The Foothills Showdown
Two stunning communities in the Issaquah Alps foothills. One has an urban downtown with Costco HQ. The other is Washington's wealthiest pure residential city. Which one is right for you?
Issaquah
Vibrant downtown, Costco headquarters, Tiger Mountain trailheads, historic charm meets modern amenities
Sammamish
Pure residential elegance, Lake Sammamish access, Washington's highest income, spacious lots and new construction
By The Numbers
Quick Verdict: Who Should Choose Which?
Choose Issaquah If You...
- Want walkable downtown with shops, restaurants & events
- Prioritize hiking access to Tiger Mountain & Squak Mountain
- Work at Costco headquarters (minutes away!)
- Appreciate historic charm mixed with modern development
- Want easier I-90 commute access to Seattle/Bellevue
Choose Sammamish If You...
- Prioritize Lake Sammamish waterfront access
- Want larger lots and newer luxury construction
- Prefer a purely residential, quiet community
- Value top-tier neighbors (highest median income in WA)
- Love kayaking, paddleboarding & lake recreation
Experience the Foothills
From mountain peaks to lakeside serenity - discover what makes these communities special
Cost of Living Comparison
How does your budget stretch in each foothill community? Sammamish commands a premium, but Issaquah offers excellent value.
Home Prices by Type
Monthly Cost Breakdown
Issaquah Median Home
$1.35M
More variety: condos to estates
Sammamish Median Home
$1.65M
Larger lots, newer builds
You Save in Issaquah
$300K
On average home purchase
Outdoor Recreation Face-Off
Mountains or lakes? Both cities deliver world-class outdoor access in different ways.
Issaquah
Hiking & Trail Access
- Tiger Mountain: 80+ miles of trails, Poo Poo Point paragliding launch
- Squak Mountain: 12 miles of trails, less crowded
- Cougar Mountain: 36 miles of trails nearby
- Direct access: Trailheads within 5-10 min drive
Sammamish
Lake & Water Access
- Lake Sammamish State Park: 492 acres, swimming beaches
- Pine Lake: Quiet fishing and paddling
- Beaver Lake Park: Family-friendly swimming
- Water sports: Kayaking, paddleboarding, fishing
Neighborhood Tour
Explore the distinct neighborhoods in each community. Swipe to discover your perfect fit.
Issaquah Highlands
Master-planned community with trails, parks, and new construction. $1.3M-$2M homes with mountain views.
Downtown Issaquah
Historic charm meets walkability. Gilman Village shopping, Salmon Days festival. $900K-$1.4M for older homes.
Klahanie
Family-focused master-planned community with pools, sports courts, and excellent schools. $1.2M-$1.6M.
Sammamish Plateau
Premium addresses with views, large lots, and custom luxury homes. $1.8M-$3M+ for estate properties.
Talus
Newer development near Squak Mountain with townhomes and single-family. $800K-$1.5M, great for young families.
Pine Lake
Established neighborhood around Pine Lake with mature trees, waterfront homes, and quiet streets. $1.4M-$2.2M.
One District. Two Great Cities. Outstanding Schools.
Great news for families: both Issaquah and Sammamish are served by the Issaquah School District, consistently ranked among Washington's top 5. Your kids win either way.
Ranked in Washington
Issaquah SD consistently ranks in the top 5 statewide for academic excellence.
Graduation Rate
Well above state and national averages with strong college placement.
Excellent High Schools
Issaquah, Skyline, and Liberty High Schools all rank highly.
Notable Schools by City
Issaquah Schools
- Issaquah High School
- Skyline High School
- Pacific Cascade Middle School
- Issaquah Valley Elementary
Sammamish Schools
- Skyline High School
- Eastlake High School
- Beaver Lake Middle School
- Sunny Hills Elementary
Commute Times Compared
Issaquah's direct I-90 access gives it the edge for Seattle-bound commuters.
