Washington State Licensed and Certified Appraisers serving the greater Puget Sound area.
Medina is one of the wealthiest municipalities in the United States by per-capita income, and its real estate market reflects that. The city has fewer than 3,500 residents, no commercial development, and a Lake Washington shoreline that has hosted the primary residences of some of the country's wealthiest individuals. Median prices for waterfront properties are measured in eight figures; interior lots trade in the $3–$8 million range. This is not a market with normal comp volumes.
The scarcity of transactions is the central appraisal challenge in Medina. In a given year, there may be fewer than 25–30 arm's-length sales in the entire city, which means appraisers must routinely expand their search to Clyde Hill, Yarrow Point, Evergreen Point, and comparable West Bellevue properties to assemble adequate comp support. Knowing which of those cross-city sales are genuinely comparable — and which only look comparable on paper — requires market-specific experience.
AppraisalMS handles Medina appraisals for estate administration, trust valuation, purchase transactions, and litigation support. We maintain current data across all of the points cities and understand the precise relationship between Medina waterfront, Medina interior, and the adjacent markets in Clyde Hill and Evergreen Point. Assignments in this city require appraisers who have done many of them before.
Medina's Lake Washington waterfront is among the most expensive residential real estate in Washington state. Properties with private docks on the lake's Eastside shore have traded above $20 million, and the historic presence of Bill Gates' and Jeff Bezos' former compounds has permanently anchored buyer expectations about this stretch of water. Appraisers here work with a comp pool that is national in scope — buyers and sellers compare Medina waterfront to Lake Geneva, Hamptons waterfront, and similar ultra-luxury markets.
Medina's eastern edge borders West Bellevue, and properties near that boundary share many characteristics with Clyde Hill and upper West Bellevue — large lots, low density, very high land values. The Medina incorporation premium is real: city services are minimal by design, the police department is exclusively residential in focus, and the buffer from Bellevue's commercial activity is intentional and valued.
The Clyde Hill–Medina boundary along NE 24th Street is one of the most expensive street-level transitions in King County. Properties on either side are comparable in character but carry distinct city identities. For appraisal purposes, cross-boundary comps are essential — the cities are too small and the transactions too infrequent to restrict comp selection to a single city's data.
Yarrow Point adjoins Medina at the northern end of the Medina peninsula, creating a continuous luxury corridor where buyers and brokers routinely treat the three points cities as a single market. Properties near Yarrow Bay share lake exposure characteristics with Medina waterfront and require the same frontage-analysis methodology.
Evergreen Point is a separate very small incorporated city immediately north of Medina, with fewer than 400 residents and a similar ultra-luxury character. Its sales are among the most relevant comps available for Medina properties, and an appraiser unfamiliar with the points cities geography will miss them. Evergreen Point Road along the Lake Washington shore produces some of the highest-value sales in King County.
Not every property in Medina has direct lake frontage — interior lots on streets like Overlake Drive West and NE 12th Street still command prices well above $3 million for the land alone. The entire city benefits from the Medina address's identity and the residential-only, low-traffic character that the city's small size and zoning preserve. Interior Medina properties are appraised against each other and against comparable Clyde Hill and West Bellevue sales.
Lake Washington waterfront is the defining value anchor in Medina, and the per-foot premium for frontage here is among the highest in the Pacific Northwest. Private dock rights, water depth for moorage, eastern orientation for morning light, and direct view across to Seattle all independently affect value within what is already an elite price tier. The Medina Beach Park and the city's private, residential-only streets create the quiet character that waterfront buyers at this price level specifically seek.
The Lakehouse by John Howie at Bellevue's Hotel 116 — holding 4.5-plus stars with substantial review volume — represents the caliber of fine dining that Medina residents access minutes from their homes. The concentration of high-end dining along the 116th Avenue NE corridor in adjacent Bellevue reflects the income density of the residential communities that surround it, Medina included. Where the restaurateurs of John Howie's caliber invest, the neighborhood income base has already arrived.
AppraisalMS provides estate appraisals, purchase appraisals, and litigation-support appraisals in Medina. We handle Lake Washington waterfront properties requiring private-dock analysis and frontage-premium support, interior Medina estates, and cross-city assignments where comparable sales from Clyde Hill, Yarrow Point, and Evergreen Point must be integrated into a single defensible analysis. Our experience at the ultra-luxury tier means we understand how to bracket $10M-plus properties in a thin market.
AppraisalMS delivers accurate, defensible residential appraisals across the greater Puget Sound. Serving Medina and surrounding communities.
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