Washington State Licensed and Certified Appraisers serving the greater Puget Sound area.
Yarrow Point is an incorporated city of roughly 1,000 people that exists exclusively as a residential community — there is no commercial activity, no rental housing, no through traffic. Every property is estate-class single-family residential, and the city's position on a Lake Washington peninsula gives virtually every home either direct water frontage or water views. Median sale prices consistently exceed $4 million, and waterfront properties regularly trade above $10 million.
The market is defined by scarcity. Yarrow Point is not growing — zoning and geography prevent it. The supply of homes is essentially fixed, which means price appreciation is driven by income-driven demand from tech executives and other high-wealth buyers rather than by new construction cycles. That dynamic makes Yarrow Point values more stable than most King County sub-markets but also harder to appraise due to limited comparable sales.
AppraisalMS appraises properties in Yarrow Point for purchase, estate administration, trust management, and litigation purposes. Our familiarity with the full points-cities market — Yarrow Point, Hunts Point, Medina, Clyde Hill, and Evergreen Point — means we approach every Yarrow Point assignment with the full regional comp universe already organized and current.
Yarrow Point is a single residential community of roughly 1,000 residents on a Lake Washington peninsula between Clyde Hill and Hunts Point. The entire city is large-lot single-family residential, oriented toward lake views or waterfront access. Like its neighbor cities, Yarrow Point has no commercial development and exists specifically to maintain the low-density, residential character of the peninsula. Sales here are infrequent enough that every assignment requires cross-city comp analysis.
Yarrow Point's southern boundary connects to Medina, and the two cities share a buyer profile that is essentially identical. Sales from Medina waterfront are among the most relevant comparables available for Yarrow Point waterfront properties, and vice versa. Appraisers who restrict comp searches to single city boundaries in this part of the market will consistently produce unreliable analyses.
Hunts Point borders Yarrow Point to the east, completing the trio of peninsula cities between Medina and the Kirkland border. Cross-city sales among Yarrow Point, Hunts Point, and Medina are the foundation of any appraisal analysis in this corridor, regardless of which city the subject property is in.
Clyde Hill sits directly west of Yarrow Point and provides a non-waterfront luxury comp pool for Yarrow Point interior properties. When a Yarrow Point home lacks direct lake frontage, the most comparable sales are often in Clyde Hill rather than in waterfront-heavy Medina or Hunts Point.
The approach to Yarrow Point through East Bellevue is one of the sharpest value transitions on the Eastside. A few hundred feet separates Bellevue suburban product from the Yarrow Point estate market, and the price differential is enormous. That boundary matters for appraisal purposes because it defines the absolute outer limit of the relevant comp pool.
Yarrow Bay, on Yarrow Point's southern edge, offers some of the city's most desirable waterfront positions — a protected bay location with views south across Lake Washington to Bellevue's skyline. Properties fronting Yarrow Bay command premiums over open-water Lake Washington properties of similar size, reflecting the bay's calm water and the view orientation.
Lake Washington frontage is the dominant value driver, and within the waterfront tier, Yarrow Bay properties command a premium for their protected bay location and Bellevue-skyline view orientation. Lot size is the secondary driver, as the large-lot zoning that defines all of Yarrow Point means land itself carries substantial independent value even for interior parcels. The city's incorporated status — maintaining residential-only development in perpetuity — is embedded in every sale price as a structural premium.
Anthony's Homeport Kirkland, with 4.5 stars and one of the strongest review volumes of any Kirkland waterfront restaurant, sits minutes from Yarrow Point on the Lake Washington shore. Waterfront dining access is part of the daily lifestyle equation for Yarrow Point residents, and Anthony's consistent ratings reflect a restaurant that the points-cities community has made a regular destination — the kind of anchoring institution that reinforces residential desirability for an entire waterfront corridor.
AppraisalMS provides purchase appraisals, estate appraisals, trust and divorce appraisals, and litigation-support appraisals in Yarrow Point. We work every property type in the city from Yarrow Bay waterfront estates to interior lots requiring Clyde Hill cross-boundary analysis. Our depth of experience in the points-cities luxury corridor means our Yarrow Point appraisals are built on the most current and relevant comp data available, regardless of which jurisdiction those comps fall in.
AppraisalMS delivers accurate, defensible residential appraisals across the greater Puget Sound. Serving Yarrow Point and surrounding communities.
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