Kirkland,
Washington
Where waterfront living meets Pacific Northwest charm. Your complete guide to relocating to the Eastside's most beloved lakeside community.
Kirkland by the Numbers
Living in Kirkland
Kirkland occupies a special place on Seattle's Eastside. While neighboring Bellevue has grown into a gleaming metropolis of high-rises, Kirkland has deliberately preserved its small-town waterfront character while quietly becoming one of the region's most desirable addresses.
The city's defining feature is its remarkable relationship with Lake Washington. Unlike most Eastside communities where the lake is glimpsed from a distance, Kirkland embraces it directly. The walkable downtown spills right onto the waterfront, where residents stroll along beaches, dine with water views, and watch seaplanes land at Carillon Point.
Google chose Kirkland for its massive Puget Sound campus. The Seahawks train here. Craft breweries have flourished. Yet somehow, the city maintains a genuine neighborhood feel that bigger cities have lost.
Cost of Living
Kirkland is expensive by national standards but offers compelling value compared to neighboring Bellevue. The median home price of approximately $1.2 million is significant, yet it's roughly $300,000 less than Bellevue while offering superior waterfront access and a more intimate community feel.
Washington's lack of state income tax provides meaningful savings for higher earners. Combined with median household incomes around $145,000, many families find Kirkland financially manageable despite the high housing costs.
| Expense Category | Monthly Cost |
|---|---|
| 2-Bedroom Apartment | $2,500 - $3,200 |
| Utilities (Electric, Gas, Water) | $150 - $200 |
| Groceries (2 people) | $550 - $750 |
| Transportation | $180 - $350 |
| Healthcare | $200 - $400 |
| Entertainment | $200 - $400 |
Kirkland Neighborhoods
Each neighborhood offers a distinct character, from walkable waterfront living to wooded suburban retreats.
Downtown Kirkland
$800K - $2.5M
The vibrant heart of Kirkland with direct waterfront access. Walkable streets lined with galleries, restaurants, and boutiques. Premium condos and charming older homes. Perfect for those who want urban energy with small-town warmth.
Juanita
$900K - $1.8M
Family favorite with excellent schools and Juanita Beach Park. A strong sense of community, local shops, and easier parking than downtown. Highly rated Juanita Elementary and Juanita High School draw families seeking top education.
Totem Lake
$650K - $1.3M
Kirkland's most affordable neighborhood with excellent retail at Totem Lake Mall and Village at Totem Lake. Easy freeway access via I-405. More suburban feel with newer townhomes and apartments. Great entry point for first-time buyers.
Houghton
$1M - $2.2M
Charming established neighborhood between downtown and Bellevue. Tree-lined streets with mid-century and newer homes. Carillon Point waterfront access. Quiet, residential feel while still walkable to amenities. Popular with young families.
Finn Hill
$800K - $1.6M
Wooded, hilly terrain with larger lots and more privacy. Many homes feature Cascade mountain views. Strong community identity with local parks and trails. Excellent for those seeking space and nature without leaving city limits.
Bridle Trails
$1.5M - $4M+
Estate-style living adjacent to 482-acre Bridle Trails State Park. Many properties accommodate horses with direct trail access. Multi-acre lots, mature trees, and rural character. Shared with Bellevue. Ultimate Pacific Northwest privacy.
"Kirkland feels like a secret that 93,000 people are in on. Urban enough to walk everywhere, small enough that your barista knows your order."
- Long-time Houghton Resident
Kirkland Schools
Kirkland is served by the Lake Washington School District, one of Washington's largest and highest-performing districts. The district serves over 33,000 students across Kirkland, Redmond, and Sammamish with a strong emphasis on academic excellence and innovation.
Math and reading proficiency rates consistently exceed state averages. The district offers International Baccalaureate programs, advanced placement courses, and robust STEM education aligned with the region's tech industry.
Top-Rated Schools
Commute Times
Kirkland's commute reality depends heavily on your destination. The SR-520 bridge provides the primary route to Seattle, while I-405 connects to Bellevue and points south. During rush hour, traffic can be challenging, but the city's location offers multiple route options.
Unlike Bellevue and Redmond, Kirkland is not directly served by Link Light Rail. However, several bus routes connect to transit hubs, and many residents appreciate that the absence of light rail has helped preserve the city's character.
SR-520 tolls: $2.25 - $6.00 depending on time of day
Things to Do
Waterfront
- Marina Park Beach
- Juanita Beach Park
- Carillon Point
- Marsh Park
- Houghton Beach Park
Dining
- Cafe Juanita (Fine Dining)
- Bottle & Bull
- Ristorante Paradiso
- Beach House Bar
- Sirena Gelato
Breweries
- Chainline Brewing
- Triplehorn Brewing
- Reuben's Brews
- The Growler Guys
- Flatstick Pub
Outdoors
- Bridle Trails State Park
- Cross Kirkland Corridor
- Saint Edward State Park
- O.O. Denny Park
- Juanita Bay Park
Pros and Cons
Advantages
- Exceptional waterfront access and beaches
- Walkable downtown with character
- Strong sense of community
- Excellent schools (Lake Washington SD)
- Thriving brewery and restaurant scene
- Proximity to tech employers (Google, etc.)
- More affordable than Bellevue
- No state income tax
Considerations
- High cost of living / housing prices
- No direct light rail access
- SR-520 traffic and tolls
- Limited parking downtown
- Gray, rainy winters
- Competitive school enrollment
- Tourism crowds in summer
- Rising density changing character
FAQs
Planning Your Move to Kirkland?
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