Moving From the Bay Area to Seattle's Eastside: 7 Things to Know Before You Buy (2026)

Most of my clients from the Bay Area arrive ready for the rain. Fewer are ready for how differently the home purchase works here.

The taxes are different. Offers work differently. Even the inspection asks different questions. If you are moving from San Francisco, the Peninsula or San Jose to Kirkland, Bellevue or Redmond, here are the seven things I walk every relocating client through before they fly in.

1. The taxes work differently, not just lower

Washington has no state income tax on wages today. For many Bay Area families, that is the first reason they look at the Eastside. But the home sale itself is taxed in a way California sellers are not used to.

Sellers pay a graduated real estate excise tax (REET). The state rate goes up in steps with the sale price. For sales through December 31, 2026, it is:

Cities add their own local rate on top. On January 1, 2027, the price steps move up slightly ($551,000, $1,551,000 and $3,051,000), and the rates stay the same. On a $2.5M Eastside sale, the state portion alone is roughly $45,000, so it belongs in your net sheet from day one.

Your home sale is exempt from the state capital gains tax. Washington taxes long-term capital gains at 7%, and 9.9% above $1M. Real estate sales are exempt, so this tax matters for your stock and RSUs, not your house.

Watch one change if you are a high earner. A new 9.9% tax on income above $1 million is scheduled for January 1, 2028. It is also the subject of a ballot measure and a court challenge, so the final picture may change. If your income is in that range, talk to your CPA before you time a move or a stock sale.

Tax figures are general information, not tax advice. Please confirm your numbers with a CPA.

2. Bidding-war habits can work against you

In much of the Bay Area, buyers learned to offer far over asking, waive everything and hope. The Eastside this fall is a different market.

In September, Bellevue homes sold at about 95.3% of their original list price. That means many sellers adjusted their price before they sold. There is more inventory, more time to decide and more room to ask for repairs or credits.

That does not mean every home is a deal. Well-priced homes in the right neighborhoods still move in the first week or two. The skill is knowing which kind of home you are looking at, and writing the offer to match.

Market data: North End Homes, October 15, 2026 (September data).

3. Pick the commute before you pick the house

From far away, Kirkland, Bellevue, Redmond and Mercer Island can look like one place. They live very differently once you are here.

• Kirkland: a waterfront downtown on Lake Washington, with neighborhoods like Houghton, Moss Bay and Juanita.
• Bellevue: a walkable downtown with high-rise living, plus quieter areas like Bridle Trails and Somerset.
• Redmond: close to the Microsoft campus, with newer homes and a more relaxed pace.
• Mercer Island: an island between Seattle and Bellevue, with private streets and lake views.

The two bridges, SR 520 and I-90, shape daily life here. A home 15 minutes away on a Sunday can be 40 minutes away at 8 a.m. on a Tuesday. Before you commit to a neighborhood, test the drive to your office at rush hour, on a weekday.

4. Waterfront is priced by the foot

On Lake Washington, buyers and appraisers look closely at the feet of shoreline a home has, not only its square footage. Two homes of the same size can be far apart in price because one has 50 feet of frontage and the other has 100.

The type of lot matters too. A low-bank lot sits close to the water, with easy access for swimming and boats. A high-bank lot sits above the water, often with bigger views but stairs or a path down. They are different products, and they appeal to different buyers.

Each city also has its own shoreline rules for docks, bulkheads and how close you can build to the water. If you plan to add a dock or remodel near the shore, we check those rules before you make an offer, not after.

5. Inspect the house the way the rain will

Listing photos are taken in July. You will live in the house in November. In the Bay Area, inspections often focus on foundations and earthquakes. Here, water is the bigger question.

On every tour, I ask my clients to check four things:

1. Roof and gutters: age, moss and where the water goes.
2. Drainage: water should move away from the house, not sit by the foundation or on the patio.
3. Overhangs and covered space: deep eaves protect windows and doors, and a covered patio lets you use the yard most of the year.
4. Signs of moisture: gray marks or cupped boards near doors and windows.

If you can, tour on a rainy day. A wet afternoon shows you things a sunny listing photo never will.

6. Plan the school calendar with the home search

For families, the school year often sets the moving date. Public school assignment is based on your home address, so the boundary can decide which homes are worth touring at all.

The main public school districts on the Eastside are:

• Lake Washington School District (Kirkland, Redmond, Sammamish)
• Bellevue School District
• Mercer Island School District
• Issaquah School District

Always confirm the boundary for a specific address directly with the district. If you are considering private schools, many applications close in the winter for the next school year, so start early.

7. Buying from out of state takes a plan, not more trips

Many relocating buyers still live in California while they buy. A clear timeline keeps the move calm:

1. Strategy call: we agree on your budget, commute, schools and must-haves.
2. Financing: get fully underwritten with a lender, not just pre-qualified, so your offer is strong.
3. Shortlist and video tours: I tour first and send honest video walk-throughs, including what the photos don't show.
4. One focused visit: you fly in for two or three days to see the top homes and test the commute.
5. Offer and inspection: we negotiate, inspect and review every report together.
6. Remote closing: in many cases, you can sign remotely and pick up the keys when you arrive.

If you are also selling in the Bay Area, I coordinate with your California agent so your move-out and move-in dates line up.

Ready to plan your move?

The move from the Bay Area to the Eastside is one I love helping with, and the families who plan early have the calmest moves. Know the taxes, the market and the commute before you fly in, and the rest gets much easier.

Book Your Buyer Strategy Session: a free call to talk through your timeline, budget and neighborhoods. You can also ask me for my Eastside Relocation Guide.

Every detail, anticipated.

Amanda Aguiar, REALTOR® | Luxury Broker, eXp Realty

Equal Housing Opportunity.

Sources

• Washington DOR: REET selling price thresholds, 2023–2026
• Beresford Booth: 2027 REET threshold changes
• Brighton Jones: Washington capital gains tax FAQ
• The Startup Law Blog: Washington capital gains and 2028 income tax
• North End Homes market report, October 15, 2026 (September data)