community & Cultural Amenities
Events • Libraries • Family ServicesCommunity life in Sammamish is centered around family-friendly programming, civic spaces, and seasonal events that foster a strong sense of connection.- Sammamish Library (King County Library System)
- Sammamish Farmers Market
- City-hosted festivals and outdoor concerts
- Community sports leagues and youth programs
Schools & Preschools in Sammamish
Families in Sammamish are primarily served by two highly regarded public school systems: the Lake Washington School District (LWSD) and the Issaquah School District (ISD). Both districts are consistently ranked among the top in Washington State and are a major driver of long-term residential demand. Private, faith-based, and early-learning options further support a broad range of educational needs.
Schools in Sammamish emphasize college readiness, AP and honors coursework, STEM education, athletics, and arts enrichment. Attendance boundaries can vary by neighborhood, and families are encouraged to confirm zoning, transfers, and program availability directly with each district.
| School / Preschool | Type | Location | Highlights |
|---|---|---|---|
| Pine Lake Elementary | Public (K–5) — LWSD | Sammamish | Strong academic foundation, active PTA, and proximity to Pine Lake Park. |
| Discovery Elementary | Public (K–5) — LWSD | Sammamish | Emphasis on literacy, STEM enrichment, and community engagement. |
| Sunny Hills Elementary | Public (K–5) — ISD | Sammamish | High-performing elementary school serving southern Sammamish neighborhoods. |
| Inglewood Middle School | Public (6–8) — LWSD | Sammamish | Robust honors courses, athletics, and strong feeder patterns to Eastside high schools. |
| Skyline Middle School | Public (6–8) — ISD | Sammamish | College-prep focus with advanced math tracks and extracurricular offerings. |
| Eastlake High School | Public (9–12) — LWSD | Sammamish | Nationally recognized academics, extensive AP offerings, and competitive athletics. |
| Skyline High School | Public (9–12) — ISD | Sammamish | High academic performance, strong arts programs, and championship-level sports. |
| Eastside Catholic School | Private (6–12) | Nearby Sammamish Plateau | Faith-based college-prep with honors coursework, arts, and athletics. |
| Sammamish Montessori Schools | Private Preschool / K | Sammamish | Montessori-based early learning focused on independence and foundational skills. |
| YMCA & Community Preschools | Private / Nonprofit Preschool | Sammamish | Play-based and developmental programs with flexible schedules for families. |
Districts: Lake Washington School District (LWSD) and Issaquah School District (ISD). Tip: School boundaries and enrollment policies may change—always verify zoning, transfers, and admissions requirements directly with the school or district.
Investment Potential in Sammamish, WA
Sammamish is widely regarded as one of the Eastside’s most stable and high-performing residential real estate markets. Positioned near Lake Sammamish and surrounded by Bellevue, Redmond, and Issaquah, the city benefits from limited land availability, top-ranked school districts, and sustained demand from technology professionals. These fundamentals continue to support long-term appreciation, even during periods of broader market volatility.
As of 2024–2025, median single-family home prices in Sammamish hover around $1.75M–$1.85M, with lake-adjacent and luxury properties commanding significant premiums. Homes near Lake Sammamish, Pine Lake, and established communities such as Sahalee often attract multiple offers due to constrained inventory. Proximity to Microsoft (Redmond), Amazon (Bellevue), and other Eastside employers continues to anchor buyer demand.
| Market Segment | Median Price | YOY Change | Days on Market |
|---|---|---|---|
| Sammamish (Single-Family) | $1.80M | +6–7% | 10–20 days |
| Bellevue (Single-Family) | $1.85M+ | +10–13% | 14–18 days |
| Redmond Condos | $950K–$1.05M | +8–10% | 12–15 days |
| Lake-Adjacent Sammamish | $2.5M–$6M+ | +5–6% | 8–14 days |
Sammamish offers a compelling investment profile rooted in supply constraints, strong household incomes, and proximity to the Pacific Northwest’s largest employment centers. Properties that are well-located and well-maintained continue to attract competitive buyer interest and favorable pricing outcomes.