From Issaquah
- To Seattle (Downtown)25-40 min
- To Bellevue15-25 min
- To Redmond (Microsoft)15-20 min
- To Seattle (via I-90)Direct Access
From Sammamish
- To Seattle (Downtown)35-50 min
- To Bellevue20-30 min
- To Redmond (Microsoft)15-25 min
- To I-90+10-15 min
Best For Different Life Stages
Your ideal city depends on where you are in life. Here's our recommendation for each stage.
Young Professionals
Walkable downtown nightlife, more affordable condos, better commute access, and closer to the action. Issaquah Highlands townhomes are perfect for singles or couples.
Growing Families
Both excel here! Issaquah offers adventure (hiking) while Sammamish provides larger yards and lake fun. Same excellent school district either way.
Established Families
When budget allows, Sammamish's larger lots, newer homes, and prestigious addresses appeal to established families seeking space and status.
Outdoor Enthusiasts
If hiking is your passion, Issaquah is unbeatable. Tiger Mountain, Squak Mountain, and Cougar Mountain are all minutes away. Poo Poo Point for paragliders!
Water Recreation Lovers
Lake Sammamish, Pine Lake, and Beaver Lake offer swimming, kayaking, paddleboarding, and fishing. If water is your element, Sammamish delivers.
Active Retirees
Walkable downtown amenities, active senior center, Gilman Village shopping, and medical facilities nearby. Less driving required for daily errands.
Frequently Asked Questions
Everything you need to know about choosing between Issaquah and Sammamish
Both are exceptional for families, sharing the highly-rated Issaquah School District. Issaquah offers more urban amenities, walkable downtown areas, and immediate access to Tiger Mountain hiking. Sammamish provides a purely residential experience with larger lots, Lake Sammamish access, and Washington's highest median household income. Choose Issaquah for active adventure-seeking families; choose Sammamish for quiet luxury and lake-focused recreation.
Sammamish is generally 10-15% more expensive. Sammamish median home prices range from $1.5M-$1.8M compared to Issaquah's $1.2M-$1.5M. Sammamish commands a premium for larger lots, newer construction, and lake proximity. Issaquah offers more housing variety including condos, townhomes in Issaquah Highlands, and historic homes near downtown. Both benefit from Washington's no state income tax.
Issaquah wins decisively for hiking. It's the "Gateway to the Cascades" with Tiger Mountain State Forest offering 80+ miles of trails, including famous Poo Poo Point for paragliding. Squak Mountain and Cougar Mountain are also nearby. Sammamish excels in water recreation with Lake Sammamish State Park, Pine Lake, and Beaver Lake. Choose Issaquah for mountain adventures; Sammamish for lake activities.
Yes! Costco's global headquarters brings significant employment and economic activity to Issaquah. It creates jobs, supports local businesses, and contributes to the city's urban character. For Costco employees, Issaquah offers an ultra-short commute. The corporate presence adds to downtown vibrancy but also means more weekday traffic. Sammamish remains purely residential without major corporate campuses.
To Seattle: Issaquah 25-40 min via I-90; Sammamish 35-50 min (add 10-15 min to reach I-90). To Bellevue: Issaquah 15-25 min; Sammamish 20-30 min. Issaquah has the edge with direct I-90 access. Both benefit from park-and-ride facilities and future East Link Light Rail connections. Many residents work in Eastside tech hubs rather than Seattle.
Yes! Both cities are primarily served by the Issaquah School District, consistently ranked among Washington's top 5 districts. This means school quality is essentially equal regardless of which city you choose. Notable schools include Issaquah High, Skyline High, and Liberty High. The district is known for excellent STEM programs, competitive athletics, and high college placement rates.
Both are excellent, but Issaquah edges ahead for active retirees seeking walkable amenities. Downtown Issaquah and Gilman Village offer shopping, dining, and community events without driving. The Issaquah Senior Center is highly active. Sammamish is ideal for retirees prioritizing peace, space, and nature views. Lake access and quieter neighborhoods appeal to those seeking a serene retirement setting.
We'll Help You Get to the Foothills
Whether you choose Issaquah's downtown vibrancy or Sammamish's lakeside luxury, Next Phase Moving delivers white-glove service to your new mountain home.