Key Investment Highlights:
- Consistently strong appreciation driven by limited inventory and school quality
- High-income, professional buyer base tied to Eastside tech employment
- Lake-adjacent and luxury homes command enduring premiums
- Low volatility relative to broader regional markets
- Favorable long-term outlook supported by infrastructure and employment growth
For investors seeking stability, appreciation, and demand durability, Sammamish stands out as a premier Eastside market. Whether focused on luxury single-family homes or limited-supply townhomes, the area continues to deliver reliable performance through changing market cycles.
Thinking About Moving to Sammamish?
Located on Seattle’s Eastside, Sammamish offers a lifestyle defined by top-tier schools, peaceful neighborhoods, and access to nature—while remaining closely connected to Bellevue, Redmond, and Issaquah. The city is known for its elevated residential setting, tree-lined streets, and a strong sense of community built around parks, trails, and family-friendly amenities.
Housing options are primarily single-family homes, with a smaller selection of townhomes and newer developments. Prices are influenced by school boundaries, neighborhood reputation, lot size, and proximity to parks or Lake Sammamish. Inventory is limited, which helps support long-term value and steady demand across market cycles.
Daily life in Sammamish centers on outdoor recreation and convenience. Residents enjoy local parks such as Pine Lake and Beaver Lake, community events at Sammamish Commons, and easy access to hiking, biking, and waterfront activities. Major shopping, dining, and healthcare options are a short drive away in nearby Eastside cities, making everyday living both quiet and connected.
With its blend of livability, school quality, and proximity to major employment hubs, Sammamish continues to attract buyers seeking long-term stability, a family-oriented environment, and a refined suburban lifestyle.
Explore Sammamish Real Estate →Frequently Asked Questions about Sammamish
- How much does it cost to live in Sammamish?
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- Townhomes & smaller homes: approximately $1.0M–$1.4M depending on age and location
- Single-family homes: roughly $1.5M–$2.2M in most established neighborhoods
- Luxury and lake-adjacent properties: $3M–$6M+, with limited inventory
Pricing reflects 2024–2025 Eastside market activity and varies by school boundary, lot size, and proximity to parks or Lake Sammamish. - Is Sammamish a good place for real estate investment?
- Sammamish is considered a strong long-term hold market due to limited housing supply, consistently high buyer demand, and top-ranked school districts. The area favors primary residences and long-term rentals rather than short-term rental strategies, supporting price stability over time.
- What is the rental market like in Sammamish?
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- Townhomes and smaller homes: approximately $3,200–$4,000 per month
- Mid-size single-family homes: approximately $4,200–$5,500 per month
Most rental demand comes from corporate relocations and families seeking access to Sammamish schools. - What types of homes are common in Sammamish?
- Sammamish is primarily composed of single-family neighborhoods, with a mix of traditional Northwest homes, newer planned communities, and select townhome developments. Large condo buildings are uncommon, preserving a low-density residential character.
- What makes Sammamish unique compared to other Eastside cities?
- Sammamish offers a quieter, more residential environment than Bellevue or Redmond, while still providing convenient access to major tech employment centers. The combination of excellent schools, green space, and community-focused planning sets it apart on the Eastside.
- How do residents commute, and which airports are nearby?
- Most residents commute by car via I-90, SR-202, and SR-18. Seattle-Tacoma International Airport (SEA) is the primary airport, typically 30–40 minutes away outside of peak traffic. Ride-share services are widely available.
- Which school districts serve Sammamish?
- Sammamish is served by the Lake Washington School District and Issaquah School District, both consistently ranked among the top districts in Washington. The area is known for strong academic performance, extracurricular programs, and modern facilities.
Sammamish combines residential calm, academic excellence, and long-term real estate stability—making it one of the Eastside’s most desirable places to live.
